Date: Sat 28-Feb-1998

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Walnut-Tree-Village

Full Text:

P&Z Rejects Two-Story Dwellings At Walnut Tree Village

BY ANDREW GOROSKO

Planning and Zoning Commission (P&Z) members have turned down a requested

zoning amendment that would have created regulations to allow two-story

dwellings in elderly housing zones.

Current zoning regulations allow only one-story dwellings in Elderly

Housing-10 (EH-10) zones.

Attorney Stephen Wippermann sought the zoning amendment to allow two-story

residences. Mr Wippermann represents Walnut Tree Developers, the developers of

the Walnut Tree Village condominium complex at 26 Walnut Tree Hill Road in

Sandy Hook.

The developers gained P&Z approvals in 1995 to build up to 80 single-story

condo units at Walnut Tree Village. Completion of the 80 units is slated for

the end of this year.

Beyond the 80-unit complex, the developers last fall said they are interested

in constructing more dwellings for the elderly on a 35-acre site adjacent to

the 18-acre Walnut Tree Village site. The developers were exploring the

possibilities of building up to 150 more units on the adjacent land. Walnut

Tree Village has access to municipal sewers. Additional units would also need

such sewer access.

Proposed Amendment

Mr Wippermann's proposed amendment to the zoning regulations to allow

two-story dwellings would add this language to the EH-10 zoning regulations:

"A minimum of one kitchen, one living area, one full bathroom, one bedroom and

any laundry facilities shall be on the same level as the entrance. The unit

may also include second-floor living space, together with a bathroom, provided

that the exterior of the building maintains a pitched-roof design having a

maximum height of 24 feet, provided further that said units having

second-floor living space do not (comprise) more than 33 percent of the total

improved living space in the unit."

"I'm not in favor of this regulation change," P&Z member Heidi Winslow said at

a February 19 P&Z session.

Requiring that elderly housing be constructed within a one-story dwelling is a

matter of common sense, Ms Winslow said. P&Z members cannot assume that all

residents living in elderly housing will be relatively young senior citizens

and physically capable, she said, noting that some residents will be much

older than others, and thus limited in their physical activity, such as

climbing stairs.

"Essentially, the applicant is seeking a change in the (architectural) design

for economic reasons," she said.

Ms Winslow said she does not comprehend the applicant's explanation that he is

seeking two-story dwellings to create a greater sense of architectural variety

in a housing complex. Architectural variety is possible in a single-story

complex, she said.

"I really feel very strongly about this," Ms Winslow said.

P&Z member Daniel Fogliano said, "This (amendment) is more economic than

anything else."

There's no need for the P&Z to expand the huge "density bonus" which the P&Z

already provides to developers as an inducement to build housing for the

elderly, he said.

Through its existing zoning regulations, the P&Z allows developers to much

more densely develop land for elderly housing and affordable housing than for

conventional residential construction.

Different View

But P&Z Chairman Stephen Koch had a different view on the requested zoning

amendment.

Mr Koch acknowledged the requested two-story dwellings are based on

housing-market factors. He said allowing two-story dwellings would

architecturally enhance housing complexes for the elderly.

P&Z members could place certain restrictions on the requested zoning

amendment, he said. Mr Koch said he would be receptive to the applicant

submitting a modified version of the proposal.

Ms Winslow said if developers want additional floor space in dwellings for the

elderly, they can build it on one level instead of two levels.

In the 4-to-1 P&Z vote which rejected the request for regulations allowing

two-story dwellings, Mr Koch voted in the minority.

The single-story condominium units which have been built at Walnut Tree

Village have full basements which can be finished off as living space.

Louis DeFilio of Walnut Tree Developers and his development partner, George

Trudell, met with Water Pollution Control Authority (WPCA) members last fall

to explore the possibility of building additional dwellings for the elderly on

land owned by Mr DeFilio adjacent to Walnut Tree Village.

Mr DeFilio has pointed out that building additional housing is in the

"conceptual" stage.

Mr DeFilio has said the developers will await the final version of the town's

sewer regulations concerning sewer connections for residential developments

outside the sewer district in formulating any development plans beyond Walnut

Tree Village.