Chairman’s View: Expect a High-Density Development on Pine Street, column for July 12, 2018

Chairman’s View: Expect a high-density development on Pine Street

JULY 12, 2018 BY JOHN ENGEL

By John Engel

Town Council Chairman

The Beval Saddlery building at 50 Pine Street and two adjacent brick buildings may have been sold to a developer.

My purpose is not to report on a rumor. But, if it has not sold then it will likely sell in the not-too-distant future. Don’t be surprised. It is logical to expect the eventual buyers to propose another high-density development in this location. 

There will be hand-wringing about the changing character of our town. What is the best use for Pine Street? Some say New Canaan’s “Magic Circle” loses its magic every time it is diluted by the addition of storefronts on Pine, Grove, Cross and Vitti streets. Others say we must evolve, and new, dense development is consistent with the POCD (Plan of Conservation and Development) and adds to the tax base in a way that makes New Canaan a more complete shopping and dining destination.

Both are correct. I would suggest that we talk about what healthy change looks like in our downtown instead of simply opposing whatever represents change. It is good to remember that we are unlikely to solve any perceived current issues (not enough variety in housing stock, not enough senior-friendly housing, too many retail vacancies, etc.) unless we are willing to consider changing what we currently permit.

Two residents, each in town for at least three generations, stopped me last week with diametrically opposed opinions on whether the Merritt Village project is good for New Canaan. 110 condominiums in 4 buildings on 3.5 acres. One of them cited its consistency with our POCD’s intention to encourage senior-friendly housing within walking distance of train and town.  The other said it was too dense, too ugly, and not in keeping with the character of our town.

The three Pine Street lots represent nearly two acres in the BUS-A zone. Our assessor appraises them for nearly $12 million, currently $140,576 in property taxes. Therefore, there is a good chance that we will see a proposal for development that spans all three lots, is built to the height limit of 40 feet, possibly with parking underneath to maximize building size and make use of the slope. While this should clearly raise the taxable value of the property, do we want more dense housing, possibly senior or workforce housing, maybe mixed-use with retail on the bottom at that location? 

One difference: we won’t see the 8-30g threat as a retaliatory tactic by developers who don’t get their way with Planning and Zoning. New Canaan has been working on a multi-phase plan that already exempts us from the 8-30g threat for the next three years and will hopefully lead to up to eight additional years.

50, 58 and 70 Pine have style. They do not loom. They are set back from the road with green space in front. The parking is hidden. The old bricks are warm with character. 

Almost anything new is better than a vacant building, but, please, let’s actively try to encourage the most benefit for the Town as a whole from these unique buildings.

Letter: Calling for buildings sensitive to downtown district JULY 24, 2018 RESPONSE TO MY EDITORIAL JULY 12

Letter: Calling for buildings sensitive to downtown district

JULY 24, 2018 BY MIMI FINDLAY

Editor, Advertiser:

In response to John Engel’s recent opinion piece (‘Expect a high density development on Pine Street,’ July 12, p. 5A):

I love to drive down Pine Street — the little brick buildings on the left, one with lovely grass and enormous trees next to the sidewalk are reminders of our industrial past, while the charming row of businesses opposite, each with its own pedimented and brightly colored door, reflects a residential spirit, looking like townhouses.

As Rachel Carley, the historical consultant hired by New Canaan Preservation Alliance in 2012 to survey that section of town wrote about #50 Pine Street:

“One of a trio, this well-built industrial building designed by William Grey, Redding, Conn. was erected in 1950 shortly after Pine Street was laid out on land donated to the town by the New Canaan Development Co. This structure is identified as an office building on Sunburn Insurance Maps, but the rear loading dock and industrial format of the south election indicate it was also used for light manufacturing. Like its adjacent sister buildings, no. 50 was designed to appear only one-story tall from its side street. By minimizing the appearance of building density in this way, and opting for a Colonial Revival design that displays an eye for detail and workmanship, the architect showed particular sensitivity to the scale and traditional ambience of the downtown business district. The building makes an important contribution to the streetscape, while recalling the role of light industry in New Canaan’s mid-20th century commerce.”

Please note that, in my opinion few, if any, recent buildings in town have shown sensitivity to the scale and traditional ambience of the downtown business district, and none have displayed an eye for detail and workmanship. 

Any new development should at least incorporate these three brick buildings, and put all new construction down the hill behind them.

Mimi Findlay