Im a meeting which lasted over four hours, the Planning and Zoning Commission approved St. Luke’s School’s proposal to construct a single-level parking garage beneath its Watson Turf Field, along with an updated artificial turf football field. This development has sparked debate among local residents and stakeholders.
The proposal was created by St. Luke’s to address traffic congestion and parking limitations while renovating the aging Watson Turf Field. The garage will provide 177 new parking spaces, with an overall limit of 300 designated parking spaces on the site. The approval includes several conditions to mitigate potential impacts on the community.
Residents have expressed concerns about the project’s impact on the residential character of the area, potential environmental effects, and the risk of increased noise and light pollution. Critics argue that constructing a high-capacity parking garage in a residential zone deviates from existing zoning regulations, which currently prohibit such structures outside business or retail areas. They fear this could set a concerning precedent.
Opponents have also raised alarms about potential water pollution and the presence of harmful substances like per- and poly-fluoroalkyl substances (PFAS). Concerns regarding notification requirements for environmental assessments have been raised.
In a recent interview with The New Canaan Sentinel, local resident Sarah Pierce expressed her disappointment with the Commission’s decision, emphasizing perceived flaws in the application process and the impact on property values.
The Commission’s approval included several key findings:
St. Luke’s currently complies with their 2013 special permit conditions.
The new garage and corral for queuing will address current traffic congestion on North Wilton Road.
The proposed drainage and stormwater management plan meets town standards.
The project aligns with the community’s needs and the school’s long-term vision.
Despite these findings, the approval was not without concern. The Commission acknowledged that the relationship between St. Luke’s and the neighborhood has grown increasingly tense. As part of the conditions, St. Luke’s must designate a neighborhood liaison to address complaints related to non-compliance with lighting, security, and noise concerns.
Environmental consultants for the project assured that environmental considerations, such as effective stormwater management and the use of eco-friendly materials, were incorporated into the design. Traffic experts argued that the new parking facility would manage traffic flow and reduce congestion.
The approval of the text amendment and special permit with conditions allows St. Luke’s to proceed with its proposed development. The text amendment, effective June 28, 2024, permits single-level parking structures to be exempt from building coverage in residential zones under specific conditions. The special permit, effective July 1, 2024, includes detailed conditions to address traffic, environmental, and community concerns. The Planning and Zoning Commission approved the special permit with a vote of 6 to 3.
The Inland Wetlands Commission also voted to approve the proposal.
Other Business:
The Planning and Zoning Commission reviewed and approved Grace Farms’ annual request for summer court usage. The request was unanimously approved by the commission. Grace Farms also submitted a request for approval of their annual auction benefit raffle. The commission approved this request unanimously.
The Vue Traffic Analysis:
The commission reviewed a traffic analysis for The Vue, a residential development in New Canaan, as required when occupancy reached 90%. The analysis concluded that the development is not under-parked and has sufficient parking for future full occupancy. The commission noted that there were no complaints about parking or traffic related to The Vue and accepted the analysis without needing a formal vote.
Executive Session Scheduling:
The commission scheduled a special meeting for June 13, 2024, to conduct two executive sessions. The first session will discuss the pending appeal for 751 Weed Street, and the second will address a settlement for the 57 Reining Ridge application.
