Commissioner Robert Wiznia, pictured in October, objected to Kathleen Hunter being the alternate vote during Thursday’s meeting: “I don’t see how that’s reasonable.”
After a year of debate, Woodbridge zoning commissioners voted to allow 96 new apartments to be built on the town’s border with New Haven — a project that has incited so much controversy that the suburb might amend its zoning rules to prohibit similar projects moving forward.
The 4-2 decision came out of Thursday’s meeting of the Woodbridge Town Plan & Zoning (TPZ) Commission at 4 Meetinghouse Ln. The highly-contested approval was bundled with 27 different conditions, largely related to fire safety and environmental protection.
The proposed apartment complex, planned for 5.71 acres of undeveloped land at 804 Fountain St., would straddle the border of Woodbridge and New Haven. It’s been proposed by Fountain Ridge LLC, a company managed by Shelton-based developer Angelo Melisi.
Over the last six months, dozens of residents have urged the TPZ to deny the application, citing concerns around environmental degradation, stormwater runoff, traffic, and public school enrollment. The Woodbridge Land Trust and Woodbridge Park Association, acting as environmental intervenors, have also argued that the project would harm nearby wetlands and nature preserves.
In early October, the New Haven City Plan Department submitted a letter in favor of the proposal, arguing that it would help address the state’s affordable housing shortage and support “cost-burdened families.” A handful of Amity residents, meanwhile, wrote in with concerns about stormwater runoff and drainage problems.
On Thursday, the board approved three special exceptions requested by Fountain Ridge LLC: one to permit a multi-family development in a Zone A Residential Zone; one to allow a flat roof where a gable, hip, or gambrel roof is required; and one to allow for excavation, removal, filling, grading, and processing of earth products.
The board’s 2.5 hours of discussion touched on broad questions about environmental preservation, affordability, and aesthetics in Woodbridge.
With respect to environmental claims, Commissioner James Horwitz described the intervenors’ engineer, Steven Trinkaus, as “sound” and “thoughtful.” He then expressed concerns about the development’s “risk to Bishop’s Pond,” “air quality,” and “surrounding habitats.”
Commissioner Paul Schatz echoed that comment, adding that he disagreed with a judge’s assessment of Trinkaus as, in Schatz’s words, a “glorified quack.” Schatz also found that Trinkaus’s credibility was bolstered by his support of development in other instances.
Horwitz later urged the commission to “speak for the rocks.”
“We should not be afraid to fight the fight to protect the town, because once those rocks are gone, once the trees are gone, and that four-story building with the crappy flat roof and the 96 fire hazards are there, it’s there,” declared Horwitz. “And that’s our legacy to the town of Woodbridge.”
The audience, packed with Woodbridge residents, burst into applause.
Benjamin Cherry, a commission member who approved the application, expressed his apprehension about evaluating the technical claims from either the applicant or the intervenors.
“Look how technical this gets: the reduction in total suspended solids, phosphorus, and nitrogen,” said Cherry. “Has anybody here ever performed a Skylar equation?”
Cherry pointed out that a maximalist interpretation of Horwitz’s argument would lead to “no development,” at least on undeveloped land.
“It’s not in my view a clear decision,” said Aaron Hoffmann. “There will be fewer trees” and other negative impacts to the town, but there might also be a greater tax base or more demand for businesses. “We’re making tradeoffs.”
“I find some of the environmental comments persuasive,” said TPZ Chair Jeff Kennedy. However, he continued, the lot is located “next to a major highway,” and 37 percent of the town is legally protected from development.
Kennedy’s larger concern was over the size of the building, which covers an area of 116,000 square feet.
Horwitz shared those aesthetic concerns, though focused more on the “crappy flat roof.” Rather than experiencing Woodbridge’s unique rock outcroppings, said Horwitz, visitors will instead see a building that “diminishes the appearance, character, and quality” of the neighborhood.
He also described “safety issues” from the energy-efficient air handlers planned for the roof, which could both increase the risk of electrical fires and impede firefighters’ route to the building.
The building department won’t issue a permit “if the building is not compliant with the fire code,” responded Kathleen Hunter, an alternative commission member. The board ultimately agreed to add a condition that gives the fire department space to store a ladder on the property.
On the question of affordability, Horwitz agreed that more affordable housing is needed but questioned whether 12 units would “get us there.”
Kennedy pointed out that independent of below-market-rate units, the town has a dearth of rental options for young families, as well as older people who want to downsize.
“Some large projects will make sense,” responded Horwitz, but a building at 804 Fountain St. would “risk draining Bishop’s Pond, flooding the people downstream,” and “endangering our firefighters,” all without building much new affordable housing.
While the new development would only add 12 affordable units, said Hunter, Woodbridge hasn’t built a below-market-rate apartment since 1990. She argued that 12 more units would constitute a meaningful change from the current figure of 30.
Just before 10 p.m., the commission approved the special exceptions, with Commissioners James Horwitz and Paul Schatz voting to deny.
“I think we’re just making a huge mistake,” exclaimed Horwitz.
On Jan. 5, TPZ will consider revising its zoning regulations, which were recently amended to allow for more development. The current draft amendment would lower the maximum height of a building allowed in a residential zone from four stories to 2.5 stories, as well as reduce density and lot coverage allowances.
In a phone interview with the Independent, First Selectman Mica Cardozo said the upcoming review of Woodbridge’s zoning regulations reflect, at least in part, “public concern in regards this particular development.”