Category Archives: Real estate

Medical Marijuana User Offers The Real Dope On Dispensaries

Recent proposals to build 2 medical marijuana dispensaries in Westport — at the sites of the former Bertucci’s and Blockbuster — have caused plenty of controversy.

They’ve also raised many questions — and led to many misconceptions — about medical marijuana in general, dispensaries in particular, and the laws surrounding both.

An alert “06880” reader — who uses medical marijuana, and who for health privacy issues prefers not to be named — writes:

In trying to dispel myths about medical marijuana dispensaries, it’s important to understand how they work. Some people think it’s like going to get milk. Others think legions of people will pour into Westport to use the facility.

There was even a suggestion that we move the dispensary downtown, to boost our economy. The idea was that many patients would buy their pot, then shop.

None of these are true. And none are possible.

To get a medical marijuana license, you must be pre-qualified by your physician. You then must see a state registered and licensed medical practitioner, who submits your paperwork.

The practitioner must see identification with your birth date, address and more. It’s like going to the TSA office for a pre-check or Global Entry card.

But you actually need more than that. You have to bring medical records, and at least 2 different pieces of first class mail addressed to you at the location where your driver’s license or passport says you live.

After the practitioner scans all this information, you pay. It’s a yearly fee. The license is good for only one year. Then you do the process all over again.

Here is the important part. When you go through all this, you must designate which dispensary you will use.

It is not the Wild West. You must pick one dispensary. Your license is valid at only one Connecticut dispensary.

Westport will be able to know — in real time — how many patients will use the dispensary. We will know exactly how many people are coming here to get medical marijuana. And we will know who they are.

Once all of this gets sent to the state, it takes up to 3 months to get your license (though temporary licenses can be received within 30 days). That is, if everything was scanned and submitted properly.

Before you set foot in the facility, you need to bring your regular ID (most likely a driver’s license) and your state-issued medical marijuana ID.

At the door, you put both IDs onto a scanner. The person on the other side takes a few minutes to verify your information. She takes a picture of you, and finally buzzes you in.

Each time you enter, a record is kept for the state — with your picture. It’s more like using your safe deposit box than buying a quart of milk.

Of course, there’s more.

Before going to the one location you have picked, you must make an appointment with the pharmacist at that dispensary. He goes over your medical condition with you, and makes recommendations. He also tells you what your per-month usage is.

There is a purchase limit every month. The amount is enough to treat the symptoms of your disease. I assure you, it is not nearly enough for a patient to become a pot dealer.

Medical marijuana is expensive. In fact, it’s about 3 times more expensive than the equivalent street value. It seems very unfair to the sick and infirm to be price gouged, but that’s the reality.

There currently is no price regulation. Allow that to sink in. If prices are crazy in Bethel, imagine what dispensaries will charge in Westport.

There will not be a steady stream of “riff-raff” coming into our town. Economics point to a much wealthier Fairfield County clientele using the facility. People will not go out of their way to come to Westport. They’ll go to the facility closest to them.

As for the facility itself, location is important. There must be enough handicap parking.

Is it possible to get medical marijuana without being seriously ill? Yes. Some people will skirt the law.

However, most patients are visibly, seriously ill.  Many have prosthetic limbs or oxygen tanks. They use wheelchairs and walkers.

Most people who go into a dispensary don’t even buy pot (as in, the plant). Smoking does not go well with most diseases. Instead they get oils, pills, strips for the tongue, tea or edibles (which are gross — they taste like you’re eating grass. Real grass).

A variety of medical marijuana edibles.

So: no dispensary downtown. People getting medical marijuana are not shopping and strolling. They are sick.

If we really want to help people in need, the dispensary location must be well thought out. It should be in the back of the building. It isn’t right or fair to have seriously ill people hanging out on the Post Road waiting to get in, while everyone drives by and watches.

We need to stop thinking of a dispensary as dirty, and start thinking of it as a medical facility. Your kids are not strolling in to get pot. No one is. Dispensaries are so innocuous in appearance that unless we had this town-wide debate, you’d never know they are there.

Compassionate Care — a medical marijuana facility in Bethel,

So how come medical marijuana can’t be sold in a pharmacy?

A couple of reasons. One is that there is no price regulation.

Another is that it is not FDA-approved.

Also, according to federal law, all pot is illegal.

As for the concerns about what will happen If pot becomes legal. I have no idea. I assume Planning & Zoning will deal with it the same way they deal with wine shops, or people who want to open restaurants that serve alcohol.

But that isn’t really the issue. Medical marijuana dispensaries are not being set up in anticipation of legalization. Medical marijuana is completely different than recreational pot.

That’s not the discussion we should be having. Do we want to offer to help people now, in our town, or would we rather keep making people in need drive 40 minutes away to get relief?

That’s the only question you need to answer.

Friday Flashback #83

As work proceeds on David Waldman’s latest project — converting the former Save the Children headquarters on Wilton Road into a retail/residential complex — it’s a good time to revisit Stevan Dohanos’ 1965 painting of the site.

Back then, it was home to Famous Artists School. Dohanos was one of those (very) famous artists who helped stay-at-home artists around the world discover their inner illustrator.

This painting — courtesy of Dohanos’ son Anthony — is a bit stylized. The house on Gorham Island is moved south, and Bedford Elementary School (now Town Hall) slides very close to Main Street.

But it provides a very realistic view of the days when Westport was the center of the illustration world. Even without Famous Artists, we were a town filled with — and honored by — famous artists.

P&Z Denies Daybreak, Postpones Pot

Westport’s Planning & Zoning Commission took action last night on one contentious issue, and heard from a herd of residents on another.

By a vote of 4-2, the board denied a proposal by Able Construction to build 11 homes at the former Daybreak Nurseries site on Main Street, near Weston Road. The units would have been restricted to people age 55 and older.

Neighborhood opposition, traffic concerns and possible soil contamination were among the major objections raised, before the vote.

Able Construction hoped to build 11 units of housing.off Main Street and Weston Road.

Residents also voiced strong opposition to proposals for 2 medical marijuana dispensaries on the Post Road. One is for the now-shuttered Bertucci’s restaurant, near the Sherwood Island Connector; the other is at the former Blockbuster video rental store near North Maple Avenue.

Among the opponents: 1st Selectman Jim Marpe.

No vote was taken. The P&Z will hear more from the public on April 5.

The former Bertucci’s — site of one of the proposed medical marijuana dispensaries.

Thinking About Trees

Alert — and worried — “06880” reader Jane Nordli writes:

The story of Victoria Gouletas — the woman hit by the falling tree limb — is so sad.

And it raises an important question, though I don’t know if there is an answer.

Our trees have become dangerous, literally. Most of my neighbors’ yards were littered with branches and limbs from last week’s storm. Our next door neighbors are renters, so I don’t know when their mess will be cleaned up.

But the trees separating our property are ginormous, and terrify me. The yard is full of downed limbs — big ones. If just one of those trees came down, it would crush my house.

More than a week after the March 7 nor’easter, yards are still littered with tree limbs.

Should something be done to prevent another horrendous accident from happening?

A few years ago, someone was killed in their car here by a falling tree. Do other communities with gigantic mature trees do anything to protect their citizens? Is it a stupid question to ask?

I have some big trees as well, so I’m not casting aspersions. I hear the buzz saws going every day, so I know the tree guys (and gals) are cutting away and chipping the dozens of fallen branches, sections of trees, giant limbs and so on.

I don’t know that there is anything we can do but put up with the mess, and the possible heartbreaking harm to ourselves.

But if anyone has an idea, let’s hear it.

Many of Westport’s trees fall close to homes. Some fall on them. (Photos/Jane Nordli Jessep)

[OPINION] Daybreak Traffic Pattern Won’t Work

RTM member Mark Friedman’s District 3 includes the former Daybreak property, where a new 9-home development has been proposed. He writes: 

I am in favor of smart development in Westport. However, with its horrific new traffic pattern, the proposed development at 500 Main Street is not smart.  Having attended P&Z meetings and spoken with dozens of Westporters about this proposal, I have concluded that the proposed new traffic pattern adds significant danger to the lives of residents but fails to benefit the town.

Given the wide discretion afforded the P&Z in considering applications for Special Permits, the additional hazards presented by the proposed new traffic pattern serve as a moral imperative to deny this application.

The developer’s proposed traffic pattern poses new and additional threats to public safety — at an intersection haunted by dozens of accidents over the last few years and given the lowest possible grade by the town’s traffic consultant: an F.

To this clear and present danger, the developer suggests adding a new road that connects Weston Road to Main Street, roughly parallel to Daybreak Lane.  In its current iteration, the new street would flow one way, southbound, from Weston Road to Main Street.

Unfortunately, this configuration would pose new safety issues on both Weston Road and Main Street.

Looking south on Weston Road. Easton Road is to the left; Main Street to the right. The proposed development is at the former Daybreak property, bordered by Weston Road and Main Street.

On Weston Road, the danger would be acute for those taking a left turn into the new road because cars accelerate in the other direction from the 4-way stop sign at Easton/Weston Roads.

The peril for cars exiting onto Main Street from the new throughway could be even greater when they try to turn left, towards town. This results from the blind corner and terrible sight lines for cars heading around the bend on Weston Road/Main Street.

An estimated 30,000 cars traverse this route daily at an average speed of 41 miles per hour; approximately half, or 15,000 cars, thus travel in excess of 41 mph, making the limited sight lines — and stopping distances — all the more perilous.

Moreover, cars exiting the proposed new road may have their own sight lines restricted further by northbound traffic on Main Street. A “no left turn” sign on the new road, while perhaps theoretically appealing, would likely be disregarded regularly, given the apparent convenience of a left turn when heading towards town.

Main Street, looking east at the Weston Road intersection.

Switching the flow of traffic to the opposite direction — which the developer originally contemplated — on the new proposed street creates new and different hazards.

There would be significant peril for cars turning left from the new street on to Weston Road, as there could be limited opportunities to enter this congested road Cars accelerating from the 4-way stop could t-bone a turning car.

The possibility of a car turning left inching onto Weston Road, thus backing up traffic to the 4-way stop and beyond, is high during peak traffic times.

Worse, if traffic flowed northbound on the new street, from Main Street towards Weston Road, then cars heading southbound on Main Street  that want to enter the new road would frequently have to come to a full stop on that busy thoroughfare — immediately after a blind turn with extremely limited sight lines.

In a best case scenario, this increases traffic dramatically. In a worst case scenario, the stopped car gets rear-ended by one of the 15,000 cars a day that travels in excess of 41 mph around this blind turn.

Cost benefit analysis requires that the P&Z reject this special permit, and they have wide discretion to do so.

In the fall elections, voters resoundingly demanded that the town address traffic and safety concerns.  Further, hundreds of residents have signed a petition protesting the traffic hazards that this proposed development presents with its new traffic pattern.

A 9-home development has been proposed for the former Daybreak Nursery property.

Town officials have a moral obligation to protect the health and safety of its citizens and a duty to listen to voters.

This is especially pertinent when the suggested benefits of a Special Permit application are so meager. The prospect of each Westport household “benefiting” from the 50 cents a month of incremental tax revenue this project might yield does nothing to change the calculation.

Nor does the suggestion that this proposed 55 and up development somehow qualifies as senior housing. While the town does need to consider senior housing alternatives, age 55 is hardly senior.  Moreover, the perils of the proposed new traffic pattern are especially significant for actual seniors.

Finally, given the current real estate slump and overabundance of houses on the market, adding new supply — especially high density housing that is out of character of its neighborhood — actually damages the finances of every homeowner in Westport.

As citizens, we all know that the intersection of Main Street, Easton and Weston Road presents a clear and present danger.  As a town, we cannot afford to approve a new traffic pattern that creates new perils.

We’re #19. That’s Rich!

Nearly every day, someone sends me a story with a Westport ranking.

Our school system is #1 (or #5 or #163) in the state (or nation).

We are the 13th most livable community in the country, or the 29th safest.

We have the most dogs per capita in Connecticut. Or Teslas. Or toaster ovens.

Most of those emails are quickly deleted. Statistical parameters are arbitrary. Some of the surveys are contradictory (Staples is rising in the rankings! No, it’s falling!) The stories themselves are clickbait.

But here’s one worth publishing. It’s based on fairly hard data.

And, on this slow news day, it’s sure to generate comments.

Bloomberg has just released its list of “America’s 100 Richest Places.” The only criterion: average household income (according to 2016 US Census data).

The richest community in the country is Atherton, California. That Silicon Valley town — near Stanford University, Facebook headquarters and other wealthy, high-status, high-tech stuff — had an average household income of $443,400.

A typical house in Atherton, California …

Scarsdale, New York was 3rd ($387,600). The first Connecticut town was Old Greenwich (#7, $334,900). Darien was 10th ($327,900).

Westport is the 3rd Connecticut town on the list. We check in at #19. Our 2016 average household was $282,400.

Let the comments begin.

(Click here for the full Bloomberg story. Hat tip: Avi Kaner)

… and a typical one in Westport. (Okay, it was recently sold by a guy named Harvey Weinstein.)

Next Up For P&Z: 2 Medical Marijuana Dispensaries In Town?

The first 2 items on the Planning & Zoning Commission agenda for Thursday, March 15, are straightforward: applications for a building and parking lot on Elm Street.

The second 2 items are different.

Shoreline Alternative Care — which runs the new integrative pharmacy near Shake Shack — is applying for a special permit and site plan approval for a medical marijuana dispensary facility, and a change of use from restaurant non-patron area to retail, for 833 Post Road East. That’s the former Bertucci’s restaurant, at the foot of the Sherwood Island Connector.

Then, Acreage Connecticut LLC requests a special permit and site plan approval for its own medical marijuana facility and wellness center, for 1505 Post Road East. That’s the former Blockbuster video rental center.

Connecticut legalized medical marijuana in 2012. There are currently 9 dispensaries in the state. Two are in Milford; one each are in Bethel, Branford, Bristol, Hartford, South Windsor, Uncasville and Waterbury.

There are 4 grow facilities, in Portland, Simsbury, Watertown and West Haven.

The P&Z’s March 15 meeting is at 7 p.m., in Town Hall. The public may comment on the applications. Click here for the full agenda.

(Hat tip: Dick Lowenstein)

On The Meeting Docket — And Off

In November, Westport’s Parks & Recreation Commission unanimously approved construction of a new walkway and bathrooms at South Beach — the no-lifeguard, cookout grill, alcohol-permitted section beloved by picnickers and sunset-watchers.

The walkway will be similar to the one installed 2 years ago, from the pavilion near Joey’s to the cannons. Made of cement, it features wooden railings open to access every 2 cars.

It will connect to the current walkway at the cannons. It continues to the cut-through road near the kayak launch, then joins the gravel marina walkway via a crosswalk.

The current roadway would shift slightly north, to accommodate the new walkway. Several parking spots would be lost.

Plans for the new walkway and bathrooms at South Beach. Click on or hover over to enlarge.

The bathroom — to be built on an unpaved area just south of the pickleball courts — will include an outdoor shower and water fountain. The exterior is white with blue trim, and brick accents.

The projected cost for the walkway is $429,643. The bathroom cost is $257,473.

This Thursday (February 15, 7 p.m., Town Hall), the Planning & Zoning Commission will discuss the proposal. The meeting is open to the public.

One meeting that will not be held is the Saugatuck Transit Oriented Design Master Plan Steering Committee. Their study — funded by a $450,000 state grant — was to be presented at a public session this Monday.

According to RTM member Matthew Mandell, “changes requested from the last meeting were so broad that there was no way to get a new draft in time.”

It’s unclear, Mandell adds, whether the public meeting will be rescheduled — or if there will be public comment at all.

He does not even know if the committee will vote to accept the report — which includes parking decks, new housing units, new retail and office play, but did not include a traffic study.

The state has extended the deadline for the TOD report to be filed. It’s now due in late March.

Phil Levieff Is In The TecKnow

Phil Levieff takes his hands off his Tesla’s steering wheel. The self-driving car zooms up Sturges Highway. It avoids an oncoming vehicle. It does not crash into a mailbox on my (passenger) side.

We arrive safely at Levieff’s house. We get out in the driveway. The garage door opens. The car drives itself inside, and parks.

Phil Levieff

We walk around the back. Levieff talks into the air. The back door unlocks. We stroll inside. He commands the lights to go on. Instantly, they do.

Of course, there’s only so much that technology can do. Levieff has to light the logs in his fireplace himself.

But that’s about it. Levieff is an early adopter. His car and home are as cutting-edge as 2018 gets.

The house includes 177 connected devices, operating in 24 zones. His voice controls lights, locks, thermostats, TVs, music, security cameras, alarms, blinds, fans, garage doors, solar storage and irrigation.

But Levieff’s home is not just a one-off. His business —  TecKnow — works with leading tech companies to “build the home infrastructure of the future.” It’s an attic-to-basement, indoor-and-out service that customizes and integrates the best home automation technology for individual homeowners.

They design, install and program your “smart home ecosystem.”

And — this is key — they teach you how to use it.

Nearly everything in Phil Levieff’s living room — in fact, the entire house, inside and out — is interconnected, and voice-activated.

Think about how many features of your smartphone you don’t use — either because you have no idea they exist, or you can’t figure them out.

Now multiply that by an entire house: TVs, music, kitchen, HVAC. You may not understand it all.

But Levieff does.

A Tesla battery in the basement runs Phil Levieff’s entire house.

The 1988 Staples High School graduate has been a tech geek since his days  building the first networked gaming PCs. He spent 23 years working for Automatic Data Processing (ADP), leading sales, marketing and strategy teams.

Now he’s struck out on his own. All he has is an Apple Watch, Apple TV remote, iPhone, iPad, Mac, and a Dick Tracy-like, intriguingly technologically advanced home on the Westport-Fairfield border, where he lives and utters voice commands with his wife and 2 kids.

Well, okay. He’s also got a great logo. It suggests the power of a voice, a Wifi geofence and the sun to efficiently run a home.

And Levieff has clients, both for new construction and retrofits. He’s turned Robin Tauck’s new Old Mill home into a smart marvel. He’s working with other homeowners in the area, and Massachusetts. Oh, yeah: Ralph Lauren too.

Levieff has spent the past few months offering demos to builders, architects, brokers, developers and skilled workers.

“A lot of people have tried and failed in smart home technology,” he says.

He is adamant he won’t be one of those.

After all, when it comes to home ecosystems, Phil Levieff has the “tech know.”

TecKnow ties together every element of a smart house.

Pics Of The Day #293

The famous pink house across from Elvira’s, on Old Mill Beach … (Photo/Katherine Bruan)

… and around the corner on Compo Cove, there’s this house … (Photo/Betsy P. Kahn)

… and this. (Photo/Betsy P. Kahn)