Panel pans ‘live-work’ development proposal
NEW CANAAN — A 26-unit, seven building project proposed between Burtis Avenue and Cherry Street, deemed a “livework” concept by its development team, was received with some critique by the Planning and Zoning Commission Tuesday.
The proposal aims to merge four properties near the corner of Main Street and would include town houses, duplexes and apartments with eight private offices on the ground level that are directly associated with the eight units above. The live-work concept is similar to mixed-use development, where “the idea is to invigorate the ground floor,” attorney for the development Jackie Kaufman told the commission.
The small offices would provide a “way to get life on the street” where “retail is not always the best answer,” architect Philip Palmgren said. He noted there are already empty store fronts nearby on Main.
“I think this is an incredibly important site,” Chairman John Goodwin said.
The plans call for a range in unit size from of 1,000 to 3,400 square feet and the development would feature four affordable housing units.
The plans calls for eight units at 11 Burtis Ave. with three live-work areas, totaling 23,000 square feet; 11 units at 21-25 Burtis Ave. totaling 36,000 square feet, with a mix of two- and three-bedroom units; and five townhouses on Cherry
Street, including three single-family units and two duplexes, with one-, twoand three-bedroom units.
Commissioner Dan Radman and others raised concerns as to whether the design was the right concept for the neighborhood.
“What happens when it fails?” he asked as he questioned the practicality of having an office that the owner needs to go outside to enter. Other commissioners shared his sentiment, wondering aloud if the offices would be little more than “Zoom rooms.”
Commissioner John Kris worried that the “the site may be locking itself into a certain use.”
“I don’t know how useful the live-work will be in this context,” Kris said.
The development team pushed back against the concern. The live-work concept is “a proven model that has been done in the past,” Palmgren tried to assure the commissioners. “It is the best hope for Burtis.”
Newly appointed commissioner John Engel said that Burtis Avenue plays an important role in the health of New Canaan’s downtown, adding that he would not like to “write off Burtis Avenue as a retail.” Additionally, Goodman said he was aware of certain retailers who have expressed concerns over the town creating more retail space.
The design also includes privatized public spaces and green areas higher than street level, or “plazas,” that would allow residents to “enjoy a roof that doesn’t really look like a rooftop and provides greening space,” Kaufman said. The building would feature 51 parking spaces concealed behind the building.
Radman raised concerns that the development was not in keeping with the “vocabulary of what is already in town.” He raised concerns that the project did not seem appropriate for New Canaan, but rather “screams Dupont Circle in Washington D.C.”
The project would not improve the area, Commissioner Claire Tiscornia argued. “One of the reasons I don’t like Burtis Avenue is that at the beginning of the street, the buildings are so high they cast a shadow and creates a wind tunnel.” She worried this project would have a similar impact on the street.
Seeing that members of the commission were not enthusiastic about the project as it was designed, Kaufman told commissioners that she “had ideas” based on their responses and that the team understood their concerns.
Kaufman will return with her team for a future pre-application review.