LETTER: Selectmen should rescind this proposal

Last Updated on Wednesday, 07 December 2011 16:51 Written by Richard Forselius

To the Editor:

The Woodbridge Board of Selectmen (BoS) have failed us.

They have recently been pursuing the development of 17 acres of the Country Club of Woodbridge property which is not a part of the golf course itself.

The proposal is for a dense 54 condominiums of approximately 2,200 square foot average, valued around $500,000. This is moving forward at a very rapid pace. A public hearing was held on Nov. 9 and a special town meeting was held on Nov. 30.

This proposal was not discussed publicly until two months ago even though the BoS and others in town government were working this for most of this year.

I believe this was first announced in the local newspapers in mid October. The Woodbridge web site www.woodbridgect.org contains the town's updates on this matter, however the link to the 12 page description of the bid proposal numbered 2012-01 that outlines what the BOS is looking for from a developer and the exact property in question, previously posted, and has apparently been removed.

This was developed by a town-paid consultant which reflected the Toll Brothers un-solicited initial proposal and is titled “Request for Expressions of Interest; Rare Development Opportunity in Woodbridge, CT.”

It describes the location as “17 beautiful hilltop acres adjacent to the golf course at the Country Club of Woodbridge.” Please compare this information with the Conserve Woodbridge page on Facebook which has many relevant documents posted. Please also view the government access cable tv channel 79.

Not only is this a flawed deal, but the process that brought us to this point is significantly flawed. Any business creates a strategic plan in support of a long term vision and then conducts tactical initiatives on a periodic basis which align with the strategy.

There is no strategy here; it is short-sighted arbitrary thinking. There was no factor analysis approach taken with weighings of the various factors in support of, and against the proposal. In short, it was not managed objectively.

And it does not keep in mind the stewardship of our town which those who have preceded us managed so carefully. We are not like the overdeveloped shoreline towns in our area with many developments of this type.

The most significant issue in this proposal is the need to change zoning from the present Residential A District one-acre lot requirement. The “Request for Expressions of Interest” addresses this:

“This site was originally zoned Residential A. However, the Town removed any zoning designation for as long as the Town is the site owner. It is anticipated that a developer will propose a suitable multi-family age-restricted residential zone to enable an age restricted residential development. The submitter should anticipate cooperation from the Town and its agencies to facilitate the creation of a suitable zone for the development.”

No town can create “spot zoning” and we all must consider the long-term consequences of this incredibly shortsighted approach. Allowing this type of zoning change will set a significant, non-rescindable precedent for other parcels to become condominiums. Do you want these all over town?

It was not anticipated in 2009 when this property was purchased by the town, and I strongly supported the acquisition, that zoning regulations would be modified to accommodate clustered development.

Other related issues not considered fully:

• Toll Brothers is the only developer to respond; they refer to the prefabricated condos their “product.”

• The town is advocating this sale for purely financial reasons.

• There is no plan for the entire Country Club of Woodbridge property.

• Moving of the cell tower at town expense.

• Impact on the 15 acre Woodbridge Village Development on Bradley Road (incidentally, the town needs to allow a phased approach here as they are allowing Toll Brothers).

• The Town Plan of Conservation & Development desperately needs to be revised.

• Why the town seems to have such a difficult time managing a municipal golf course — put a conservation easement on the entire property, assign it to one of the local land trusts, and sell the entire 151 acres as a golf course and country club.

• Full assessment of the impact on utilities and roadways, especially the Woodfield Road-Fountain Street intersection, which is the location of numerous accidents.

• The degree of urgency stated by the BoS does not exist. Real estate economic conditions are poor at this time — therefore it is a poor time to sell regardless.

• Negotiations were not transparent.

• Why the process failed us.

• This is a divisive issue not needed at this time.

The wording of the referendum is:

Shall the sale to Toll Brothers of approximately 17+/- acres of land contained within the property known as the Country Club of Woodbridge and located on the Westerly side of Woodfield Road for the purchase price of $2,200,500.00, subject to a credit off the purchase price of no more than Four Hundred Thousand and 00/100 ($400,000) for removal and relocation of the existing cell tower, be approved? YES/NO

I have lived in Woodbridge my entire life, and recognize the need for strong vigilance over the open space around us. I have never seen the BoS acting in a manner so out of touch with town citizenry. The BoS should do the right thing, to rescind this proposal.

Recognizing there is little chance of that occurring, the town referendum will be held on Tuesday, Dec. 13, and please, your vote against this is urgently needed. Please vote no.

Richard J. Forselius

Woodbridge