Date: Fri 25-Oct-1996

Publication: Bee

Author: ANDYG

Quick Words:

Neighborhoods-Coalition-regs

Full Text:

Coalition Presents A Wish List Of Land Use Rule Changes

B Y A NDREW G OROSKO

The Newtown Neighborhoods Coalition, a group that has lobbied the town in

recent months to slow the rate of residential growth, has proposed some new

land use regulations designed to make it more difficult to build homes.

In an October 21 letter to the Planning and Zoning Commission (P&Z), Kurt

Gillis, a Jeremiah Road resident who has headed the coalition's drive for new

land use rules, submitted the proposed changes.

Mr Gillis has asked that P&Z members review the proposals and place them on

their agenda for public hearings.

"The financial, physical and emotional burden that rapid residential growth is

placing on our town is well documented and painfully obvious," Mr Gillis

writes, adding that the town's current development regulations are out of

synchronization with the goals stated in the town's plan of development.

The P&Z approved a revised plan of development in 1993, outlining Newtown's

land use goals and objectives as it heads toward the year 2003.

P&Z members had been scheduled to discuss the coalition's proposals for

revised zoning rules at an October 17 meeting, but postponed the matter.

"We urge you to take the bold steps necessary to enforce the goals of (the

plan of development)," Mr Gillis writes.

"Without your action, Newtown will continue to be the speculative playground

for developers, with no regard for those of us left to live here and pay the

bills," he adds.

On behalf of the coalition's approximately 125 members, Mr Gillis proposes

revised land use regulations in four categories: upzoning; open space

donations by developers to the town or conservation organizations; development

on dead end streets; and rear lot development.

Upzoning

The coalition proposes increasing the minimum single-family residential lot

sizes for three types of residential zones. It proposes increasing: areas with

minimum half-acre zoning to one-acre zoning (R-« to R-1); areas with minimum

one-acre zoning to two-acre zoning (R-1 to R-2); and areas with minimum

two-acre zoning to three-acre zoning (R-2 to R-3).

Such increases in minimum lot sizes for home construction are collectively

known as "upzoning," a topic which P&Z members have discussed in recent months

as a means to decrease the potential construction density of as-yet

undeveloped sections of town.

P&Z members have been cautioned by the town attorney, however, that any such

"upzoning" or increase in minimum residential lot sizes must be justified by

the developmental limitations of the land in question, and not be done

arbitrarily simply to reduce potential construction densities.

Open Space

The coalition proposes that a minimum 10 percent of the total area of an

approved residential subdivision, excluding roadways, be designated as open

space land for passive recreation.

Developers now typically provide the town or conservation groups with at least

10 percent of a subdivision as open space land for "passive" recreational use

by the public. Such open space land, however, often is extremely rugged or

swampy, and thus unsuitable for construction.

In its proposed change to the land use rules, the coalition wants wetlands and

unbuildable areas excluded from the open space land that developers give to

the town or conservation groups. Excluding rugged land and swamps from open

space areas would reserve land that is more useful for passive recreation.

It also would have the effect of potentially decreasing the construction

densities in subdivisions.

Dead End Streets

The coalition also proposes that new dead end streets be limited to a maximum

length of 750 feet. There currently is no length limit on such roads.

The coalition proposes that no new dead end street be allowed to intersect

with any other dead end street.

Also, the group proposes that a maximum of four dwellings be allowed on a dead

end street. The current town limit of dwellings on such streets is 15.

If enacted, the proposed changes would have the general effect of reducing

potential residential construction densities.

Rear Lots

The coalition is proposing that no construction be allowed on new residential

rear lots, unless such construction meets certain strict criteria.

The coalition also is developing changes to town rules on maximum allowable

road grades and driveway grades, as well as rules on earth materials

excavation, as ways to limit growth.

If approved by the P&Z, the various regulations proposed by the coalition

would affect developments that are sought after the new rules have taken

effect, according to Mr Gillis.

The stated overriding goal of the coalition is to limit the potential

residential construction densities in Newtown.

The coalition recently submitted a petition to the P&Z signed by more than

1,400 people seeking a six-month moratorium on accepting residential

subdivision applications for review so that the P&Z could rewrite its

regulations to make it more difficult to build homes.

P&Z members turned down that request.