Sloan Danenhower (U-Endorsed by RTC): Candidate for Old Lyme Zoning Commission

Biography: 

Having lived in Old Lyme and worked along the Shoreline for a lifetime, I have observed very little development in town compared to surrounding towns. Based on the strong NO vote on HROD, a majority of town residents chose to keep it that way! I am in lock step with those folks. Sensible, properly scaled development will strike a balance between growth and maintaining Old Lyme’s character. Balance can be accomplished, is pivotal now with the zoning regulation examination/rewrite. Keep zoning under local control!  One can gain a better sense of my autobiography by reading my answers below.

1. Why are you running for the Zoning Commission, and what skills or experiences make you the right candidate for that role?

Running for a seat on the Zoning Commission was an obvious choice for me, I grew up in Old Lyme and am adamant about maintaining its semi-rural character. We on the CT coastline are in-the-midst of an “inundation” of development; look at East Lyme and Saybrook. Old Lyme is in the top 5 of least densely populated towns on the shoreline. That is why many who move here do so. As an appointed Commission Alternate for 4 years, I was not reappointed by the current administration, (who signed the HROD application). I spoke out against the Halls Road Overlay proposal as a resident and co-spearheaded the effort against it which was rejected 4-1 by the commission. Those 4 years on the commission taught me a great deal about the many obvious reasons and logic behind Zoning regulations/restrictions, yet the need to consider nuances and special circumstances for each application. 

Having hands-on experience ranging from residential construction/dock building to tug/barge piloting on the CT River plus being a “townie,” my daily life exposes me to residents from all walks of life. As much of our town is connected somehow to water; that’s me! Those who know me and my connection to Zoning and/or to the HROD defeat don’t hesitate to thank me for doing so! “Keep the character of Old Lyme the way it is.” However, responsible proper scaling of development is necessary and an inevitable fact of life.  

Understanding the different designations of “specialty” housing possibilities: 830-G, affordable, workforce and H.B. 5002 and how each type of housing can affect our zoning regulations remains to be seen. The specifics of any of those can be expected to have ongoing revisions over time, never mind understanding the framework of one to another. This will require careful consideration and study for which I am committed.  

Marrying scale and fit of regulations to the town and its obligation to residents is the task at hand and my qualifications to do so are a great match.  

2. Despite a decade-long effort to create a vision for Halls Road that the community can support, the goal remains out of sight. What do YOU want the future of Halls Road to look like, and what role should the Zoning Commission have in making it happen? 

There was a major effort 10+ years ago by what began as the H.R.I.C. (Halls Road Improvement Committee). Its mission was to “beautify” the stretch between the Lyme Art Association and Essex Bank.  Specifically, the 4 improvements were to add sidewalks, greenery, lighting, and unify signage. This was the “task” of the HRIC. Over time, between administrations, committee changes and the possibility of statewide oversight in connection with the need for more housing, the “buzz word,” OVERLAY began to take hold. The original mission was LOST.

My vision of Halls Road is to “GET GOING” on the original four tasks. Beginning with reassigning the approximately $53k remaining of the ARPA funds for sidewalk design, in conjunction with CT DOT. Town funding to begin construction might be an option; consideration for a state grant is at least 2 years out. The four improvements will spark initiative within the limits of infrastructure, maintaining Halls Road as mostly retail.  Any housing/mixed use is constricted by septic/well limits.

The town is undergoing a two year zoning regulation rewrite/update; the first in 20+ years. That is, in year one which we are ½ way through to date, the draft rewrite is complete. Year two continues involving all residents’ questionnaires and forums. IMEG based in Hartford specializes in this service and has recently finished the same process in Stonington, CT. Stonington is a good comparison to Old Lyme; both towns are at the top of the least densely populated list of shoreline towns. 

 “Community Heart and Soul”, a nonprofit with many small-town success stories could be dovetailed with the IMEG project providing an extensive, “broad stroke” of ideas leading to practical solutions satisfying workforce, affordable, 830-G, and 5002 housing needs.   

Zoning’s responsibility is to fine tune these ideas and quantify them, (with IMEG/C.H.S.), resulting in CONCRETE LIMITS ON BULK BUILDING STANDARDS, i.e. lot coverage, building heights, units per acre, setbacks, specific uses, then applying these standards to specific areas of town where scale and type of development are most likely to fit.  This may require zoning changes.        

3. Old Lyme, like the other municipalities in the state, is being called upon to increase the availability of affordable housing. Do you think Old Lyme needs more diverse housing options, and what part does the Zoning Commission play in ensuring the appropriate amount of residential development in town? 

No doubt Old Lyme needs more affordable housing. In-light of the recent veto of the H.B. 5002 by Governor Lamont, all voters need to know he also requested the bill get “re-examined” for consideration in the fall. Quote: “I think we can make it better. I think the only way to make it work is if you have buy-in from the local communities.” Local communities would include all 169 incorporated towns in CT. Does that mean each town/city has equal weight regardless of population? I doubt it. Two things can happen. The updated bill gets vetoed again. Possible but improbable as Lamont appears to be generally in favor of the Bill’s premise – State government overreach. So, the bill is likely to eventually succeed, unless he’s voted out of office.  

Towns have the option to “opt in”, but some state funding is predicated on them doing so.

“Towns take the lead,” divides housing needs among towns based on regional needs and sets the number of units for which to plan/zone. 

Priority housing development zones: This means minimum density: These standards would be considered, “as of right” meaning, (as with 830-g) no hearing needed before planning and zoning. Towns who adapt have an easier way towards “reprieve” of 830-g requirements which allow developers to sue if their proposals are denied except for health/safety reasons. If progress is made, (like the sewer questions at Sound View, what is considered progress/by whom?), towards designated affordable housing zones, the town is more likely to be exempt from developer lawsuits. There are more details to consider, but there is not sufficient space allowed here to address those particulars.

Those on the Zoning Commission need to be well versed on 5002, 830-g, affordable and workforce housing; allowing an avenue to compliance if needed. Input from the public is paramount to the town’s future planning via the P.O.C.D. Plan of Conservation and Development in cooperation with zoning. Also, in combination with IMEG and Community Heart and Soul, particular areas will need designation for housing development to satisfy possible state mandates. 

4. In order of importance, what do you see as the top three challenges facing the commission over the next five years?

a) “GETTING IT RIGHT” on the 2-year zoning regulation rewrite and changes looking to the future.

b) Proactive preparation to deal with Hartford oversight on possible housing mandates.

c) Personally working with zoning commission members for the good of the town in connection with the Planning Commission and involving public input in all ways possible.