Chairman's View: Honing Our Zoning (New Canaan Advertiser May 23, 2019)

Chairman’s View: Honing our zoning

MAY 23, 2019 BY NEW CANAAN TOWN COUNCIL CHAIRMAN JOHN ENGEL

In 1982, New Canaan matriarch Mabel Lamb is quoted in The New York Times as saying, “There are two reasons why people want to live in New Canaan — zoning and schools.” We talk a good deal about schools, but zoning regulation has equal impact on the character and economics of our town.

The Planning & Zoning Commission asked me to speak at its meeting Tuesday, May 28. It caused me to reflect. They might be New Canaan’s hardest working board, with meetings that can last till midnight. When they deliberate on a high-profile project like the Roger Sherman or Merritt Village, it is a major televised event and the room is full to overflowing. Clearly, zoning and its proper enforcement is of interest to us all and a most important function of our town government. They are the first line of defense of our property values.

It has been 12 years since we rewrote our zoning regulations. In 2007, we recognized that something of New Canaan’s character was being lost as boxy McMansions replaced diminutive antiques. If we couldn’t slow progress, we could certainly point her in the right direction. In that 2007 rewrite we added concepts like “loom factor” and made front porches popular again by exempting them from building coverage. The effect of those rules was a better and more varied architecture.

In 2014, we had the foresight to adopt the Plan of Conservation and Development. That document, born of much civic soul-searching, articulates in land-use terms what is important to our community: a healthy downtown, adequate commuter and retail parking, open space, walkability and sidewalks, more senior housing, more affordable housing and so on. More importantly, we formed a POCD Implementation Committee that takes action on the principles of the Plan of Conservation and Development, writing new regulations as necessary. Recent deliberations include sidewalk sandwich board displays in the downtown and Airbnb restrictions.

To keep up with changing times and new demands P&Z has amended the 2007 regulations 46 times, often amending the amendment. Applicants author many of these text changes for the commission out of self-interest. Text changes are becoming the rule, not the exception. If you can’t get a variance, then ask for a special permit. We color outside the lines so often that the original guidelines may become indistinct. As soon as we finish one amendment, we take up the next, a pattern of constant revision. But is revision progress?

Rewrite the zoning regulations. Take the current regulations, the 46 amendments, the principles of the Plan of Conservation and Development and the collective experience of the current board, hire some experts to guide you, and write the regulations for the next 20 years.

We have a conversation about our schools every year during budget season. But there is no annual public review of Planning & Zoning, no periodic event that causes us to ask ourselves if we are getting it right. Bad zoning can have a lasting negative impact. We need to be writing the next set of good zoning laws that reflect the needs of our changing community well into the future.

John Engel is chairman of the Town Council. Chairman’s View expresses the opinions of the chairman and not necessarily any other member of the Town Council.

New to the Market: 106 Logan Road for $1,799,000

This beautifully renovated 1978 Colonial on Logan Road will be coming on the market next month, March 2016. Enter through a large Entry Foyer to either the large Living Room or a Paneled Library. Featuring a recent Kitchen by Deane, an oversize Family Room with brick Fireplace, an elegant Dining Room with French Doors to the oversized mahogany deck in back. Upstairs there are 4 bedrooms including a Master Suite with walk-in closet, a sitting area and a balcony. Take note of the very fresh, dry and spacious finished lower level with second Family room, home office and wine cellar. While the house is quite fresh and updated, we think the buyer of this house will seek it out with a focus on the land and the exceptional setting. Sited at the end of a long driveway this house is sited on 4.6 acres of privacy with views of the private pond and bordered by 20 acres of Land Trust property. This property is for those who will appreciate getting back to nature with its magnificent specimen trees, perennial gardens and the peace and quiet they give us.

Three Really Great Houses

I just love these three new listings.  I'd be proud to call any one of them my forever home.

The first, at 227 Lambert Road, is definitely what you'd call a "forever home"  It is a beautiful home on a beautiful flat property beside a picturesque river about a block from the Country Club. Alongside the home are three of the most beautiful barns you've ever seen. The first is currently set up as an exercise studio. The second is a two bedroom apartment for guests. And the third barn is whats known as a"party barn" because it has got everything you will need to throw the party to end all parties. Inside, under high ceilings and massive beams is a bar area, a full chef's kitchen, large screen TV's, and a massive sliding barn door that opens to let the party spill outside. Downstairs is enough room for 20 square dancers. Or, a trading floor. Or, a Zumba studio. Upstairs is sleeping accommodations for what seems like half a dozen guests, at least.

While on the one hand this compound of interesting buildings appeals to a certain nostalgia we all have for the house in the country that is not too big, not too small, with great fireplaces, old reclaimed barn-wood floors and full of interesting spaces and character, it also appeals to our more modern needs for an open floor plans, high ceilings and space to get away from everyone. After all, sometimes you just want to go dancing, or exercise, or watch a movie or play music with the sound all the way up. That's what the barns are for.

The second house is practically in the middle of town (although you'd never know it!) Hidden behind an electric gate this vintage 1938 colonial sits on one acre with a pool only steps from the village and train station. I promise if you live here you are definitely close enough to walk to the train and walk home from the bars.

The house was home to several stars over the years. Mary Martin, the original Peter Pan on Broadway, lived here in the 1950's with her teenage son, Larry Hagman, who would later play Major Nelson on "I Dream of Jeannie" and later J.R. Ewing on TV's Dallas. Thirty years later Academy Award winning actress Claire Trevor bought this house and added the first floor master bedroom suite, an elegant suite which is today as elegant and far more tasteful than anything you'll find in Beverly Hills.

Finally, this stunning modern home on 93 Graenest Ridge Road in Wilton is the surprise of the group. Unassuming when you approach coming up the driveway, this house of wood and stone really opens up on the sides and rear with walls of glass to let the light and feeling of nature inside. I think this is going to appeal to someone coming from the city who just wants to get away from the bustle and is drawn to the sophisticated design and the private setting. And, what they'll discover is that there is a secret trail through the woods to the restaurants and shopping of downtown Wilton center. That combination of both style and privacy with such proximity to the best of Wilton makes this house completely unique on the market.

93 Graenest Ridge Road: Live in a Piece of Art

A modern landmark in the heart of Wilton, this meticulously appointed home features 6,500 feet of light-filled living spaces, vaulted ceilings, floor to ceiling windows and extra-large rooms with open floor plan for flexible entertaining and living. Five bedrooms, 5 & 2 half baths include a master suite w/ balcony, master bath, dressing room and walk-in closet. A separate guest suite on its own level. Beautiful pool. A complete package. 

Featured in the October 2013 issue of Better Homes and Gardens, this stylish modern kitchen is a study in form and function. State-of-the art technology, top of the line appliances, sumptuous finishes and dramatic lighting create a wonderful chef workspace. Note the Nubian brown cabinetry, Italian inset tile, and mahogany-framed windows. Oversize windows offer views of the patio, backyard and Bradley Park conservation land.

The heart of the house is the living room, whose soaring architecture allows light to take center stage. The massive stone fireplace rises up through the beams to create a dramatic focal point.

Note the stone floor and African mahogany in the two story foyer.

The stunning modern architecture, with its network of wood beams, walls of windows and vaulted ceilings, invites the outdoors in.
 

A soaring wood ceiling and a dramatic Palladium window infuses the sensational master bedroom and sitting area with light creating an oasis of serenity.

A dramatic glass barn-style sliding door introduces the master bath. Weathered bronze vessel sinks, oyster limestone countertops, radiant heat flooring, a bubble massage air-jet tub and glass tile walls project a Zen-like feel.

  

The home is set on 2.17 acres adjacent to conservation land. It offers a private escape minutes from the village, shopping and train station.

  For more information go to http://www.93GraenestRidgeRd.com