Date: Fri 24-Jan-1997

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-NNC-regulation-amendments

Full Text:

Regulation Changes Proposed by Neighborhood Coalition Are Rejected

Regulation Changes Proposed By Neighborhood Coalition Are Rejected

BY ANDREW GOROSKO

The Planning and Zoning Commission (P&Z) has turned down proposed land use

regulation changes that were recommended by the Newtown Neighborhoods

Coalition (NNC) as ways to decrease residential construction densities and

preserve quality land as open space.

P&Z members rejected the proposed changes at a January 16 session, following a

December public hearing attended by about 200 people at which the NNC

suggestions drew mixed reviews.

The coalition's basic proposals involved:

Eliminating construction on residential back lots, or interior lots, unless

special permission is granted.

Reducing the number of houses allowed on new dead end streets from the current

15 to 4, and limiting such streets to 750-foot lengths.

Requiring that a minimum 10 percent of "quality" land be set aside as open

space land within new residential subdivisions. Unbuildable land and wetlands

would be excluded as open space.

Concerning the proposal to greatly restrict house construction on rear lots,

P&Z member Heidi Winslow said comments made at the public hearing indicated

such a change could create serious developmental problems. Allowing rear lots

isn't necessarily a bad idea, she said, adding that having rear lots can

reduce the amount of road construction needed to create an equal number of

frontage lots in a given area.

P&Z allows developers to create one rear lot for every two lots they have with

conventional road frontage.

Developers who spoke at the public hearing told P&Z members that changing the

rear lot regulations would not result in decreased construction densities, she

noted.

P&Z member Thomas Paisley said he does not consider the presence of rear lots

to be a problem, also noting their effect on the length of streets.

Of the NNC proposal, P&Z member Stephen Koch said, "It seems to me to be a

rather broad change."

P&Z Chairman John DeFilippe said he is "uncomfortable" about the rear lot

proposal. P&Z members are considering various ways to limit potential

construction densities, he noted. Houses which would be served by long

driveways extending to rear lots would instead be served by roads if the NNC

proposal were approved, he said.

P&Z members then voted down the proposal.

Dead End Streets

P&Z member Daniel Fogliano spoke highly of the NNC's proposal to limit to four

the number of houses on new dead end streets. P&Z currently allows 15 houses

on such streets.

"It does follow the route we are going to take in reducing density," Mr

Fogliano said of the NNC proposal.

But by limiting dead end streets to a maximum of four houses, added roadways

would built by developers to maintain construction densities, Mr Paisley

pointed out.

Mr DeFilippe agreed and suggested the number of houses on dead ends be limited

to 12.

When a vote on the four-house maximum eventually was taken, Mr Fogliano

supported a four-house limit. Voting against it were Mr DeFilippe, Mr Paisley,

Ms Winslow and Daniel Rosenthal.

Open Space

In its open space proposal, NNC wanted developers to donate at least 10

percent of the land at a residential development site to the town in the form

of open space. NNC stipulated the land to be of "buildable" quality, not

wetlands, which are commonly donated as open space. The group wanted quality

land donated to make it valuable for recreation.

In a discussion on the proposal, Ms Winslow said a variety of land types are

necessary for open space. The town's plan of development recommends the

creation of greenbelts in riverine areas, she noted.

The town should not restrict itself to accepting only open space land of

sufficient quality for house construction or recreation, she said.

The proposed Avalon residential subdivision off High Bridge Road would be a

good place to preserve wetlands as open space, she said.

The proposal submitted by the NNC needs some refinement, but it creates a good

place to start in terms of improving town open space rules, Mr Fogliano said.

He termed the proposal "a great step in the right direction."

Mr DeFilippe said he likes the proposed open space rule change, noting he is

tired of getting rock ledge and wetland areas as open space parcels. But, he

asked, how is "unbuildable" defined? The NNC proposal needs refinement, he

said.

Improving the town's open space regulations is on P&Z's agenda for change,

according to the P&Z chairman. NNC's proposed rule changes have given P&Z a

good place to start in making some changes in the coming months, Mr DeFilippe

said.

In the vote on NNC's open space proposal, Mr Fogliano voted in favor. Voting

against it were Mr DeFilippe, Mr Paisley, Ms Winslow and Mr Rosenthal.

After his organization's proposals were voted down, NNC member Eric Roundy

urged the commission to expedite its own plans to revise the regulations.

"We think they ought to do it in a very timely fashion. We've waited long

enough."