Some setbacks during the P&Z process withstanding, and at their last meeting the P&Z commission approved a “Scenic Road” designation for Palmer Hill Rd.
The proposal originated with residents Francia Alvarez and Abigail McCarthy, both RTM members in district 12, who wanted to protect one of the most historically significant roads in Greenwich.
They noted the the road is bordered with mature trees and stone walls, and offers scenic views. Along the way, Alvarez and McCarthy created a website and dedicated email for their effort.
The first guiding principle of the town’s Plan of Conservation and Development is the preservation of community character and sense of place. The POCD further notes that the plan goes on to promote and encourage the designation of more scenic roads throughout Town.
The scenic road runs from Valley Road and Palmer Hill Road in North Mianus, east to the Stamford border.
At the Nov 26 P&Z meeting, Ms Alvarez said the roadway had an amazing history.
“We believe Palmer Hill is arguably the parent of Greenwich’s most historic roads. Its origins predate 16th and 17th century English and European settlers, later becoming part of the Kings Highway. Then in the Revolutionary era became the Boston Post Road. And finally its most familiar 19th century name, Palmer Hill, after the many Palmer family members who lived throughout the surrounding neighborhood.”
Historic photo of “dragon’s tooth-topped” stone bridge considered a historic asset in the Scenic Road designation. Photo: Applicant’s presentation
Palmer Hill begins at the riverbank, where the North Mianus River meets Valley Road, at the dragon’s tooth-topped stone bridge. Photo: Applicant’s presentation
Alvarez said the North Mianus bridge dates back to 1687, when two early colonial settlers were hired to build it. The current bridge incorporates some of the original colonial era foundations to this day.
Alvarez said the Historical Society recognized two houses on Palmer Hill Rd as landmarks. The first is the 1832 Abel Palmer House at the corner of Old Orchard. It was recognized by the Historical Society in 1991.
The second house, Stoneycrest, which dates to 1897 was recognized this fall by the Historical Society.
Stonycrest is an interesting example of the Shingle Style, identified as such by its
continuous shingle covering and no less than 15 dormers, most of them hipped.
“Stonycrest” was landmarked by the Greenwich Historical Society this year. Photo: Applicant’s presentation
North Mianus School at 309 Palmer Hill Road will celebrate its 100th birthday in 2025. Photo: Leslie Yager
Maple Tree growing between boulders at 309 Palmer Hill Road at North Mianus School. Photo: Applicant’s presentation
Issues: Intensity of Traffic, Abutters’ Support, Latitude for DPW Road Maintenance
There had been questions about whether the “intensity” of traffic disqualified the roadway from consideration for Scenic Road status.
To be designated as a scenic road, town code specifies that a highway or portion thereof must be free of intensive commercial development and intensive vehicular traffic.
That said, “intensive” is not defined in the town code.
Palmer Hill Road is considered a Minor Arterial Road with Annual Average Daily Traffic of 6600 vehicles per day, but commissioner Nick Macri said Palmer Hill becomes “a Major Arterial” when the Post Rd or I-95 are congested and drivers seek other routes to Stamford.
“The charter says we should create scenic roads,” Peter Lowe said. “It makes me wonder, why don’t we have more scenic roads? What is the downside of declaring this a scenic road?”
“I would say there is possibly a pushback from the town who has responsibilities to maintaining it and there is now certain oversight,” Commissioner Peter Levy said.
Commission chair Margarita Alban said the DPW commissioner had pushed back on the Scenic Road designation because they would be required to “ask P&Z for permission.”
However she said, it would only be in the event that DPW work “touches” a historic assets in the town’s right-of-way, such as a stone wall, bridge or trees, that P&Z would be involved.
“We would encourage DPW to proceed with traffic calming as long as it doesn’t impact those three,” Alban said.
Mr. Levy put the “intensity” of traffic in perspective.
“I don’t think this 6,000 car statistic should be a craw in our gut,” he said. “This is not a dirt country road that can’t take the traffic.”
“I was out there over the weekend and it was really quite wonderful. It was like being in a park,” Levy said. “Just because there are times at which there is a certain intensity of use, the qualities of it were not misplaced.”
Mr. Yeskey also spoke in support of the scenic road designation.
“There is no downside to this. It’s all upside. We’ve tried for my entire existence on P&Z to improve the historic culture of town,” Yeskey said. “I think if we deny this, it’s a massive regulatory overreach.”
Commissioner Arn Welles agreed.
“Here’s the worst case. So, we turn this down and DPW decides maybe we need a four lane highway here and maybe it ends up looking like Route 1.”
“Let’s protect the trees. Let’s protect the hills. Let’s protect the rocks,” Mr. Welles added. “It’s a beautiful place to drive. It’s scenic…It has a calming effect on you…I think it would be a terrible precedent to turn this down.”
Another issue for the effort was an early objection from Greenwich resident Fred DeCaro, who submitted a letter of opposition on Sept 3. That led several supporters of the proposal to reverse their approval, and some ambiguity as to whether the majority of owners of property along the roadway approved of the designation. For approval, the majority of owners of lot frontage abutting the highway or portion of it had to agree to the designation by filing a written statement with the Town Clerk.
Ms. Alban said the commission had confirmed that over 55% of property owners approved – 29 of 58 abutters had approved, including the First Selectman on behalf of property owned by the town.
And commissioner Nick Macri had repeatedly expressed concern that the designation would not give DPW adequate latitude for work in the town right-of-way to maintain the scenic road in a safe condition.
Also, DPW Commissioner Amy Siebert in comments dated Sept 26, declined to recommend approval of the proposed scenic road designation based on the extra layer of review added to their process, since P&Z review would be added.
“There is some stuff they’re going to have to come to us on,” Alban said. “Because when you’re widening a roadway you’re impacting the trees and possibly the stone walls.”
Peter Levy suggested reducing the speed limit requiring signage as part of the approval.
Ms Alban noted that while the speed limit was 30mph, and typically drivers travel at higher rates of speed than that, DPW was responsible for traffic, not P&Z.
“We can’t touch speed limits,” she said.
The commission added a sentence to the motion: “Appropriate signage regarding the designation should also be considered.”
In the end, the question about intensity of traffic was resolved, with the commission finding that although traffic was higher than would be suggested by the town’s traffic consultant, BETA Group, it was consistent with the traffic numbers on the Binney Park Scenic Road Loop, which was designated in 2020.
As he did in the vote on the Binney Park Scenic Loop, commissioner Nick Macri voted no on the motion to approve.
The others seated voted yes: Margarita Alban, Dennis Yeskey, Peter Lowe and Peter Levy.
The motion passed 4-1.
See also:
P&Z Watch: Victory for Old Greenwich Scenic Loop Despite Holdout Sept 11, 2020