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09/24/2024 02:33 PMAlmost six months after appearing on a Planning and Zoning Commission (PZC) agenda, there’s still no decision on the future of 6 Opening Hill Road.
The Emily Hall Tremaine Foundation, a nonprofit organization that funds projects focusing on the arts, environment, and learning differences, submitted an application to the Planning and Zoning Commission (PZC) earlier this year seeking to transform 6 Opening Hill Road into the nonprofit’s headquarters. Currently, the foundation operates out of New Haven. The property was part of a larger 76-acre estate previously owned by the foundation’s namesake family for more than 50 years before it was sold in 1994. The foundation purchased a small 6-acre section of the property in February 2023 for $925,000. According to a letter submitted to the Economic Development Commission (EDC) on April 16, Tremaine Foundation president Michelle Knapik, outlined plans to restore key elements on the property and conduct “philanthropic and education activities at the site.”
The PZC continued deliberations on the application at its Sept. 19 meeting. Town Planner Erin Mannix provided the commission with a 10-page draft decision, pieces of which were reviewed by Town Counsel Kari Olson.
"I did not have Kari review the entire draft language. At this point, I wanted the commission to put eyes on it and see if it's going in the right direction," Mannix explained.
According to Mannix, the draft is an approval with conditions, with facts and findings about the application spelled out in addition to the decision. She noted the draft addresses concerns raised at the PZC's public hearings, including traffic noise, lighting, and septic.
Throughout the PZC's public hearings and meetings since April, issues of traffic, noise, and septic proximity, among other complaints, have been voiced by concerned neighbors. Since Opening Hill Road is not a main road, residents are concerned about the potential level of traffic and the foundation’s request to hold gatherings of more than 13 people. Residents have asked the commission to require a zoning monitor or police officer in the case of a noise complaint if the foundation hosts larger events.
The PZC voted to table conversations for its next meeting on Thursday, Oct. 3. The draft decision is expected to be reviewed by Olson in advance of the meeting so commissioners can review any proposal additions or changes to the draft.
"This special exception use of educational and philanthropic is new to us obviously, and it's very unsual," said PZC Chair Carol Snow. "That's one reason why we've gone into a great deal of detail, spent a lot of time thinking about it, deliberating."
The commission stated their parameters as to how the foundation would be able to obtain a Special Exemption Permit, including making sure that the foundation abides by its previous statement as to how it plans to use the property and that “the public convenience and welfare has been substantially served and the appropriate use of the neighboring property will not be injured,” Snow said.
It is this condition that has had the commission butting heads on how to address it. Residents have voiced numerous concerns about how having a business in a residential area can damage their property value. Those residents who have addressed this issue at previous meetings have used examples of businesses moving to residential areas in and outside of Connecticut and have claimed that the value of property in the area had fallen.
The PZC will continue discussions at its Oct. 3 meeting, but Snow said that a final decision may not be made until “the second meeting in October,” which is slated for Thursday, Oct. 17.