Sandy Hook Center—

Residents Oppose Expanded Mixed-Use Zoning

By Andrew Gorosko

Washington Avenue residents have made it clear to the Planning and Zoning Commission (P&Z) that they want the existing R-2 (Residential) zoning in their neighborhood remain in effect, rebuffing a P&Z proposal to convert that area to Sandy Hook Design District (SHDD) zoning, which allows a mixture of commercial and residential uses.

The Washington Avenue residents spoke at length on their opposition to the rezoning proposal at a P&Z public hearing on August 18.

The P&Z proposes an expansion of SHDD zoning in Sandy Hook Center that would roughly double the acreage there that has such zoning intended to foster mixed-use commercial development with pedestrian amenities, plus adequate off-street parking.

The P&Z created the SHDD zoning designation in 1995. It provides for a mixture of commercial and residential uses. It is designed to encourage the economic revitalization of Sandy Hook Center.

P&Z members have proposed converting the zoning designation on about 20 properties. The affected land lies on the west and east sides of Washington Avenue, extending from 7 Washington Avenue southward to Interstate 84.

At the outset of the hearing, which drew about 30 people, P&Z Chairman William O’Neil said, “Look at this as a proposal” aimed at what constitutes the best zoning designation for the area in the future.

“We’re trying to get the ‘flavor’ of the public…what they think of this,” he said. The chairman asked for constructive criticism and guidance on the rezoning proposal.

P&Z member Robert Mulholland said the agency’s aim in proposing a zone change is to protect the area by allowing mixed uses there. “What we’re trying to do is protect Sandy Hook,” he said.

The P&Z is formulating a set of architectural design criteria for new development in the existing SHDD zone, with which developers would voluntarily comply, Mr O’Neil said.      

Permitted uses within the SHDD zone include: retail stores, personal service establishments, banks, offices, restaurants, museums, galleries, meetings halls, places of religious worship, apartments that are located above businesses, single-family houses, bed-and-breakfast establishments, and publishing firms.

Public Response

Resident Richard Spillane of 15 Washington Avenue told P&Z members that he had opposed developer/builder Michael Burton’s 2000 proposal to rezone 12 acres along the west side of Washington Avenue to SHDD zoning.

Following organized neighborhood opposition to Mr Burton’s rezoning application, the P&Z rejected his proposal in a 3-to-2 vote in September 2000. At that time, Mr Burton had proposed such rezoning as a mechanism to allow the development of land that he owns there, involving the construction of 30,000 square feet of enclosed space. Each of three 10,000 square-foot buildings would enclose commercial/retail space on the ground levels and would hold seven one-bedroom apartments on the second levels, for a total of 21 apartments.

Mr Spillane said Washington Avenue residents now oppose rezoning the area to SHDD for the same reasons that they opposed it in 2000. He cited concerns including increased traffic, aquifer protection, water quality, wetland preservation, noise pollution, historical preservation, property values, and the quality of life.

On August 18, Mr Spillane presented P&Z members with a petition bearing about 40 signatures opposing the proposed expansion of SHDD zoning to Washington Avenue.

Mr Spillane asked why more retail space should be created along Washington Avenue when a surplus of vacant commercial space exists locally.

The existing SHDD zone in Sandy Hook Center should retain its current dimensions and not be expanded, he said.

Washington Avenue residents oppose expanding the SHDD zone to their neighborhood because they do not want their residential area to become a business area, he said. “This proposal should be denied,” he said.

Mr Spillane’s comments drew strong applause from an audience of Washington Avenue residents.

Anne Spillane of 15 Washington Avenue told P&Z members she is a fourth generation Sandy Hook resident. Converting the area to SHDD zoning would have a negative effect on the value of houses there, she said. The quality of life in the neighborhood would suffer, she added. Traffic would increase and nighttime illumination would increase, she said.

Property uses such as a bank and a restaurant would be disruptive to the neighborhood, she said.

It would be more logical to extend SHDD zoning westward on Church Hill Road from Sandy Hook Center than to extend SHDD zoning southward on Washington Avenue from Sandy Hook Center, she said.

Zoning designations should not be changed for the profit of developers, she said. The P&Z’s role is to protect the property value of homes, she said.

Lincoln Sander of 211 Walnut Tree Hill Road, who is president of the Newtown Historical Society, said the Washington Avenue neighborhood contains many historic houses that are hundreds of years old. Mr Sander said he would oppose those houses being physically altered for the worse in order to put them to commercial uses.

Jean Sander of 211 Walnut Tree Hill Road said, “This is a huge area proposed for [a zone] change.” Such a zoning change would adversely increase traffic in the area, she said. Ms Sander said a rezoning of the area could result in “tear-downs,” in which existing buildings are demolished to make way for new construction.

Preserving the existing architecture in the neighborhood is a goal, she said, adding that she opposes the commercialization of the neighborhood.

Opposition

Christopher Breault of 13 Washington Avenue said, “I am adamantly opposed to the [rezoning] plan. I think it is ill conceived. I was shocked when I heard about it.”

Mr Breault said he moved to Washington Avenue with his family recently because it is a residential area with antique homes. He questioned the need to create more commercial property uses in the area.

Mr Breault said if the area were rezoned to SHDD, his home could become surrounded by commercial uses. He termed the rezoning proposal “a huge encroachment on our property rights.”

Mary Fellows of 120 Walnut Tree Hill Road owns a business in Sandy Hook Center. Ms Fellows told P&Z members that the proposed expansion of the SHDD zone “looks so massive” based on the mapping depicting the proposal. “That’s a big chunk of land,” she said.

Washington Avenue residents “seem really nervous” about rezoning the area, she said. Ms Fellows suggested that any changes that occur in the neighborhood should occur gradually.

“I do understand both sides,” she said.

“It doesn’t seem like anybody’s really ready for this…But thanks for putting it [rezoning proposal] out there,” she told P&Z members.

Roger Saperstrom of 7 Washington Avenue said he moved to his house recently to get away from a mixed-use area in southern Fairfield County and to live in a residential area. It is hard to imagine how increased traffic on Washington Avenue would improve the quality of life there, he said.  

Attorney Bill Denlinger, representing Mr Burton, said a need remains for increased vehicle parking in Sandy Hook Center.

Mr Denlinger suggested that the P&Z consider expanding the SHDD zoning in the area to some lesser degree than proposed.

There are ways that the existing SHDD zone could be improved, he said. There may be ways to increase that zone’s size, he added.

Following the public comments, Mr O’Neil observed, “The residents of the neighborhood really want to preserve the historic nature of it.”

Of the many public comments, Mr Mulholland said, “We hear what you guys are saying. This is only a proposal. This is a thought.”

The SHDD rezoning proposal does not refer to any specific development project for the area, he said.

P&Z member Lilla Dean said it is notable that the reasons why Washington Avenue residents opposed a SHDD zone expansion in 2000 are the same reasons for their current opposition.

“It just seems to me we’re not ready” for such a change, she said. Ms Dean’s comment drew audience applause.

P&Z member Jane Brymer said to the audience,” I think we’ll listen to what you’re saying.”

Mr O’Neil voiced agreement with her viewpoint.

On August 19, Mr O’Neil said he expects P&Z members to discuss the comments that were made at the public hearing at an upcoming session, including the comment suggesting that SHDD zoning be extended westward on Church Hill Road from Sandy Hook Center.

“The P&Z will have to make a decision relative to the [rezoning] proposal,” he said. Mr O’Neil said he is leaning toward voting against the rezoning proposal.

“In many respects, this was a trial balloon,” he said, adding that he had wanted to hear more “constructive criticism” about the rezoning proposal.