On Thursday, December 4, Newtown Planning & Zoning Commission heard application 25.27 for a re-subdivision at 49 Great Ring Road. Alan Shepard, the engineer representing the applicant, said that Joel and Margaret Fitzgerald, the applicants, want to re-subdivide the 14-acre lot into four additional building lots, two on Bradley Lane, a corner lot on Great Ring Road and Bradley Lane, and one on Great Ring Road.

Before the meeting began, Commissioner Connie Widmann excused herself from the application as she has a professional relationship with the Fitzgeralds. Chair David Rosen also shared that he is friends with one of the abutting property owners, but that he would not let that sway his opinion. Rosen sat alternate Don Mitchell for the application.

Shepard said, “We left [49 Great Ring Road] open … with the intent in the future to come back. It’s been 40 years now … We have given the open space requirements when we did the first subdivision many years ago. This is a re-subdivision.”

Shepard shared that there are no wetlands on the property and has performed soil tests for septic systems. Following his short presentation, Rosen invited the commission to speak.

Rob Sibley, director of Planning & Land Use Agency, said that Town Engineer John Curtis has asked for more information regarding drainage on the site. Shepard said he did have that information on the plans. Sibley said that Curtis asked for a written report, and that the information Shepard had on the plans was not “sufficient.”

Rosen said, “I’ve been on that road before, the area’s pretty exposed. Are there any planned buffers for some of the properties that are gonna be developed?”

Shepard said no, and that the properties do not need a lot of grading, so buffers will have to be done by the individual property owners.

Commissioner Roy Meadows asked how the property is currently zoned; Shepard chimed in and answered, “two-acre zone.” Meadows then asked what size the lots would be that are being proposed. Shepard answered that they would be “all two acres or more, actually.” The manor house, or the house currently on the property at 49 Great Ring Road, would have about five acres left after being subdivided.

After this brief questioning, Rosen invited the public up for public comment.

Public Comment

Neil Bittner was the first to speak. He informed the crowd that there has been a ban on blasting in the area since the 1970s.

Tim Byrne spoke next. He said, “Being that it is Great Ring Road, and it was Great Ring Farm, this is the last open space on this road. It seems an awful shame being that it was of historical value … that it’s not gonna be an open space anymore and they’re building more houses on it.”

Byrne also shared concerns about water, as these houses will be built on a hill and “people living on Great Ring Road are going to feel the effect of everything rolling downhill.” He also mentioned a pond in the area where local kids and teens sometimes fish, and where people walk, and that traffic may be a safety concern for those folks.

Neal Berko was next to speak. He acknowledged every property owner’s right to develop their own property, but had concerns about which way the houses will be facing as his property is across the street from the corner lot that is being proposed. He suggested a deed restriction in place so he is “not looking at the side of a house.”

Jack Stenz expressed his opposition to this application, citing concerns about school bus safety and claiming that it goes against Newtown’s Plan of Conservation and Development (POCD).

“The POCD puts a strong emphasis on preserving the rural character, maintaining large lot neighborhoods, and avoiding high-density development in areas like ours. Approving this would run directly against the goals and vision this town has already established for long-term growth,” Stenz said to the commission.

Regarding the road, Stenz said, “I’m on that road every day. I know how tight it already is. Adding driveways, construction vehicles, and more traffic doesn’t just change convenience, it impacts safety, especially for emergency response, snow removal, everyday driving, and the school buses that can barely fit as they are.”

Stenz also discussed septic systems and possible contamination of ground water, calling it a “public health concern.”

Satra Arokium was the next person to speak. Arokium said that she was there to speak on behalf of her neighbors as well as herself, as many of her neighbors could not be there in person. She also talked about water safety and possible contamination from septic systems into well systems.

Arokium warned, “Once groundwater is contaminated, it nearly is impossible to fix.” She built off of Stenz’s point regarding school buses and safety of children and pedestrians in that area. She also stated that approving this application would be like “open[ing] Pandora’s Box.” She believes the owner is not “preserving the community,” and that the sale of these 5.9 acres is “about greed.”

Jennifer Faircloth shared that she thinks road improvements need to be made in the area. Rashi Ray agreed with Faircloth and thinks there need to be improvements made to Bradley Lane. Ray also wants privacy buffers for the proposed lots.

Julie Savino agreed with her neighbors and thinks that it will be difficult to maintain the two-plus acre zone-age and the “beautiful, scenic, and historic site of which we all purchased our homes and want to be able to maintain.”

John Hegarty was the last commenter. He agreed with the concerns raised regarding traffic and traffic safety, stating that Bradley Lane is “cumbersome.” He also said that he moved to that area for the “grandeur of the land,” and if Great Ring Farm is taken away, it would be “losing history.”

Rosen thanked the public for their comments and urged the commissioners to drive to the area of this proposed application.

Wrapping Up

Sibley then shared with the commission that the “set-aside” portion of this property was already set aside during the original subdivision 40 years ago, and that the town cannot “double dip” in seeking more set-aside land for this development.

Shepard said that there is a sight line restriction on the corner lot, and that he will work on his drainage calculations for Curtis.

Sibley jumped in and said to the commission, “Subdivision associated with deed restrictions [is] not something within your authority.”

Following this brief discussion, Rosen made a motion to continue the public hearing to the next Planning & Zoning Commission meeting on Thursday, January 15, 7 pm, in Newtown Municipal Center’s Council Chambers.

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Reporter Sam Cross can be reached at sam@thebee.com.