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Russells propose 'New Haven South' village center; planners cite bylaw, water concerns
Summary
Siblings behind a 24-acre proposal at 3423 Ethan Allen Highway asked the Planning Commission to pursue a second Village Area for housing, while commissioners and the Housing Committee raised compliance and water-supply questions and recommended wider public outreach via a joint meeting.
Siblings George, Michael and Ken Russell, working with business owner Alex Layn and a planner, presented a proposal at the March 9 Planning Commission meeting to designate roughly 24 acres at 3423 Ethan Allen Highway as a second Village Area — a new "New Haven South" community center intended to create additional affordable housing.
Commissioners and nearby residents raised immediate concerns about legal and infrastructure hurdles. "The proposal fails to comply with the existing bylaws and town plan," Kathy Cahill said, citing obstacles previously outlined by the Addison County Regional Planning Commission. Commissioner Bev Landon flagged a lack of water supply in town as a key constraint; George Russell said the family has hired an engineer from Waterbury to assess water availability for the site.
Housing Committee members said the committee is focusing first on development opportunities that fit the current plan and bylaws. Jeff Pratt said the committee had been directed to examine development in the purple and pink Industrial and Highway Commercial districts shown on the town zoning map, describing those districts as "the path of least resistance." The committee and commissioners agreed they are months away from forming a formal opinion on the Russell/Layn proposal.
The applicants argued the site offers opportunities for clustered housing that could preserve the viewshed and provide long-term housing capacity: George Russell noted the property has been in his family for eight generations and said the siblings are "taking a long-term approach" to planning. Commissioners reminded the applicants that creating a second Village Area would require local and regional support and state approval; ACRPC Executive Director Adam Lougee had earlier advised that the process will require regional review.
Next steps: commissioners agreed to schedule a joint public meeting that will include landowners, Planning Commission members, the Selectboard, the Development Review Board and the Housing Committee so the public can see the proposal and ask questions. The meeting is intended to surface neighborhood concerns — the Russells have not yet reached out to roughly 50 abutting landowners but have provided maps with parcel numbers and an initial "New Haven South Village Concept" showing septic-capacity areas and a plan to use Dog Team Road as a side street.
The Planning Commission did not take a vote on the proposal on March 9; members asked the applicants to pursue neighbor outreach and to return with more detail before the commission considers any formal recommendation to the Selectboard or ACRPC.
