Indoor/Outdoor—

Sports Complex Proposed For Mt Pleasant Road

By Andrew Gorosko

A development group is seeking zoning rule changes from the Planning and Zoning Commission (P&Z) that would set the stage for a proposal to construct a major indoor/outdoor sports club complex at 90 Mt Pleasant Road.

Engineer/architect Peder W. Scott, representing an undisclosed development group, is seeking P&Z approval to expand the range of permitted land uses in a M-2A (Industrial) zone to allow facilities for recreational sports.

If the P&Z were to allow such recreational sports uses in M2-A zones, the developers would then seek approval for a sports complex on a 33-acre site at 90 Mt Pleasant Road, which has M-2A zoning. The sloping site is on the north side of Mt Pleasant Road, west of Whippoorwill Hill Road.

Mr Scott presented his proposed zoning rule changes to P&Z members at March 1 public hearing.

The proposals would increase the permitted uses in a M-2A zone to allow: a golf course; dance studios; health and exercise facilities; racquetball; squash; tennis courts; soccer fields; lacrosse fields; swimming pools; ice skating rinks; basketball; baseball; football; field hockey; track and field; volleyball; and any other recognized collegiate sports. Such a facility would contain seating for spectators.

Mr Scott said the developer holds an option to buy the 33-acre parcel where a sports complex would be constructed. Preliminary plans call for a 136,000-square-foot building, which would hold courts and fields for a variety of recreational sports. Also proposed are two multipurpose outdoor sports fields, with synthetic surfaces, each of which would cover 68,000 square feet.

The mixed-use sports complex would have related commercial uses, such a restaurant that would be open to the public. The complex also would hold approximately 50,000 square feet of office space/medical space, plus some industrial space.

In presenting his request for expanded uses of the M-2A zone to the P&Z, Mr Scott said that M-2A zoning is keyed to “planned commercial development” with the aim of enhanced local economic development.

The project would be served by public sewer service and public water service, Mr Scott said.

P&Z Chairman William O’Neil said the scope of the developer’s proposed zoning rule changes would effectively allow a sports arena to be constructed, likely resulting in traffic problems in the area.

Mr O’Neil pointed out that in past informal discussions with P&Z members, the project was portrayed by the applicant as being narrower in scope.

Mr Scott responded that the complex would be designed for the use of people who are members of private sports clubs. Warmer weather would allow use of the outdoor facilities, while colder weather would result in the indoor facilities’ usage, he said.

“This proposal seems to have some merit,” said P&Z member Lilla Dean.

But P&Z member Robert Poulin pointed out that such a facility would generate much traffic.

Mr O’Neil said the proposed zoning rule revisions submitted by Mr Scott are so broadly written that they would allow development as intensive as “Yankee Stadium.” Mr O’Neil urged that the proposed wording be narrower in scope.

Mr Scott said that nighttime lighting on the site would be directed onto playing fields. Also, buffering devices to shield adjacent properties would be in place on the site, he said.    

Public Comment

During the public comment section of the hearing, resident Anthony Baiad of 4 Budd Drive said a sports complex would attract much traffic to Mt Pleasant Road, leading to traffic congestion in the area. The P&Z should carefully consider aspects of the project including nighttime lighting and traffic flow, he said.

Resident Robert Hall of 5 Nettleton Avenue asked how the developer could keep the proposed large sports building within the P&Z’s restrictions on building height.

Mr Scott said the large structure would have a flat roof.

P&Z members closed the public hearing on the application to expand the permitted uses within a M-2A zone. P&Z members are expected to act on the application at an upcoming session.

If the rule changes are approved, the applicant would then need to make formal applications for a sports complex to town land use agencies.

After the P&Z session, Mr Scott said the proposal has the working name of Mt Pleasant Corporate Complex.

“I want some recreation to take place…It’s good for the town to grow,” he said.

Mr Scott said he is a partner in the unspecified group that is seeking to develop the project.

If all required approvals are received, construction on the complex could start in 2008, he said. Mr Scott declined to place a cost estimate on the project.

“I think it’s a good [land] use for the town,” he said of the indoor/outdoor sports complex.

“We’re very excited about it,” he added.

Traffic

At the P&Z’s request, Mr Scott described preliminary plans for the sports complex to the Police Commission on March 6. As the local traffic authority, the Police Commission reviews the traffic aspects of commercial development proposals and makes recommendations to the P&Z.

At Police Commission members’ urgings, Mr Scott said the developers would create a secondary entry/exit point on the site to provide alternate access to the facility in the event that the primary accessway is blocked.

The peak usage period for a sports complex would be from 2 to 6 pm, with some use continuing until 10 pm, Mr Scott said.

Police Commission Chairman Carol Mattegat said the developers must provide a traffic count to the town to help town officials analyze the traffic implications of the project.

The developers would provide a traffic study to the town, Mr Scott responded.

Police Commission member Gerald Finnegan recommended that the project include the installation of a traffic signal to aid motorists making left turns at the access point to the complex.

Police Commission member Richard Simon recommended that the entry/exit driveway for a complex be suitably wide to allow the free flow of traffic.

Police Chief Michael Kehoe noted that plans for the sports complex are at a preliminary stage. “It is a very comprehensive project,” he said.

 On March 7, First Selectman Herbert Rosenthal said of the sports complex proposal, “It seems like an interesting proposal.”

But, he added, “I’d like to make sure it’s real.”

“It sounds positive to me…It seems like it would generate some significant tax revenue,” he added.