Zoners Approve Ridgefield Academy Expansion, Sewer Project

RIDGEFIELD, CT — The Planning and Zoning Commission on May 12 unanimously approved a long-discussed sewer infrastructure project on South Street and a special permit revision for additions at Ridgefield Academy, while advancing several zoning regulation changes involving traffic studies and application fees.

The commission voted unanimously to approve a special permit for relocation of a pump station and construction of a new gravity sewer line at 59 South St., following months of public hearings and discussion with nearby residents.

Commissioners added conditions requiring coordination with Planning and Zoning staff on easement language, traffic management and tree protection, as well as restrictions on construction hours near residences. Work within 200 feet of homes will be limited to 8 a.m. to 4 p.m. with no work on public holidays.

Chair Robert Hendrick said the applicant “made a solid effort to work with the residents and the town,” as described in the meeting minutes.

Prospect Woods Residents Voice Concerns

Before closing the public hearing on the sewer application, residents of Prospect Woods condominiums continued raising concerns about tree removal, trench depth and construction impacts near homes.

Resident John Wilson said homeowners support moving the project forward “but done in a manner that protects their properties.”

The Water Pollution Control Authority submitted revised plans showing significant trees and agreed to identify which trees may be removed during construction. Applicant representative Matthew Formica also said the WPCA would consider reducing trench depth in certain areas at residents’ request.

Ridgefield Academy Expansion Approved

The commission also unanimously approved a revised special permit for additions and site work at Ridgefield Academy, 223 West Mountain Road.

The proposal includes additions to academic buildings, campus improvements and roadway changes. Commissioners questioned project sustainability, lighting, driveway grades and the use of synthetic turf during earlier hearings.

At the May 12 meeting, the applicant team submitted revised materials addressing Plan of Conservation and Development consistency, drainage, vehicle circulation and lighting specifications.

Commissioner Joe Sorena expressed concerns about the synthetic turf proposal, while other commissioners praised the project’s overall organization and stormwater planning.

Traffic Study Rules Approved

The commission unanimously approved a zoning text amendment establishing updated traffic impact analysis requirements for development applications.

Discussion included roadway spacing, nearby intersections and how future developments should analyze traffic flow impacts. Hendrick said the language was adapted in part from Westport regulations.

Application Fee Changes Adopted

The commission also unanimously approved revisions to zoning application fee regulations after discussion about penalties for after-the-fact permits and enforcement burdens on staff.

Commissioners debated whether new property owners should inherit violations tied to unresolved permits and discussed future tree-related fee structures. The revised fee schedule is expected to take effect June 30.

Short-Term Rental Rules Still Under Review

The commission continued discussion of proposed short-term rental regulations without taking action.

Commissioners remained divided over whether rentals should be limited to primary residences and whether registration or special permits should be required after a certain number of rental days.

Hendrick said the commission should avoid creating incentives for investors to purchase homes solely for short-term rentals, while Sorena argued residents should generally be allowed to rent their properties however they see fit.

Additional Business

• The commission received an application to revise fencing at Tribeca Community School, 66 Grove St., Unit 1, and scheduled discussion for May 26.
• Commissioners also received an application for “Prospector Popcorn LLC” to convert space at 137 Ethan Allen Highway from retail to food manufacturing use. Discussion is scheduled for May 26.
  
• Discussion continued on broader zoning regulation revisions involving native plantings, EV chargers, lighting standards and project tracking systems.

The meeting was called to order at 7 p.m. and adjourned at 10:19 p.m.