Central Middle School Proposal 'On A Good Path': P&Z Chair

GREENWICH, CT — The Greenwich Planning & Zoning Commission began its examination of the Central Middle School project in a pre-application review on Tuesday, and the proposal received mostly positive feedback from members and residents alike.

The pre-application process generally allows for a non-binding discussion with the commission about the pros and cons of a proposal.

The project overview associated with application documents submitted to the town states that "the new middle school will house up to 660 students in approximately 125,000 gross square feet on two stories. The building will be designed with safety, flexibility, and sustainability in mind."

The current CMS building would remain functional as the new structure is being built on the same site.

"I think given all the design parameters we needed to address with the design and the other constraints on the site to keep an operational school during construction and so forth, I feel that the design team has developed a very successful design that addresses all those things and addresses the current pain points with the current existence at Central Middle School," said Kemp Morhardt from SLAM Collaborative, the architectural firm overseeing the project. "I think it's a vast improvement and a vast improvement in safety."

In the current proposed plan, the first floor will provide a secure main entrance. The first floor would be the central hub for assembly spaces such as the auditorium, gymnasium and cafeteria.

The main office, nurse and counseling suites, visual and performing arts spaces, family and consumer science, and innovation lab/woodshop would all be on the first floor as well.

The media center, special education spaces, and right-sized academic classrooms would be housed on the second floor, the project overview states.

"In comfortable climate-controlled areas with plenty of natural daylight, students will have the opportunity to participate in large groups, small groups, and individualized learning – flexible environments designed within the classrooms, break-out zones, and spaces in the media center," the overview continues. "Three well-defined pods are designed to support the two teams in each grade level. Between the pods, on-grade access to courtyard spaces nestled into the property’s forested north hill will provide safe outdoor classroom and activity areas."

Additionally, athletic fields would be redeveloped to support baseball and softball, along with a new multipurpose field.

Discussions during Tuesday's meeting focused on student safety and the queuing of cars and buses at the school during drop-off and pick-up times.

Currently, there is congestion on Indian Rock Lane and a backing up of parents dropping students off, along with bus traffic.

In order to remedy this at the new school, Morhardt said there are plans to provide "a significant queuing lane" for parent drop-off on-site in the entrance and approach drive.

The queuing lane could accommodate 60 cars with a formal drop-off zone for eight to 10 cars, Morhardt said. As cars come in and drop students off, they can peel around and exit the site.

A separate bus loop is also proposed which would be accessed with a right-turn-only from Orchard Street just south of Coachlamp Lane. The bus loop can stack up to eight buses, which could lop out one-way with a right-turn-only onto Orchard.

There are also several improvements proposed to increase pedestrian safety around the campus with strategically placed crosswalks and stop signs.

A "speed table" would be built on Indian Rock in the area of Ponderosa Drive which would essentially be a ramp up to a crosswalk, then a ramp down to slow traffic speed.

Commission Chair Margarita Alban said she has received emails from the public concerned about a single entrance for parents. Morhardt explained that bus and parent entrances are kept separate to prevent the co-mingling of cars, large buses and pedestrians.

"It's all based on student safety," Morhardt said.

Overall, Alban said the proposal "looks like a good start" and that it "seems like it's on a good path."

She offered up some guidance and issues for the applicant to think about before a formal application is submitted.

Alban said the commission had concerns about safety and the walkability for students around the campus, but she praised the proposed stop signs and raised crosswalk as "great ideas." She also urged the Central Middle School Building Committee and SLAM to think about possibly planning for speed cameras.

"We have to slow down the traffic on Orchard whatever we do," Alban said.

Alban also said the commission had questions about car and bus circulation at the proposed site, and requested data or research that showed the efficacy of a long, queue line.

There is a concern about parents dropping off their children prematurely and performing a K-turn to escape a 60-car queue, Alban said.

"I suspect many parents around the world and nation bail on those 60-car queues and pull a K-turn. How do we prevent that, how do we keep it safe?" Alban asked.

Drainage is also an area of concern for the commission.

About 120-122 parking spaces are being proposed for the new school, down from 250 which was originally asked for during the planning process, Morhardt said.

Another 30 cars can be accommodated in the bus loop for larger events, Morhardt added, and parking arrangements could also be made at neighboring parcels, like Greenwich High School.

Having less parking on-site reduces impervious surfaces, and therefore helps with flooding concerns.

"The commission believes that's important at present," Alban said.

Commissioner Nick Macri said the top elevation at the proposed site is 110 feet above sea level near Stanwich, and the low is 40 to 45 feet near the existing bus loop.

"You've got this big bowl you're going to be accumulating water in," Alban noted.

Lastly, Alban recommended trying to keep high-canopy trees where possible, and she requested a phasing plan for construction and details on where trucks and materials will be placed.

Several residents spoke during the public comment portion and offered support for the project. They urged the commission to support the new school as well.

"I am in full support of the separation of the bus and vehicle entrances," said Stephanie Cowie, the liason for the First Selectman's Advisory Committee for People with Disabilities to the Central Middle School Building Committee. "This approach will ease traffic concerns surrounding Central Middle School."

Cowie said so far, the proposal has been "spot on" in addressing ADA compliance.

Dina Urso, president of the CMS PTA, said the site plan addresses many shortcomings parents have to deal with, especially during drop-off and pick-up.

Katie Nogaki, a resident who lives across from the proposed exit for buses, asked the commission to consider gating the exit on weekends and during school days.

"The proposed exit is mandatory, it's needed, we understand it. But gating that exit is essential to our house, not only to the value of our home, the safety of our children, but the lifestyle that we'd like to lead," Nogaki said. "We are truly impacted by this new school."