The Planning & Zoning Commission meets tonight (Monday, 6 p.m., Zoom).
There is one agenda item: the Hamlet at Saugatuck. With public input closed, the P&Z is now discussing the fate of the residential/hotel/retail/event space project.
Commissioners are in the midst of a 65-day period, in which they’ll render a verdict.
Hamlet project, as seen from the Saugatuck River.
The developers — ROAN Ventures — said last month that if they do not gain approval, they would file a pre-application for an 8-30g housing development on the site. The area encompasses Riverside Avenue from Charles Street to Railroad Place, part of Railroad Place, and Charles Street from the office building to Riverside
The 8-30g proposal would include over 500 housing units. Thirty percent would be deemed affordable, under state standards.
The 70% that comprise market rate units would be a mix of condos and rentals.
Three buildings, 8 stories tall – 6 floors of housing, above 2 for parking – would be constructed on the Hamlet footprint.
And – because it’s an 8-30g development – the town would have virtually no say regarding parking, conservation or other issues.
Artists’ rendering of possible 8-30g housing.
What would that mean? Here is a comparison of the Hamlet project, and the 8-30g.
Units: 57 housing units, 57 hotel units; vs. 500+
Height: 60 feet; vs. 100 feet (current design; no limit under 8-30g)
Setbacks: Enforceable under 8-30g; vs. can go up to property line under 8-30g
Mixed use: Restaurants and retail walkng paths; vs. residential only under 8-30g
Affordability: 20% (at 80% of mean income = 14 units within 1/4 mile; vs. 30% (15% at 80% mean income, plus 15% at 60% mean)
Architectural design: Yes; vs. no under 8-30g
Artists’ rendering of The Hamlet at Saugatuck.
Sightline to river: Yes; vs. no
River access: Yes; vs. no
Marina: Public access with transient spots; vs. no marina required under 8-30g
Parking: Underground to preserve look and space; vs. above ground under 8-30g (no minimal requirements)
Traffic improvements: Upgrades, including traffic lights and turning; vs. no traffic upgrades required under 8-30g
Proposed traffic improvements, in the Hamlet plan.
Remediation: Will remove soil and remediate land; vs. only cap soil while leaving toxins under 8-30g
Drainage: Improvements, including filtering; vs. no drainage plan required under 8-30g
Sewer use: 114 total keys online (57 + 57); vs. 500+ units may require additional expenses
Tax revenues: $6 million+ added to Grand List; vs. could generate more costs than revenue under 8-30g
School costs and impact: Minimal impact from 57 units; vs. likely large impact from 500+ units
Police Department: Minimal impact from 57 units; vs. greater impact from 500+ units
Fire Department: Fire chief signed off on fire lanes; vs. new equipment may be needed under 8-30g
Connectivity to Main Street: Shuttle provided; vs. no connectivity under 8-30g
Walkability: Mixed use, with boardwalk connection to Gault development; vs. no river access likely under 8-30g
Community use: Marina, paths, kids’ club, local food court; vs. not required under 8-30g.
Proposed event space, above Luciano Park.
Easy choice when you consider the trade offs. No one will be happy of course but the area needs investment and the 8-30g option would be the worst outcome. As the saying goes, elections have consequences and 8-30g is a perfect example.
It looks really nice but … it seems Westport is turning into a City and not a Town anymore. Is that the long term goal?
Diana, Same street layout as it was in 1910 when 4,500 people lived in town and we had trolley cars going to Bridgeport. My grandparents took the trolley car to Bridgeport to go to church.
Dan: I don’t understand your analysis.
There’s no reason why an 8-30g project can’t be part of a mixed use development utilizing only a portion of the property for residential units. Roan’s holdings consist of multiple lots which can be developed in different ways.
The 8-30g alternative doesn’t have to be 500 dwelling units in 8 story buildings, and just because issues such as site lines and access to the river don’t have to be considered under 8-30g doesn’t mean they couldn’t be, and ditto with the manner and extent of the required environmental remediation.
All of these issues as well as parking and traffic control are fertile ground for an acceptable negotiated plan that will serve the community better than either of the alternatives you have parsed.
Thanks, Larry. My analysis is based on what ROAN proposed as an alternative to the Hamlet: a 500-unit (perhaps more) 8-30g. I wanted to contrast their 2 proposals.
ROAN owns the rights. The town has almost no ability to intervene. Courts have overturned previous Westport lawsuits against previous 8-30gs. Just look to Fairfield, to see what’s happening there.
If it goes to 8-30g, the developer and investors will likely seek the highest possible density, at the lowest cost to them.
As a builder/developer in a nearby town that recently was approved for 102 units under 830g –I would recommend that the citizens review the proposal on the table and read the 830g regulations as housing is needed in all communities in our state. In my case the town didn’t even want to have a conversation and the 830g regulations are very clear.
Clearly ROAN doesn’t give a rat’s patootie about Westport. This is a hideous 830g option – 8 stories and 500 units. This is a disgusting threat to attempt to bully their way in. I don’t think even they would want to put their name on what they are proposing.
I agree. ROAN opts for extortion. I wonder where they got that idea.
These guys are real scumbags and blackmail artists. P&Z, call their bluff. A denial that would lead to what is depicted would be better than capitulation. Have the guts and brains to do it.
All developers are scumbags. They don’t care a bit about what towns want. They only care about the money.
is the orange guy a developer ?
Probably just another insurance fraud snake salesmen.
Thoughts?
I think he is a felon. and also was able to buy enough colateral to escape other charges. Everyone has an opinion. Thete are many felons and former jailed people leading the USA government. There are also many potential criminals who hire undocumented workers who for some reason never get charged. Many USA citizens could be charged with crimes if a spotlight or scope is illuminated on details of their business Furthermore there are instances where prosecutors bring charges for offenses that’s are exaggerated and poor defense hurts the opportunity to defend. I wonder how many local businesses in 06880 hire undocumented ? deli. nail salon. painters. landscaping car detail. tree care. fishing. masonry. roofing. I believe orange used undocumented workers in some instances. Lastly America loves the comeback. I guess you may not.
Clearly over the top John?😜🇺🇸
Touche.
👍🏼
Thanks Dan. I understand what you were trying to do and, as usual, you did it accurately. But the public needs to understand that despite what Roan chose as an 8-30g alternative to its current plan, this is not an either/or situation. There are myriad ways in which this development can be sliced and diced while still turning a profit for the developers and its investors. The challenge is to find the right mix which will serve the community as well as the developers.
Thanks, Larry. I think we both agree this is not an either/or situation. The P&Z can certainly approve the Hamlet, with conditions — as many as they’d like to impose, within the regulations.
A rejection means the P&Z would have virtually no input (beyond extreme safety) for an 8-30g, as long as 30% of the units are deemed affordable (vs. 20% in the Hamlet proposal).
Dan – Your side by side comparison list is interesting, and if it was a high school summer course real estate project, you’d get an A. But you are usually more of a journalist, who presents some perspective. The kind of perspective, and real world understanding of how real estate development works. You no doubt know that everything Larry Weisman – who is an expert- wrote above is true, so it’s disappointing you don’t relay that perspective.
Also, regarding the “Artists Rendering of the Proposed 500 Unit” 8-30 G Project”. It’s two dimensional, computer generated, and shows all the 8-story buildings in context of the existing surrounding streets of Saugatuck. Can you ask the men from Roan why in this whole process we have been thru in 2025, they NEVER once showed the P&Z or public a similar view of the so called “Hamlet” for which Westport’s P&Z will soon be voting?
….My guess for the reason they never have shown this, or built a model, is because they accurately feared that 1000’s of additional Westport residents would now be actively opposing their plan.
It may loom Dan but the 8-30g proposal is not before the Commission at this time and, in my opinion, this P&Z review should not be set up as an either / or scenario – that is what the developer is looking for. The Hamlet proposal should be the only one addressed at this stage and there are numerous, major concerns that have been identified and not properly addressed by the developer. That should be the sole focus for P&Z at this time. Specific public health and safety concerns of a potential 8-30g alternative can be addressed later, if needed.
Thanks, Todd. As I noted in my reply to Larry Weisman above, this is not an either/or situation. The P&Z is well within their rights to approve the Hamlet, based on as many conditions as they wish (within the regulations).
They are yes,within their rights to add conditions, but if they want to be elected in November they best not !
Considering the vast majority, and by a country mile does not want this approved, I’m confident that come November any commissioner who uses conditions to get this approved can say bye to re election.
Until I retired a few years ago, I was a senior urban planner, real estate specialist, and finance specialist. I have worked and lived in approximately 2/3 of the world and treat Westport as my “little piece of heaven”
Because of the total inexperience, and ineptitude and ignorance of the town, my little heaven has become hell.
Allowing this development would be one of the biggest mistakes that the town has made, which are numerous already. The town does not have the capability or the infrastructure to handle any more development. Just take a look at traffic, congestion, let alone lack of services, strain on the emergency services. General overview of excess development, overwhelming increase in population, and the lack of ability to handle such increases. This development should not be permitted.
Who gave the developers so much power… they stick and carrot the public – inferring it will be done cleaner and “better” without the 8-30g. Basically, saying it’s going to be done one way or another – pick your poison.
The traffic will be HORRIFIC while they are building and continual.
Someone(s) is making money.
Do we REALLY have a say… ? Do any of these developers live in Westport? Where are our elected officials?
who ? Mr Money 💰
P&Z should signal denial at tonight’s meeting ask for the 8-30g plan to be submitted ASAP. Westport could use 150 more units of affordable housing so might as well see what they have during the 65 day window.
Citizens of Westport should separately ask their elected representatives why they didn’t demand changes to 8-30g in exchange for their needed votes on other legislation instead of rolling over like puppy dogs. As I recall, it wasn’t that long ago that there were some close budget votes, for example.
I personally would urge the P&Z to deny the current plan that further stratifies Westport unnecessarily and in reality decreases affordable housing inventory as Roan will only replace current, and arguably more affordable housing on Franklin and close environs putting us further behind the eight ball.
I also wonder if White Roan will maintain their partnership with Westport based Roan as White Roan builds and manages only ultra luxuries properties and hotels( often to populate then sell). I find it hard to believe they would want their brand attached to homogenized affordable housing. If this is indeed the case will the local investors and Roan have the fortitude, financing and social conscience to complete such a massive undertaking without the White Roan partnership? I would think not nor would they want their names attached.
The bait and switch that prompted the spot zoning change was their downfall and rightfully so. Both our Zoning Board and Roan failed our good faith and now we have a vindictive monster on our hands. Lamont’s veto signals a future alllowance allows for-more local consideration and control and maybe enough
to allow someone to build a more modest mixed use development in our too important to be over run Saugatuck.
The loss of 3 luxury hotels, 56 multi million dollar condominiums underground stacked parking and what will be ridiculously overpriced retail and food establishments that will be an extreme sport to park for not to mention a marina for visiting boats that will add to the dangerous river and harbor traffic is not something most of us should worry about and in fact might want to applaud. Let’s put the party barn for hundreds without propriety parking to rest as well. I for one will be happy I won’t have to navigate going round and round a small rotary to park in Saugatuck while dodging who knows how many pedestrians. We can have a vibrant Saugatuck without all this nonsense. Let’s not let might make right especially to such banboozlers…
Just curious, who’s going to finance the 500 unit 8-30g project? And what benefit is it to ROAN to build it?
I’m in favor of the Hamlet over an 8-30 g development — both increase traffic but the Hamlet is much more attractive. Let’s not cut off our noses to spite our faces!
When we moved back to Westport in 2000, a 10 minute walk to the train (back when the parking waiting list was multiple years long), the rumors of a massive development were already out there.
For years, LandTech had “Saugatuck Center” plans on their website.
The 8-30g proposal is a disgusting threat, but nothing new and not unique to these guys. Tonight in Fairfield, the town will listen to and then reluctantly approve yet another 8-30g mess, this time a 45 unit apartment complex a few blocks from the beach on what’s currently two residential lots. That modus operandi will continue unabated until the 10% is reached, since it’ll never be repealed and moratoriums are just stays of execution.
Westport should come up with a plan for 600 affordable units perhaps across a handful of locations so to now overburden a single elementary school, set a model for other towns, and take control back from all of this predatory development.
I have to question whether putting in 8-30g is what ROAN would really do in the long run. It hardly fits in with the esthetic they are marketing, and might be a turn-off to investors in future endeavors.
It always seemed obvious to me, Dan, that you are in favor of The Hamlet, in all its iterations.
I think you and “06880” are terrific … but this piece, no matter how accurate in its either/or presentation, smacks of fear mongering.
I don’t trust a thing ROAN has done or said … and now they’re blackmailing us: either accept The Hamlet as is, or we’ll punish you with something hideous. I would hope anyone who supported them before is now as disgusted as I am.
In the meantime, I hope the powers that be can find a solution to turn this nightmare into something befitting Westport.
I don’t think that’s fair.
As others have pointed out, this doesn’t have to be an either/or, but obviously Roan wants The Hamlet in it’s entirety and if they don’t get they, the 8-30g train is impossible to stop. Delay a bit? Yes with taxpayer funded attorneys. But look no further than the Hiawatha project to realize developers don’t lose.
I suspect The Hamlet is approved with conditions,but as Matt pointed out in his email, that will have more to do with trash pick up hours, some construction rules, etc.
Ultimately all this Roan land is private property so this is no different than someone ripping down a 1500 sq ft split level colonial and building an 8000 sq ft McMansion.
As I said above: The P&Z can absolutely approve the Hamlet — with plenty of conditions, under the regulations.
Which is, apparently, what you’re pushing for.
Perhaps Dan has turned in to a realist? The Hamlet certainly seems like a better outcome than an 8-30g development that is the likely alternative. Perhaps not a 500 unit Soviet style housing development as suggested but almost certainly something way more dense than is currently proposed.
For better or worse, 8-30g doesn’t seem to be going away any time soon. If anything, the political winds in Connecticut are blowing the other direction. I assume you saw the legislation that the Governor recently vetoed? It will likely be back next year with some tweaks that might make it past Lamont and would certainly make it past a more progressive Governor.
As someone else suggested below, Westport would do well to get ahead of this issue and build its own affordable housing. Fast.
I could not agree more with you !
Dave Briggs and company have convinced people like Dan who are in the monstrous minority that the hamlet is fabulous ! Lord only knows why !
It’s a gross, self indulgent and pathetic Disney world.
I do not think this piece was appropriate. At all.
And if nothing else should have taken the opposite slant since almost every reader and resident HATES IT.
ROAN are tantrum throwers. They cannot bear to be told NO !
Let them carry out their threat.
I can’t wait to see them come up with 500 parking spaces. Because they have to even under 8-30g.
Plus no market rate unit will be bought by anybody without guaranteed parking.
And they will lose their shirts on the affordable which will have to all be identical specs to the market rate.. right down to the granite counter tops.
Can’t wait to see how that works out for them.
Ciara, please don’t put words in my mouth. Dave Briggs is a friend; so are many others, on all sides of the issue. None of them tell me how to think.
Todd Freeman is correct: there is no 8-30(g) pending before the Commission. Just threats and bluster. The PZ Commission , under clear Connecticut Supreme Court precedent, is absolutely precluded from considering purely speculative information of this nature when ruling on a pending application.
So it’s a 90 day delay.
They’ll submit formal plans. P&Z will hate them but have no choice. It’s a well worn path.
57 vs. 500? Decisions, decisions…
57 plus 50 plus 40 retail/restaurant plus a monster nasty barn for events, plus a large waterside restaurant. And no marina !
And not even 20% enough parking.
Hardly 57 vs 500….
And they do have to put in parking for the units – even the affordable ones.. which must be identical spec, size etc to all market rate. Let’s see them come up with 600 plus parking spaces.
Same size bedrooms/living space/ parking 🙂
No discrimination.
I can’t wait to see how that math works out for them !
Oh and same access to amenities.
No offsite affordable garbage. And 50% is the 60% affordable, if not all of it.
Maybe that is why Redniss is so hot on passing this new text amendment which PZ “continued” last week, but the same 3 commissioners who are so pro hamlet are also pro redniss’ text amendment which if passed give carte Blanche for nearly all affordable housing to be OFFSITE.
It’s verging on being even more outrageous than the text amendment passed specifically to suit ROAN.
You need to be awake last night for the goings on nowadays.
Blackmail
I have read these and earlier comments and feel I ought to comment. As an owner, builder and developer in many locations in the USA and nine foreign countries, I have rarely heard such over-the-top criticism.
While I might well have designed The Hamlet differently than Roan, I believe this development- basically as currently envisioned- will be a dramatic improvement to our Saugatuck neighborhood.
I do not mind the development partnership being blunt about the alternative uses for their assemblage. I know nothing of the inner workings at Roan, but it would not surprise me if, having spent considerable amounts of both time and money, they may well need an alternative approach. If our beloved town turns them down or imposes unrealistic or onerous restrictions I would fully expect Roan to find another plan; one that doesn’t require approvals from Westport.
I have seen the town give creative projects an endless run-around for 40 years. People have taken their plans, money and excitement elsewhere.To this day I believe our wonderful community has turned down or scared off some great projects. I think we are much poorer for it.
Westport is not the poorer for it … given how many people continue to want to live here, and how many developers continue to want to expand their portfolios here.
What makes Westport so attractive is our determination to not be forced into becoming something we aren’t.
Joey, many of us believe our wonderful community has remained wonderful because these “great projects” went elsewhere. I understand your perspective. You are a real estate developer, and believe that everything can be solved and made better by yet another store, or hotel complex or high rise. And this may not be your style of developing, but Roan is exhibit A for all that is wrong with real estate developers.
Had the P&Z initially not approved a text amendment that allowed for this quagmire this would not be an issue at all. Text amendments to zoning regulations are always “slippery slope” thus having 8-30G weaponized and sensibilities regarding scale and density of the proposal go out with the trash.
The text amendment did not cause this quagmire. 8-30g was the threat then which is why the text amendment was approved. Otherwise, construction probably would have already started on the 8-30g project.
absolutely disgusting. the mere threat has now made them bullies. where can we find a list of all owners and investors in this project? i say call their bluff, let them do 830g, lets stand up a monument with all their names right in the middle. my fear is that some people will approve of the project now using the threat as an excuse not because they really believe it but because they can easily say which option is better. can we all chip in for billboard trucks to go in front of the roan owners homes and protest?
what would go good in this area, a development like the gault one only a couple stories at most, some apartments/condos, and some retail. Roan can’t prove what they are trying to sell is good… probably why they havent shared a scale model nor used any facts to show impacts on traffic and how the area would remotely support the increased traffic when it takes 10-20 minutes to go from one side of the train station to the other on some normal days.
here is a crazy thought… i would normally be against this… but why doesn’t the town just eminent domain everything and make one big park? other towns have done just this. a developer buys property, goes to develop it, and they take it, for the greater good of the town. i have read and watched so many cases in new york state and other states and amazingly the town gets away with it or draws it out for 10+ years, which in this case may be worth it.
A fantastic suggestion, except we have a selectman( until November) who is purposely staying as silent as possible in public on the hamlet but in private is cheering them along.
She’d prefer to destroy downtown parking and build 7 million dollar sheds.
If only we knew the identity of all investors so we might understand what is going on with some of our administrations very strange agenda regarding hamlet.
Why is Roan in charge of Westport?
Thought Lamont updated the 830-G law to give towns more oversight? Maybe we need to ask our representatives to help?
Dave Loffredo, what meeting were you watching last night? It was readily apparent from what I saw and what many have reported here and elsewhere that Roan thankfully lacks the P&Z votes to push this abysmal project through. In the latter stages of the evening, talk of conditions was raised more by the minority P&Z commissioners hoping to salvage this project. Your mention of trash pick-up and construction hours as possible conditions vastly underestimates both the depth and breadth of opposition to this project voiced by many commissioners. Those minor considerations are nothing burgers in the relative scheme of things.
Rick Leonard, my comments at 4:56 pm yesterday guessing what they might consider, for a meeting that started an hour later? Lighten up champ.
Dave, my remarks were intended as much to redirect your guesses as they were to underscore how challenging it is to predict or handicap what may happen with this decision. Lighten up? The Hamlet is one of the most consequential decisions the P&Z has faced in years. We’ve been integrally involved in opposing this project over the past three years, as part of two different groups. Glad we’re on the same page in advocating for the right type of development for Saugatuck’s future.
Thanks Rick, I’m sure I over reacted as usual.
We over invested in a walkable Saugatuck house in 2000 because the word on the street was, evolution was coming. I’m with Principal Dodig (a legend btw for any newcomers) in sharing his frustration that the riverfront is a mess, the cleaners are still there, that weird “office building” hasn’t changed, etc.
As the WLL Instructional Softball Commissioner for more than a decade, I helped lead the resurrection of what was then Luciano Field. It was our little Fenway, tucked into the neighborhood, parents could walk to Dunkin.
Are there restaurants? Yea, but not 20+ as someone else commented. And most are in crappy buildings.
At this point while the Hamlet is far from optimal, at least it’s something.
I have never seen an analysis of “who is ROAN”, because I believe it’s a consortium of the current major landowners, and LandTech, and some slick real estate guys.
Anyways, I rode the 5:19am train (the real hard core guys had a 4:50ish train added) for more than a decade, so congestion was never a thing for me.
Interesting times