Date: Fri 29-Aug-1997

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Sand-Hill-Plaza

Full Text:

P&Z Points To Flaws In Sand Hill Expansion Plan

BY ANDREW GOROSKO

Planning and Zoning Commission (P&Z) members have told the applicants for an

expansion of Sand Hill Plaza their application lacks various technical

information which is required by the town's zoning regulations.

Applicant R2D Corp of Hartford is seeking approval to construct a

6,000-square-foot freestanding building in the plaza's parking lot east of the

General Nutrition Center and south of the so-called mini mall.

In a report to P&Z members, Town Engineer Ronald Bolmer noted the application

lacks a variety of technical information which is required when applications

for special exceptions to the zoning regulations are reviewed. Due to that

lack of information, the town engineer recommended against approving the

proposal.

Engineer Larry Marsiglio of Barakos-Landino Design Group of Hamden,

representing the applicant, told P&Z members at an August 21 public hearing

that the proposed store is anticipated to be used as a video rental outlet. He

noted that several potential tenants are interested in the space, and that no

contract has been signed for its occupancy. The eventual use of the proposed

building is not yet known, he said.

To replace some of the plaza parking spaces which would be lost when a store

is built atop the parking lot, the applicant proposes creating new parking

spaces east of the plaza's "mini mall" which formerly held Duchess of Newtown,

Picaso Restaurant and Superstar Sports.

A lack of convenient parking has economically hurt the mini mall, Mr Marsiglio

said. To achieve added parking there, the applicant would remove a landscaped

area and replace it with paved parking spaces.

Constructing the proposed 6,000-square-foot retail building and creating

parking spaces near the mini mall would take several months to accomplish, Mr

Marsigilio said.

The changes would result in a net decrease in parking spaces at the plaza from

1,065 to 1,044, he said. Although the net number of parking spaces would

decrease, there would still be sufficient parking, Mr Marsiglio said.

If the proposed 6,000-square-foot store is built, the gross floor space at the

plaza would increase to 186,375 square feet, he said.

Planner Eve Barakos-Landino, representing the applicant, said there would be

more than adequate parking remaining at the plaza after a new

6,000-square-foot building is built. The traffic "level of service" would

remain the same at the plaza, she said.

In June 1995, the P&Z approved the former plaza owners' proposal to construct

a 21,450-square-foot addition to the north end of the plaza building, behind

the area which now houses TJ Maxx. Mr Marsiglio noted the license which the

P&Z had granted to Sand Hill Limited Partnership to build the

21,450-square-foot addition has lapsed.

Mr Marsiglio said that a new 6,000-square-foot building at Sand Hill Plaza

would be in architectural harmony with the buildings now there. He noted a new

building would be constructed in a section of the parking lot that's little

used for parking.

In December 1995, the former plaza owners, known as Sand Hill Limited

Partnership, sold the plaza for $20 million to a firm doing business as DD

Newtown Partners, a limited partnership chartered in Delaware. The sale was

transacted through DD Newtown Partners' financial arm known as DRA Advisors,

Inc, of Manhattan. FDP Newtown, Inc, a Connecticut-chartered corporation, is a

general partner of DD Newtown Partners.

P&Z Response

P&Z member Heidi Winslow expressed concerns that the applicant hadn't provided

elevation drawings of the new building proposed for the parking lot.

Leonard Schiraldi of R2D Corp told P&Z members that when a tenant for a new

building is found, specific plans for the building would be submitted. R2D

Corp would like to design a structure that's in harmony with the architectural

materials and scale of the existing buildings, he said.

P&Z Chairman Stephen Koch stressed the need for P&Z members to review

elevation drawings for the proposed building before acting on the development

proposal. Mr Koch said he's concerned about the level of planning in the

proposal. He asked whether a 6,000-square-foot building would hold a single

tenant or multiple tenants.

Current design work is being done for occupancy by some single tenant, Mr

Marsiglio said.

P&Z member Thomas Paisley asked why the applicant wants to build a new

building when much unoccupied space exists at the mini mall section of the

plaza.

Bob Dombi of The Hutensky Group, which manages the mall, said the vacant space

at the mini mall has been marketed but businesses haven't been interested in

locating there.

Mr Dombi said the mini mall lacks sufficient, adjacent parking.

In explaining the application for a freestanding building, Mr Dombi said a

business such as a video rental store requires providing customers with a high

level of convenience, plus easy access and egress.

The tenant of a new building would be able to cancel its lease if the Super

Stop and Shop supermarket should close, he said, noting that the supermarket

would serve as a "draw" to attract customers to a new video store.

A new tenant at Sand Hill Plaza would want to be physically closer to the

supermarket than the mini mall allows, thus resulting in the request for a

freestanding building in the parking lot, he said.

Mr Dombi said plaza management had no luck in creating business interest in

the proposed 21,450-square-foot addition for which Sand Hill Limited

Partnership had gained P&Z approval.

Mr Koch told the applicant he wouldn't endorse the application for a

6,000-square-foot building without the submission of elevation drawings as

required by the zoning regulations.

P&Z member Heidi Winslow urged the applicant to provide technical information

which wasn't submitted with the application.

"The requirements have been clearly spelled out and you haven't complied with

them," Mr Koch told the applicant.

Mr Koch said P&Z members should get a look at architectural plans for a

project before acting on it. "We really feel too much is missing. The

regulations are quite clear," Mr Koch told the applicants.

The chairman then closed the public hearing. After a hearing is closed, new

information on a development proposal cannot be submitted by the applicant.

If the proposal isn't withdrawn by the applicant, the P&Z will act on the

proposal which had been discussed at the August 21 public hearing.