Groton Open Space Association

GOSA Formally Requests ASH Halt, Buildable Land Definition

GROTON — The Groton Open Space Association formally requested Feb. 7, 2007, a moratorium on new applications for Active Senior Housing and adoption of a definition of buildable land linked to permitted housing densities.

GOSA documents requesting zoning amendments to implement these measures were delivered to the Office of Planning and Development Services (OPDS) by Priscilla Pratt, GOSA president, along with a GOSA check for the $400 zoning amendment review fee. The documents were accepted by the OPDS for processing.

An OPDS staff member told Ms. Pratt that rules call for the Zoning Commission to hold a public hearing on the application within a maximum of 65 days from the next Zoning Commission hearing, scheduled for March 7. The commission hearing that had been scheduled for Feb. 7 was canceled last week because of a lack of formal applications.

The application would exclude from development “any area classified as inland wetlands, watercourses, areas of 100-year flood hazard, or having a slope in excess of 15% or having naturally occurring exposed ledge or rock outcroppings exceeding 150 square feet in horizontal area.”

Under the GOSA proposal, only the developable, or buildable, area would be counted in determining allowable densities. At present, all land in a given tract, including land that is under water, may be counted in determining the number of units permitted on the tract.

At present, for example, a 100-acre tract in an area zoned for half-acre lots could support an Active Senior Housing complex of 200 units, even if 60% of the 100 acres were wetlands. Under the GOSA proposal, at most 40 acres of the 100 total acres would count in the calculation of permitted units. That would limit the maximum size of the development to 80 units. The 60 wetlands acres would be excluded from the calculation.

GOSA seeks a moratorium of one year on Active Senior Housing — units that theoretically are occupied 80% by adults at least 55 years old — or until ASH can be comprehensively reviewed. The review would include consideration of “environmental, open space, density, taxation, and related standards applicable to such developments…”

The 2002 Groton Plan of Conservation and Development urged adoption (on Pages 79 and 82) of a buildable land definition, and GOSA has been calling for a definition for two years without success.

Ms. Pratt said the application was necessary in view of the lack of action and current severe “development pressure” on the town.

The issues of a buildable land definition and ASH resurfaced dramatically last summer when a Massachusetts builder unveiled plans to put a 241-unit Active Senior Housing complex on 60 acres of a 105-acre tract on Fort Hill. The steeply sloped area contains at least 11 wetlands and is cut by Fort Hill Brook, which flows into Fisher’s Island Sound via Mumford Cove.

The developer first modestly reduced the number of proposed units and then withdrew the plan in the face of engineering criticisms, but the developer has said it will come back with a new plan.