Date: Fri 26-Sep-1997

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Newtown-Village-hearing

Full Text:

Newtown Village Developers Defend Their Proposals

BY ANDREW GOROSKO

The prospective developers of Newtown Village, a 96-house complex proposed for

Sandy Hook, Wednesday night rebutted the many criticisms of the project that

have been made by neighborhood residents who want Planning and Zoning

Commission (P&Z) members to reject it.

The developers spoke at the third installment of a P&Z public hearing on

developing 32 acres off Route 34, along the Exit 11 on-ramp of I-84. D&H

Homes, LLC, of New Milford, and Fairfield 2000 Homes Corporation of Stamford

want to build Newtown Village at the site of a former sand-and-gravel mine.

Preceding the developers' rebuttal, the P&Z gave residents opposing the

project an opportunity to speak.

Besides seeking a special exception to the zoning regulations for the project,

the developers have applied for an amendment to the regulations that would

allow them to build a small-scale sewer system on the site. The developers had

sought, but didn't receive Water Pollution Control Authority (WPCA) approval

to extend the town sewer system to the site, so they are seeking to build a

small sewer system of their own.

P&Z members Heidi Winslow and Daniel Fogliano pressed the developers to say

how many fewer houses could be built on the site with a conventional community

septic system serving multiple residences.

Engineer Michael Petti of Stearns and Wheler, LLC, representing the

developers, explained aspects of organic chemistry as it affects wastewater

disposal to P&Z members, but did not clearly state how many homes could be

served by a community septic system.

"There's no one answer," Mr Petti said, noting that the number of homes would

vary, based upon the engineering assumptions made in designing such a system.

He urged P&Z members to change the zoning regulations to allow a small sewer

system for Newtown Village. Prohibiting such a system does not protect the

public health and safety, he said. The developers want to build a small sewer

system to meet state Department of Environmental Protection (DEP) requirements

for nitrogen removal from wastewater.

Attorney Timothy Hollister, representing the developers, said a well-designed

small sewer system for 96 houses would release less nitrogen into the ground

than would some lesser number of houses there with individual septic systems.

The P&Z could modify its regulations to allow only Newtown Village to have a

small sewer system, he said.

The developers have extensively studied wastewater disposal issues stemming

from their construction proposal, Mr Petti said. The proposed sewer system

would not be in the groundwater "zone of influence" for any public water

supply, he said.

Mr Petti said the number of dump-truck trips needed to excavate the site for

construction could be as low as 5,000 trips. Town Engineer Ronald Bolmer has

estimated there might be 14,000 truck trips. Opponents of the development plan

have estimated there might be 25,000 truck trips.

The developers want to excavate about 186,000 cubic yards of sand and gravel

from the site. The dump trucks would haul the material away.

The excavation would improve the site, allowing suitable landscaping to be

done, according to Mr Petti.

Opponents

Before the developers made their rebuttal, P&Z members allowed opponents of

Newtown Village to speak.

Resident Jane Macomber of 9 Parmalee Park Place said the development proposal

poses public health threats to underground drinking water supplies due to its

construction density. Newtown Village would lie in the "primary recharge area"

for the Pootatuck aquifer, which would be threatened with contamination, she

said. The sensitive location of the development site overrides the "density

bonus" provided to developers when affordable housing projects are built, she

said.

"There is nothing more vital to the public health than a clean and protected

water supply," Ms Macomber said.

Resident Raj Srikantiah of 12 Philo Curtis Road said he fears area domestic

water wells will become contaminated due to the presence of Newtown Village.

Excavation work will cause dust to fly and pose health problems, he said.

Noise from dump trucks will cause residents to experience hearing loss, he

said, and the additional traffic will make the road more dangerous. The

development would increase the number of students in the public school system,

straining it and increasing local taxes, he said.

Mr Srikantiah proposed that the developers build fewer luxury homes on the

site, and that the developers donate $5 million to the town to defray school

system costs. Also, he suggested that the town buy the site and keep it as a

nature preserve.

Land-use consultant Joseph Heyman, who represents opponents of Newtown

Village, said the proposal violates many P&Z regulations and called for its

rejection.

Special counsel Timothy Bates, representing the town, said a petition

submitted by nearby property owners seeking to make it more difficult for the

P&Z to approve the project is an invalid document. Mr Heyman responded that

invalidating the petition disenfranchises the neighbors.

Resident Mike Lucas of 4 Philo Curtis Road said it is unfair to allow the

developers such high-construction densities. He asked why more excavation is

needed on an already excavated site. "It's nothing but a money-making

situation. That's all it is," Mr Lucas said.

P&Z members have until late November to act on Newtown Village, which would be

the town's first affordable-housing complex. Some 24 of the 96 condominium

units would be designated for sale to families falling below certain annual

income ceilings.