Date: Fri 19-Apr-1996

Publication: Bee

Author: ANDYG

Quick Words:

EDC-development-Thomas

Full Text:

with cut: EDC Chairman Preaches The Virtues Of Economic Development

B Y A NDREW G OROSKO

Economic development is good, according to Lyndon Thomas, chairman of the

town's Economic Development Commission (EDC).

And, he adds, certain types of economic development are better than others.

Commercial and industrial forms of economic development should be fostered by

the town to broaden and economically diversify its grand list of taxable

properties, he says.

But the prevalent form of "economic development" in Newtown in recent years -

the construction of three-bedroom, four-bedroom and even larger homes -

doesn't significantly add to the town's tax base, according to the EDC

chairman.

And new home construction is the genesis of growing demands for costly public

services, such as education, police protection, and road maintenance, Mr

Thomas says, pointing out that public education is the single, largest expense

in running the town.

Education-related spending amounts to just over two-thirds of the $50.3

million municipal budget proposed for the 1996-97 fiscal year.

Although the chairman acknowledges it is unlikely that increased local

commercial and industrial development would result in reduced property taxes,

he says expanding the commercial and industrial sectors could lead a reduced

rate of property tax growth.

"Perhaps we can reduce the rate of (tax) increase," he says.

The EDC's role in town government involves guiding and promoting economic

development as delineated in the commission's strategic plan of development.

The appointed agency seeks to retain existing development as well as attract

new development. It works to influence local, regional, state and federal

officials and agencies regarding actions to improve the town's economic

condition and development.

There are residential alternatives to the proliferation of four-bedroom houses

across the local landscape, according to Mr Thomas. Alternative forms of

housing make for fewer demands for public services and are thus preferable to

conventional single-family houses, he says, noting that some older, existing

houses could be modified for residential use.

The EDC chairman cites Walnut Tree Developers' Walnut Tree Village condominium

complex in Sandy Hook as an "excellent example of allowing people to stay in

Newtown."

The 80-unit complex now under construction on Walnut Tree Hill Road is

intended for people over age 55, and thus makes no demands on the public

school system, Mr Thomas says.

Mr Thomas sees no reason why one-bedroom apartments or studio apartments

shouldn't be allowed in Newtown provided that they are well designed and

maintained. Such residential development could be allowed by local land use

regulators under the category of "cluster housing," he says.

The creation of cluster housing regulations has long been discussed by the

Planning and Zoning Commission (P&Z) but never acted on. The issue has been

dormant in recent months.

Cluster housing is a form of residential development in which housing units

are "clustered" on a parcel of land to cut construction costs as well as

preserve open space on that parcel.

It is unclear why housing besides conventional single-family houses is locally

frowned upon, Mr Thomas notes.

"The thing to avoid is building new three- and four-bedroom houses," he says.

In recent years, Newtown has experienced one of the fastest residential growth

rates in the state as builders from towns south of here acquire land,

subdivide it, build homes on it, and sell the new houses to people from lower

Fairfield County who want less densely developed places to live.

If the town wants to preserve remaining sections of its landscape intact, it

should buy the development rights to tracts of land, Mr Thomas says. The EDC

chairman cites the town's past purchase of Ferris Acres' development rights.

The working dairy farm is located west of the intersection of Sugar Street and

Robin Hill Road.

Industrial Growth

To broaden the town's tax base through industrial development, the EDC on

behalf of the town hopes to obtain a donation of up to 50 acres of state-owned

at the Fairfield Hill grounds. The property lies to the south of Commerce

Road, near the site planned for the town's sewage treatment plant.

In a 1991 legal agreement which settled the town's lawsuit against the state

over the state's construction of Garner Correctional Institution, the state

agreed to donate approximately 25 acres at Fairfield Hills to the town for

future industrial development. Mr Thomas says he hopes that the state can be

convinced to increase that planned land donation to 50 acres.

EDC members hope that in focusing future local industrial growth near Commerce

Road, the rural, residential quality of the community won't be disturbed,

according to Mr Thomas.

The town would acquire the land from the state and create an industrial

subdivision. The town wouldn't be the industrial tenants' landlord, as such,

but would function as the agency through which what is now state-owned land

would become industrially-developed land, according to Mr Thomas.

The town wouldn't go into business to make a profit from industrial

development, but would facilitate such development by building a road and

providing lots for businesses which want to locate there. The industrial lots

could be leased by the town to the tenants for perhaps $1 per year, according

to Mr Thomas.

The town recently purchased land on Commerce Road on which to build a spur

road off Commerce Road for added industrial development.

It's unclear when the town will acquire the Fairfield Hills land from the

state, Mr Thomas says.

The P&Z has explored rezoning sections of Hawleyville for industrial

development. A state-financed study to investigate the transportation

capacities of that area for industry has been planned. Sewage generated by

Hawleyville industry would be discharged into a sewer line which now extends

from the Danbury sewage treatment plant to the Bethel-Newtown town line. To

make Hawleyville industrial development possible, that sewer line would have

to be extended from the town line to development areas in Hawleyville.

In the face of heavy public opposition, P&Z members last year rejected zoning

amendments that would have paved the way for construction of

100,000-square-foot exhibition center in Hawleyville called the Connecticut

Exposition and Performing Events Center (CEPEC).

Trade Show

To promote local economic development, the EDC and the Chamber of Commerce of

Newtown, Inc, will sponsor Newtown's Third Annual Trade and Home Show on

Saturday, April 27, from 9 am to 1 pm at The Fireside Inn, 123 South Main

Street. Admission to the public is free.

Bankers and venture capitalists will be attending the show at which methods of

financing small businesses through bank loans and state funding will be

discussed, according to Mr Thomas.