On March 28, the New Canaan Planning & Zoning Commission (PZC) denied approval for a site plan submitted by W.E. Partners LLC for a multifamily housing development located at 751 Weed St.
The lot, which currently holds a single nine-bedroom residence and stands at the corner of Weed and Elm Streets, is the subject of much controversy within the town. The proposed 102-unit development is relying on 8-30g, a state statute that allows developers to bypass aspects of zoning codes provided that at least 30% of the units in a housing development are deed-restricted affordable housing units. Unless a municipality has 10% of its housing stock deemed affordable by the state, local zoning only has the power to reject 8-30g applications based on health and safety concerns “ only 3% of New Canaan’s housing is presently deemed affordable by state standards.
Yard signs in the surrounding area showed both support and opposition to the project, each leading to dueling websites. On one side were signs urging visitors to “Save New Canaan”by opposing the development and donating to Save New Canaan Inc., a 501(c)3 non-stock corporation.
On the other side, the group HousingNewCanaan.com promoted the construction of affordable housing in New Canaan, but was of unclear provenance “ it cited a number of statistics about the shortage of housing, but the accompanying site offered no information about its parent organization and only mentioned two affordable housing projects in New Canaan, the Weed Street project and a development at 51 Main St. Both of those projects are being developed by KARP Associates “ Arnold Karp is listed as the principal of W.E. Partners and is also the owner of KARP Associates, a New Canaan-based real estate developer.
Both the 751 Weed St. and 51 Main St. developments came up for votes during the meeting on several resubmitted plans for changes to zoning and various approvals. Approval of the resubmissions was unanimously denied by the New Canaan PZC each time.
The New Canaan PZC adopted a resolution rejecting the re-application, citing negative impacts on storm water management systems, pedestrian safety, and fire safety.
“The commission finds that there is substantial public interest in installing proper Storm Water Management Systems. The commission has the right and responsibility to protect the Public’s substantial interest in proper management of storm water as it impacts abutting neighbors and the town’s stormwater management as a whole,”said the adopted resolution.
The commission drew from reports on drainage from a third-party engineer, the town engineer, and an engineer hired by residents opposed to the development.
The resolution also included quotes from New Canaan Fire Chief Albert Bassett, who stated that his department “would be challenged to get adequate personnel and equipment on scene to perform more than one function at once.”Bassett also expressed doubt that structures with such high density could be adequately served by the town’s fire department, which consists of only six firefighters and relies on mutual aid and use of equipment from neighboring municipalities.
The adopted resolution also asserted that “inappropriate and dangerous to the public is a proposal that fails to protect the substantial public interest in stormwater management, pedestrian safety and fire safety.”
The PZC, while adding language indicating repeated refusal on the part of the applicant to make changes to address their concerns, noted that a resubmission is permitted. Reducing the height and massing of the project were cited as aspects where the developers could accommodate New Canaan’s concerns, alongside a willingness to improve sidewalk infrastructure in the immediate area.
It’s all affordable, you just have to make enough money. Where’s MY affordable housing in Greenwich, on the water? When I can get that for the price of my current residence, I’ll support affordable housing in every other nice town the state is trying to make mediocre.