Tag Archives: Planning & Zoning Commission

Once again last night, ROAN Ventures showed town officials revisions to their Hamlet at Saugatuck plan.

Once again, those officials had more questions.

Last night’s virtual Planning & Zoning Commission meeting — another 6-hour marathon — was intended to bring the residential/retail/hotel proposal closer to a vote.

On Tuesday, the Flood & Erosion Control Board approved the plan. Yesterday, the Board of Selectwomen tabled a vote on the traffic portion — pending the P&Z’s decision.

That may come soon. Or — in a procedural move to allow more time, because state law mandates 65 days of deliberations beginning June 18 — the application may be withdrawn, and immediately resubmitted.

ROAN — the developers of the project — addressed some of the thorniest issues last night. They addressed changes made, based on previous feedback, to parking, building heights, floor area and sightlines.

Primary peer reviewer Dave Ginter noted that the application complies fully with regulations and the P&Z’s text amendment, which paved the way for the project.

The town’s traffic consultant called the plan workable, but asked if ROAN had any other locations for the entrance/exit to the waterside parking garage.

ROAN’s traffic consultant said they did not believe there was any other suitable location, due to the need for river view access, and the limited area they own on Riverside Avenue.

The Hamlet plan. New buildings are shaded. Railroad Place is at the bottom; Charles Street is at top. The Saugatuck River is on the right.

Commissioners questioned contractor parking, loading zones and truck traffic. ROAN offered assurances for on-site management of deliveries, and said they removed a tunnel to create more commercial loading zones.

They reiterated traffic studies — noting that it did not include COVID data — and said that their proposed improvements would save time.

A great deal of time was spent on traffic flow, particularly where Riverside Avenue meets Railroad Place. “Calming measures” like raised pedestrian crossings and blinking signs are among the items planned by ROAN.

Traffic plans, for the area around Ferry Lane, under the train tracksk and toward the parking garage at Riverside Avenue.

One unknown factor is how any state Department of Transportation Cribari Bridge reconstruction project would impact traffic throughout Saugatuck.

ROAN also addressed the construction timetable. The project would be broken into phases, though there might be overlaps between them.

When the public finally spoke, many addressed items like traffic and building density.

The Hamlet got a boost from Roger Leifer, who called the Hamlet “good for Westport.”

Bill Kutik was not so sure. Noting the lack of a scale model, he warned of “towers as high as the I-95 overpass,” high-rises that “block the sun,” and gridlocked traffic.

The next P&Z meeting is Monday (June 16, 6 p.m., Zoom).

(Reporting by Catherine Campognino)

“06880” intern Katherine Phelps reports:

It took another 5 hours. Over 80 people joined the Zoom call.

When it was over, there was still no resolution on the Hamlet at Saugatuck proposal.

But the controversial retail/residential/hotel/marina plan took another step forward last night, at another Planning & Zoning Commission meeting.

The proposed redevelopment between Riverside Avenue, Railroad Place and Charles Street faced a complex mix of support, concerns, and outright objections.

The revised version of the plan is significantly scaled down from the initial 2022 proposal. But residents and commissioners say questions remain about density, environmental impact, traffic, and architectural fit with Westport’s coastal New England character.

Proposed buildings on Riverside Avenue.

P&Z chair Paul Lebowitz praised elements of the plan, including the waterfront access, event barn, and environmental cleanup efforts.

“I appreciate the drainage aspects, because now they’ll exist. Before that, everything would go into the water,” he said. 

However, he expressed concern over the hotel’s size and the overall density, echoing sentiments of residents who feel the new version still overwhelms the character of the area.

Lebowitz also raised logistical issues like access and drop-off near the barn, sidewalk safety, and parking, particularly for Black Duck customers. The Hamlet team countered that customers would park under the I-95 bridge.

Aerial renderings of the Hamlet project.

Commissioner Michael Cammeyer pushed for collaboration and transparency, expressing particular interest in Hamlet’s plans for the marina and dock access. 

ROAN Ventures — the developer — referenced the successful example of Rowayton Seafood in terms of marina management, and stressed the need to ensure that transient slips are used effectively.

Cammeyer also voiced concern over potential traffic congestion during events, especially given the timing of evening trains and rush hour. 

Much of the discussion focused on traffic flow, loading docks and delivery logistics, especially given Westport’s heavy commuter culture.

Commissioner Bre Injeski questioned how daily deliveries and waste management would function. The Hamlet team said a more detailed report would be submitted next week, including plans to restrict larger delivery vehicles to the street, and limit on-site access to smaller Sprinter vans. Deliveries would be managed during specific time windows, with on-site staff ensuring compliance.

The view on Railroad Place.

“There’s still a lot we don’t know,” Injeski noted. “And deliveries near pedestrian crosswalks during commuting hours are a real safety concern.”

Amy Wistreich flagged concerns over building setbacks, sewer capacity, and the potential floodplain issues surrounding the event barn. However, the Hamlet team assured the commissioners that sewer capacity was more than sufficient by citing underutilized land areas.

Commissioner Michael Calise questioned the quality of the proposed public spaces, stating that what Hamlet is presenting as “open space” is more akin to setbacks. 

“A sidewalk is not a gathering space… An open space is where 25-30 people can congregate,” Calise said.

He expressed concern that the barn’s placement could disrupt the floodplain and raised a legal question about the stone wall the town owns that may have to be relocated.

Meanwhile, P&Z director Michelle Perillie and attorney Patrizia Zucaro pushed for clarification on what approvals the project still requires, particularly those tied to infrastructure and right-of-way usage.

Hamlet’s legal team noted that certain bridge and roundabout designs require special approvals, but reassured the commission that state and local compliance remains a top priority.

Traffic improvements, suggested by the ROAN Ventures team.

Fiona Flynn of SLR, representing the traffic planning side, said the first step in the approval process with the Office of State Traffic Administration — traffic volume approval — had already been completed. However, P&Z must give the green light before submitting step 2, which involves more detailed drainage and safety plans.

Flynn also detailed pedestrian safety improvements, such as reducing the walking path’s exposure by 8 feet and ensuring that 13-foot travel lanes are utilized. She emphasized that a full state review is pending and will involve detailed coordination with the Department of Transportation, including hydraulics and drainage.

Commissioner Neil Cohn voiced support for ideas for a courtyard and green space where children and families can gather, emphasizing that this project should make people feel like they are a part of the community. 

But obstacles remain. Many residents and commissioners feel the project, despite being scaled back, still clashes with Westport’s identity.

Officials now await Hamlet’s follow-up reports on loading logistics, traffic management, and environmental compliance. Commissioners will continue to listen to public concerns.

Hamlet representatives maintain that they’re complying with all required regulations, and are open to reasonable modifications. 

“We’re not asking for favors,” one said. “We have traffic experts who believe our design will improve the current conditions.”

No decisions were made on the proposal. The current plan — to render a P&Z decision by June or July — may not be met, Lebowitz said. Other town bodies must still weigh in too, before P&Z renders its verdict.