Save Cranbury plans to fight new White Barn development proposal

NORWALK, Conn. – The conservation area on the old White Barn property would increase by 4.9 acres in a new proposal put forward by Special Properties LLC, a legal entity of the Fieber Group, with 15 homes instead of the 21 homes planned earlier this year.

This is after Assistant Corporation Counsel Brian McCann informed the Zoning Commission that Fieber’s earlier plan did not conform with zoning regulations as it attempted to use land that was already designated as conservation land in gaining approval as a conservation development, a move that was described as “double dipping” by members of the Save Cranbury Association.

While the new plan would leave 67 percent of the property as conservation land instead of the previous 36 percent, members of Save Cranbury have released a statement calling for support for its opposition at an upcoming public hearing:

“Save Cranbury Association (SCA) is grateful for the corporation counsel ruling which supports the Association’s position on pre-existing open space density calculation, influencing the developer’s plan reduction from 21 homes to 15.

“With respect to the new plan, which has not yet been fully reviewed, SCA still has many concerns.  We continue to believe that this is not yet a plan that is consistent with the regulations and neighborhood profile.  Specifically, we have concerns regarding the setback from the wetlands and resulting hydrological and wildlife issues.  Furthermore, the current plan hijacks community value of the Stony Brook White Barn pond by destroying a pristine view while utilizing this aesthetic resource as a back yard to multiple homes.

“Save Cranbury Association urges Norwalk residents to comment on the new plans at the Conservation Commission’s upcoming public hearing, which will be held in late May or early June.”

McCann rained on Fieber’s parade in a Jan. 28 letter to the Planning and Zoning office. “A fair reading of the regulation does not allow credit for area which was already designated as conservation land,” McCann wrote. “Furthermore, the regulation requires the applicant to demonstrate to the commission the conservation purposes to be accomplished. No purpose would be served by allowing credit for land already conserved.”

“We were able to work out the issues we needed to work out. We had discussions with neighbors and have in fact withdrawn the (initial) application,” Attorney Elizabeth “Liz” Suchy of Carmody Torrance Sandak and Hennessey said to the Conservation Commission last week, after thanking them for waiting patiently for a new plan.

The dilapidated White Barn Theater and several sheds would be removed under the plan.

Nearly 2,900 square feet of wetlands would be filled in to widen the existing driveway off Newtown Avenue. This would be offset by excavation of 2,750 square feet of previously filled-in wetlands as the driveway off of Cranbury Avenue is eliminated. Additionally, there would be nearly 12,000 square feet of buffer improvements and there would be an attempt to eradicate the Japanese Knotweed stand under the power lines.

This plan would mean 1,200 square feet less of wetland disturbance than the Connecticut Friends School plan that was approved in 2007, Suchy told the commission.

Each of the 2,800- to 3,000-square foot homes would have its own pump to force sewage to run uphill, and there would be a force main down Cranbury Road to the intersection with Partrick Avenue, Holt McChord of McChord Engineering Associates told the commission.

“You may recall when we were here in the past with the previous application we went to the 25-year storm which is really town policy,” McChord said. “There were concerns with neighbors and such. We certainly were aware of the flooding issue on Stonybrook, so we have gone to the 100-year storm for our analysis on that.”

The presentation ended with a long silence, as commissioners at first said nothing. Chairwoman Karin DeStanfinis asked Suchy how many houses would be allowed on the property if the Conservation Development was not approved. Suchy said that would be 10 to 12 homes; Norwalk Senior Environmental Engineer Alexis Cherichetti said 10.

“There wouldn’t be quite as much land in conservation easement areas because our subdivision regulations don’t require that,” Suchy said.

The commissioners agreed to visit the property and set a date for a public hearing focused on the wetland impacts of the proposal.

Three members of Save Cranbury who attended the meeting said the new plan is better than the old plan, but they were still not pleased.

“For a city to go on a 100-year storm basis after what we have been through the last five years with erratic weather, pretty foolish,” said a man who declined to be identified.

Diane Lauricella took issue with Suchy’s comment about meeting with neighbors. “They have not met with all the neighbors,” she said.