Tag Archives: ROAN Ventures

Less than 2 weeks after its rejection, The Hamlet is back in the news.

ROAN Ventures — the developer of the proposed residential/ hotel/retail/event space Saugatuck project — appealed the decision.

In a filing late yesterday in Bridgeport Superior Court, ROAN alleges that Westport’s Planning & Zoning  Commission acted “illegally, arbitrarily and in abuse of discretion,” in its 4-0 vote (with 3 abstentions) on July 28.

ROAN asks the court to direct the P&Z to grant approval, and pay the developer’s legal fees.

The appeal was expected by many town officials.

Aerial rendering of the Hamlet at Saugatuck project. 

ROAN’s project began with a text amendment allowing development at the site bordered by Riverside Avenue, Railroad Place and Charles Street, and along the Saugatuck River.

It continued through many iterations, and hundreds of hours of meetings.

In its appeal, filed by attorney Eric Bernheim, ROAN says it complied with all applicable regulations, including “height, lot area, setbacks, building coverage, total coverage, building spacing, floor area, density, public waterfront access, architectural design, signage, parking and loading, traffic, public health and safety, and landscaping.”

Throughout the process, ROAN says, they worked with the P&Z’s consultants to address concerns, including building height, density and coverage.

The denial was “unreasonable, arbitrary and illegal,” the appeal says. The reasons for the decision were “inadequate, insufficient, and/or not supported by substantial evidence.”

Further, the P&Z decision “exceeded (its) jurisdiction and authority.”

The appeal alleges errors by the P&Z in incorrectly including a parcel not under contract in the total waterfront frontage, and referencing an “outdated and superseded rendering” of the waterfront buildings.

Furthermore, the court document says, the commission “ignored and disregarded all expert testimony and uncontested facts, from both Roan and the Commission’s own staff and … consultants,” in areas including traffic and the waterside garage entrance/exit.

The return date for the appeal is September 16.

“06880” reporter John H. Palmer writes:

The Hamlet is officially a no-go.

In what is probably the most unsurprising bit of news in Westport, the Planning & Zoning Commission voted last night to deny the application for the embattled Saugatuck development.

ROAN Ventures sought to develop a multi-use development of 11 buildings, including retail, hotel and residential, between the Saugatuck River, Charles Street, Franklin Street and Railroad Place.

The project was struck down by a vote of 4 “no”s, and 3 abstentions. The decision was widely anticipated, after the commission’s straw vote during its work session last Monday.

Last night became largely a formality, meant to officially vote on a resolution of denial written by planning director Michelle Perillie.

The most recent Hamlet plan. Railroad Place is at the bottom of the rendering. Charles Street is at the top Riverside Avenue on the right.

Official denials were recorded by commissioners Patrizia Zucaro, Amy Wistreich, Michael Calise and chair Paul Lebowitz. Commissioners Neil Cohn, Michael Cammeyer and Bre Injeski abstained from the vote.

“I cannot be in the majority tonight,” said Cohn. “We’re doing a real disservice to our town. I truly worry about the long-term consequences of our decision in our community.”

The project, which has been in development and negotiations for more than 3 years, has been met with great enthusiasm by some. Others voiced concerns about the effect it could have on traffic, parking, pedestrian safety, the environment and waterfront access.

The denial was based on reasons the P&Z felt that the application did not meet the requirements of the text amendment that was passed in 2022, creating a new zoning district in Saugatuck.

Among the items noted in the denial: the disapproval by the Architectural Review Board, as well as the opinion that the buildings proposed for the Hamlet “did not meet the scale or feel of a New England Vernacular Village,” as ROAN had billed it.

A majority of P&Z members opposed the “scale and feel” of the Hamlet project.

ROAN had come back to the drawing board several times after parking issues were raised, leaving commissioners feeling that there were more questions than answers.

Some of those issues included an unclear plan for on-site employee parking, loading and unloading zones, and underground parking stackers that would have created queuing concerns on nearby roads.

Pedestrian safety concerns were also raised about the “bend” on Railroad Place, where the entrance of one of the parking garages would have been located.

“The applicant’s proposal indicates that employees may have to take the train to work, which is unacceptable to the commission,” according to a draft of the denial resolution read by commissioner Zucaro Monday evening.

Another issue included in the denial was that the application did not conform with a waterfront accessibility requirement of at least 25 percent. The project as presented would have provided only 19 percent, according to the denial document.

Last night’s vote was the culmination of many P&Z meetings. This April public session drew a full house to Town Hall. (Photo/Andrew Colabell)

Town Attorney Ira Bloom told the P&Z last night that he expects ROAN Ventures to appeal the decision.

The developer has said publicly that upon denial, they plan to file an application with the town to build a 500-unit affordable housing development under the state’s 8-30g law. Three massive buildings, 8 stories tall – 6 floors of housing, above 2 for parking – would be constructed on the Hamlet footprint.

Because it’s an 8-30g development, the town would have far less say regarding parking and other issues surrounding the development.

“This door in our community is of course still open,” said Lebowitz, indicating that he’d be interested in seeing similar applications that could work in different parts of town.

He added that the threat of an affordable housing application as a “second choice” should never be a bargaining chip for future applications.

“To those who say we should have looked to the future and been worried about what they could bring, I say that would never be a choice for this commissioner. That’s a non-starter for me.”

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.