The New Canaan Planning & Zoning Commission on Nov. 18 heard detailed testimony, consultant reviews and public comment on Windward Development’s proposal to redevelop 39 and 49–51 Locust Avenue into a mixed-use hotel with retail and below-grade parking. The commission did not vote and closed the public hearing to allow staff and town counsel to review neighbor-submitted requests and draft conditions for a December meeting.

Neighbors who live in the adjacent Heritage Square condominium, represented by attorney Joel Green, told the commission they had negotiated a draft set of commitments with the developer but were informed at the last minute that the developer would not sign prior to the commission acting. Mark Welsheimer, an owner at Heritage Square, said the community expects “substantive points” from the draft agreement to be incorporated either as enforceable conditions or otherwise memorialized to protect residents during construction and operation.

Traffic and civil reviews

The commission’s peer reviewers said the project’s traffic impacts are modest. Steve Cipolla, senior traffic engineer with RDC, reviewed a study prepared by SLR and said trip-generation estimates were conservative — the applicant did not apply internal capture or transit credits — and that modeled intersections would continue to operate at an acceptable level of service (C or better) in the design year. Cipolla noted the applicant’s proposals would remove on-street parking and recommended further study to minimize that loss.

Eric Avila of civil engineer SC Miner told the commission CCTV inspections of sewer laterals (performed 9/22/2025) showed the existing laterals appear to be in good condition; the team proposed reusing the laterals and will submit required materials to the Wastewater Pollution Control Authority before a building permit. Avila also said drainage measures for the 49–51 Locust parcel include an infiltration system sized so post-development runoff will be less than predevelopment conditions.

Town engineering and conditions

Town engineer Maria Coppola said revised site and drainage submissions (dated 11/11/2025) substantially addressed Public Works and Engineering comments. Coppola recommended outstanding items be made conditions of special‑permit approval and completed before a building permit or certificate of occupancy, including final approvals from the Wastewater Pollution Control Authority, coordination with the local traffic authority, and a detailed phased construction logistics plan.

Design and neighborhood concerns

Applicant representatives presented updated architectural renderings and text amendments that would give the commission discretion to approve requested height and dimensional relief tied to specific findings. Commissioners asked for clarifications and proposed refinements on materials, the design of the porte-cochere, and landscaping. A sustained discussion focused on the applicant’s plan to use Boston ivy on building faces; one commissioner raised concerns about potential spreading and requested the Latin botanical name and a certified landscape plan.

Neighbors’ draft agreement and next steps

Heritage Square residents said they had worked for weeks with the developer toward a written agreement but were told the developer would not sign before the commission acted. The neighbors produced a redlined agreement the afternoon of the meeting and asked the commission to incorporate certain items as conditions. Town staff cautioned the commission that some provisions in the draft would not be enforceable by the town and recommended that the commission and town attorney review the requests and identify which items could legally be conditioned as part of a special permit.

Chair Dan Radman closed the public hearing on the application and asked staff and the town attorney to prepare a draft resolution with recommended conditions for the commission to consider at its December meeting. No vote on the site plan or text change for hotels occurred that night.

What’s next

The commission will review the neighbor submissions with town counsel, receive a draft resolution from staff and may vote on conditions and the application at a future meeting. The applicants and neighbors were encouraged to provide clarified bullet lists and any expunged or edited language to help the legal review.