441 Post Road, Fairfield CT 06824

Fairfield Circle Inn & The Circle Diner

The proposal calls for the construction of a 110-room, four-story hotel and, in a separate four-story structure, 250 units of apartments wrapping 473 spaces of structured parking, with the retention of the Circle Diner and 65 at-grade parking spaces. The new structures will be situated close to the Post Road, creating a vibrant street presence and shielding from view the bulk of the remaining, at-grade parking spaces. The apartment structure will contain 35 studios averaging 560 square feet, 151 one-bedroom units averaging 785 square feet, and 64 two-bedroom units averaging 1,176 square feet. 12% of the total number of apartments will be affordable units.

Over the past 10 years, the property owners have gone to great lengths to beautify the Circle Hotel - even winning an award for the improvements from the Fairfield Chamber of Commerce. Unfortunately, even with updates, the hotel remains tired. It is functionally and economically obsolete and its lack of amenities and budget-appeal no longer resonate with the Town or with guests to Fairfield. As a result, we seek to completely re-imagine the site as a true mixed-use property featuring a luxury New England inn, coupled with a similarly–styled apartment complex, with the Circle Diner to remain. We believe this mixed-use concept will allow ownership to redevelop the site while providing many benefits to the Town: a win-win proposition.

The proposed development will revitalize a highly visible stretch of the Post Road; will create new public access to a tidal wetland; will provide Fairfield with a needed, new luxury hotel; will provide housing options for Fairfield’s recent graduates, newly married couples, young couples, and downsizing baby boomers; and will provide the Town with much-needed points toward a future 8-30g moratorium, all in a beautifully-designed, mixed-use project that is considerate of the neighborhood. The development will create 30 new affordable housing units. These units will give the Town a substantial number of “points” toward a future moratorium from 8-30g. Additionally, the development is expected to generate substantial jobs and revenue for the Town. In addition to a minimum of 50-75 temporary jobs created by the construction itself, we anticipate the creation of 30-35 permanent positions to serve the hotel and apartment building. Additionally, the property tax revenue is anticipated to increase from roughly $150,000 annually to $1,500,000. Sales taxes will also substantially increase.

This type of development finds support in Fairfield’s operative POCD. The 2016 POCD places this property in the Holland Hill/Grasmere Planning Area Boundary. The POCD provides in its Policies section for this planning area the following relevant bullet points: Revitalization and redevelopment along the Post Road is needed to upgrade visual quality and promote reinvestment in this area. Mixed-use commercial/residential development should be encouraged in existing commercially-zoned sections. Certainly, this project furthers these policies. It also helps to meet the POCD’s desire to “continue open space systems along rivers, streams and the shore, including provision for expanded public access.” Similarly, the most recent draft/proposed POCD dated August 2024 further identifies as an overarching priority: “Achieve grand list growth by promoting and supporting walkable, mixed-use corridors to not only supply necessary new housing choices, but also invigorate existing commercial properties.” It further notes that “there is strong demand for multi-family housing that will expand the market of people who can find a place to live in Fairfield, including recent graduates, newly married couples, young professionals, and downsizing baby boomers. By providing more opportunities for multi-family housing, the Town will expand its consumer base which, in turn, can help drive demand for higher and better uses of its commercial properties.”

The top of the proposed parking deck - which is the tallest story of the development will actually be at roughly the same height of the existing upper hotel building so it won’t be much taller. We are able to make the new apartment building more stories primarily by undertaking costly excavation which we elected over building up from the existing grade to keep the development in harmony with the neighborhood. In terms of the number of units proposed, we originally developed other iterations of this project with substantially more units that aligned with typical projected profits on developments in Fairfield County, but we scaled it back to the current massing to keep it in character with the neighborhood. After receiving initial neighbor feedback we stepped back the upper floors at various locations to shield them from neighbors and minimize massing. The proposed project barely “pencils out” and any reduction in scale would make the project infeasible. Current projections call for approximately a 6% return on investment with a substantial amount of risk on the part of the investors. This project is proposed because the developers believe in Fairfield and want to have a signature project for the Town; the project will not be a financial home run.

There are limited existing deciduous trees and a few evergreens providing screening of the existing hotel buildings and surface parking areas from neighbors. By and large, neighbors have a clear view directly at the dated buildings. That is proposed to substantially change with the redevelopment. A comprehensive landscape plan has been submitted that calls for hundreds of new trees, many of which will be evergreens providing a year-round buffer. In fact, the landscaping between the Shoreham Road neighborhood and the proposed building is a mix of 10-11 foot evergreens (which are considered extraordinarily large for a multifamily development) in combination with 15-20 foot (size at time of planting) shade trees and evergreen shrubs designed to provide a multi-layered, visual, four-season screen. The Green Giant Arborvitae typically grows 18-30 inches per year, while the shade trees are fast-growing, upright, Freeman Maples shade trees that grow to a height of 40-60 feet. The plantings are scheduled to be located close to the property line to provide maximum screening effectiveness. There will be a prettier view of the new hotel and apartments than exists currently for our neighbors.

While the existing site has a generous amount of lawn, the landscaping is sparse. A comprehensive landscape plan is proposed with a multitude of new trees, shrubs, perennials, and annuals that will complement the charm of the proposed inn and enhance the streetscape. A robust landscape plan is proposed which includes an extensive planting list of over 280 trees, over 430 shrubs, and many hundred more perennials and grasses. Overall, the public pedestrian experiences extending east to west along the project frontage will be significantly improved by construction of a new concrete public sidewalk, snow shelf and (Town of Fairfield standard) pedestrian site lighting. This will provide a continuous walk from one end of the project site to the other that is separated from the traffic lanes by the addition of the snow shelf. The appearance along the pedestrian walkway will be improved by the addition of street trees every 60 feet and the improved landscape along the frontage of the new residences and hotel. This will help make it more of a Complete Street and safer by closing one of the site’s existing driveway curb cuts. It’s also important to note that the future residents of this development will support the area’s businesses, shops and restaurants, particularly those nearby and those within walking distance of the site. Lastly, this site redevelopment and roadway traffic overall in the area is a sign of the area’s great economic success and people wanting to be able to live, work, play and do business in Fairfield.

Our traffic study shows only moderate increase in the traffic from this site redevelopment. The worst impact is on cars leaving our property, and we can hold that delay on our site without significantly impacting passing roadway/neighborhood traffic. And at the end of the day, this development’s new added traffic will only be a small percentage of the overall roadway traffic. The site is optimally located for a development of this size on what are generally high-capacity state arterials (U.S. Route 1, Post Road Route 130), particularly U.S. Route 1 which has multiple vehicle lanes. We anticipate traffic conditions will be substantially improved with the planned state improvements of the Circle which the state currently recommends a “peanut” round-about type of reconfiguration, and a T’ing-up of Kings Highway. On developments such as this the State will review the proposed project and determine if a traffic signal is warranted as well as review the project’s impact on State roadways. The State’s review occurs after a project obtains planning and zoning approval. Currently it is not anticipated that a signal will be warranted at the site; however, the T’d-up Kings Highway at Post Road intersection would be a natural place to put one in the future if traffic volumes warrant signalization per federal criteria. We are aware of existing traffic concerns at the intersection of Shoreham Terrace at Post Road. Obviously, those issues are not created by the planned development. However, it is our understanding that CTDOT has plans to reconfigure Post Road aimed at making the stretch between Post Road Circle and Black Rock safer from a traffic standpoint under state project L050-0003. We believe concerns related to Shoreham Terrace at Post Road are best addressed (and likely to be addressed) by the CTDOT and Town as part of state project L050-0003. Fairfield’s Complete Streets initiative encourages traffic calming by pulling buildings closer to the road so drivers slow themselves down as they drive past, compared to the wide open feeling that currently exists with the expansive lawn in front.

No. A Coastal Area Management Environmental Analysis has been conducted (available here), which concludes that the redevelopment of 441 Post Road is thoughtfully designed to balance development needs with the protection of coastal resources. By incorporating advanced stormwater best management practices, establishing a native vegetative buffer, and adhering to strict erosion control practices, the project minimizes environmental impact, protects tidal wetlands, and enhances the ecological function of the site. In fact, through adherence to the Connecticut Coastal Management Act and its policies, this development serves as a model for sustainable growth in coastal areas, ensuring that environmental stewardship goes hand in hand with community development. Additionally, a comprehensive drainage plan has been prepared, which shows that the development will provide water quality treatment (1.3”) for the proposed impervious areas with a substantial increase in water quality volume from existing conditions. Under existing conditions water sheet flows across the site, untreated, into the creek. The existing runoff travels across hot asphalt and enters the creek “hot” which harms the ecosystem. The existing runoff also brings with it oil, grease and other pollutants including salt and sand directly into the creek. These conditions will be eliminated with the improvements proposed in the redevelopment. The plans will protect the tidal wetlands through enhanced stormwater management and erosion control measures, maintain the ecological integrity of Turney Creek and the Ash Creek Tidal Estuary by implementing riparian buffers and protecting water quality, ensure that floodplain regulations are met, minimize flood risks to both the development and surrounding areas, and promote sustainable development practices that reduce environmental impacts and enhance the coastal ecosystem. A riparian buffer will be established along Turney Creek and will be planted with native species to enhance water quality. This buffer, planted with native species, will function as a natural filter for stormwater runoff, stabilize the soil, and provide valuable habitat for local wildlife. Additionally, it will serve as a protective barrier for the tidal wetlands, minimizing potential impacts from construction activities and long-term post-development use. With respect to wildlife: our development will be located outside the area of concern, and the wildlife identified by neighbors as of concern are not on our property, nor do they currently use our property due to its developed state. To the extent that our building activities will affect the local wildlife at all, our proposed development will create a new buffer area for that wildlife, and will generally make the area better-suited for wildlife due to the improved water quality, creation of a buffer, and help with thermal cooling by not letting rain water spill into the marsh.

Yes. No part of the proposed development is located within the limits of FEMA’s Special Flood Hazard Areas. The project will be developed in phases to ensure minimal disruption to the site and the surrounding environment. The project will fully comply with CCMA, and the project includes several measures to protect and enhance the surrounding coastal resources which are bulleted below but detailed extensively in the official project submission: An average of a 15-foot riparian buffer will be established along Turney Creek and will be planted with native species to enhance water quality and provide habitat for wildlife. In addition to the riparian buffer planted with native species, there will exist a buffer of approximately 55 - 75 feet (the exact footage varies considerably from point to point at the site) between the proposed buildings and the adjacent tidal wetlands. This buffer will consist of both the 15 foot riparian buffer along with other pervious materials and grasses. This will ensure protection against impacts to wetlands in both the short- and long-term. Stormwater management systems, including retention galleries and a hydrodynamic separator, will be incorporated to manage runoff and protect coastal waters. Erosion and sediment controls, such as silt fencing and coir logs, will be implemented during construction to prevent sediment from entering Turney Creek. The design ensures that post-development stormwater runoff will not exceed pre-development levels, protecting adjacent wetlands and the floodplain. The proposed project does not incur any of the adverse impacts in the Connecticut Coastal Management Manual, as the project does not: degrade water quality, degrade circulation patterns, degrade erosion or drainage patterns through the significant alteration of groundwater flow, degrade natural features of public vista or viewpoints thereby degrading public aesthetics, increase the hazard of coastal flooding through the alteration of shoreline bathymetry, degrade wildlife, finfish or shellfish habitat, or alter or degrade tidal wetlands, beaches, or rocky shorefronts.

Generally, it will clean up the runoff so that it doesn’t contaminate the creek and, in connection with the stormwater retention system, we will detain water on site, so that it can cool and so that there is less impact on the creek. Here is a proposed site plan:

A state-of-the-art stormwater management system is incorporated into the development’s design. This system features underground detention structures, bioswales, permeable surfaces, and sediment traps to effectively manage and treat runoff from impervious surfaces. The system is engineered to capture and treat the first 1.3 inches of rainfall, significantly reducing pollutants like total suspended solids (TSS) by at least 80%. By ensuring that stormwater runoff is thoroughly treated before it is discharged into Ash Creek, the system will improve water quality in both the adjacent wetlands and the estuary. A helpful analogy to emphasize that the proposed development will not increase flooding in the area is that this development is akin to putting a boat in the water: it does not and will not increase flooding. The proposed stormwater management system offers a significant improvement over the current conditions, which are shown in the following two videos:

There currently exists no public access to Turney Creek, the tidally influenced creek that abuts the property and discharges to the Ash Creek Tidal Estuary. The estuary is an essential coastal resource, providing critical wildlife habitat and supporting coastal water quality through natural filtration processes. We will create a public pedestrian path along Ash Creek on the property. And, although there are no water-dependent uses within the project, all necessary steps have been taken to minimize potential adverse impacts on the adjacent tidal ecosystem - specifically, Turney Creek and the Ash Creek Tidal Estuary. Protective measures include the installation of riparian buffer plantings, a comprehensive stormwater management system, and sediment and erosion controls. These measures are intended to manage runoff effectively and mitigate any construction impacts, thus preserving the ecological function of nearby tidal waters and ensuring there is no negative effect on downstream, water-dependent activities. The proposed project at 441 Post Road enhances public access to coastal waters through a thoughtfully-designed pathway along the tidal wetland area. With legal provisions in place to secure access in perpetuity and safeguards to protect nearby water resources, the project supports community interaction with natural resources without compromising the ecological integrity of the coastal environment. We want our residents not to be disturbed as well - they are the most impacted - so we will have rules and regulations in place and enforced to keep it peaceful. For example: the public access area as to the marsh and the areas surrounding the marsh shall be available for use only during daylight hours. Public access will be limited to the upslope, developed area and shall not extend beyond the designated areas. Additionally, this is a requirement of P&Z. If P&Z decides they don’t want public access due to neighbor concerns we will agree to limit it to resident use only.

No. The development will harmonize with the neighborhood by retaining the existing diner while enhancing and modernizing the existing hotel, adding much-needed housing (including affordable housing), creating public access to Turney Creek, helping preserve tidal wetlands, improving pedestrian safety, improving drainage, and beautifying the streetscape and neighborhood with attractive landscaping. Also, the project will appropriately transition between the surrounding heavy commercial uses on the busy Post Road and the surrounding residential neighborhoods, through a mixed-use project that blends the existing diner, redesigned hotel, and new apartments. Plus, the project will protect property values in the neighborhood by refreshing the existing tired hotel, creating an inviting and beautiful “gateway” to Fairfield with a dynamic pedestrian plaza. Surrounding property values also stand to be enhanced by the many other improvements to the site and neighborhood discussed above. And, the project will not create undue traffic congestion and in fact will improve walkability and pedestrian and traffic safety, complementing other ongoing traffic improvements to the Post Road Circle area. Finally, while the application fully complies with Fairfield’s special permit criteria, including those concerning neighborhood character, it is noted that the Connecticut legislature recently amended the Zoning Enabling Act to prohibit all planning and zoning commissions from applying criteria concerning general neighborhood “character” in their evaluation of a special permit. See Conn. Gen. Stat. § 8-2 (as amended effective Oct. 1, 2021) (“Zoning regulations … shall not …Be applied to deny any land use application, including for any site plan approval, special permit, special exception or other zoning approval, on the basis of (A) a district’s character, unless such character is expressly articulated in such regulations by clear and explicit physical standards for site work and structures.”). Thus, it is now illegal for planning and zoning commissions to consider neighborhood character, and to the extent that Fairfield’s special permit criteria conflict with the state statute, they are not enforceable.

Minimal. Our project only succeeds if our residents are able to quietly enjoy their residences and sleep at night without excess glare and light. We are fully incentivized to minimize light and noise. A photometric (or light) study has been conducted to confirm lighting will not spill off the property but that light levels on-site will be sufficient for residents’ safety. Whenever possible low level bollard style lighting has been proposed. Additionally, the largest driver of noise at a site such as this is automobiles. Under current conditions cars park at grade in surface parking areas and sound from car doors slamming and cars starting easily travels across the creek. The proposed development calls for the vast majority of the site parking to be shifted into a garage wrapped with housing units eliminating virtually all car noise.

Rock blasting is a controlled process used to break up rock for construction or excavation purposes. It allows for efficient removal of rock that is too hard to excavate by other means, ensuring the project progresses safely and on schedule. Blasting has the following benefits: Efficiency: Reduces construction time and costs. Precision: Controlled methods minimize disruption compared to alternative excavation techniques. Safety: Modern techniques and regulations ensure safe execution. We appreciate your understanding and cooperation as we work to complete this project efficiently and safely. If you have further questions, please don’t hesitate to reach out. Safety is our top priority during rock blasting operations. Here’s how we ensure safety: Professional Supervision: All blasting is conducted by licensed professionals following strict industry standards. Blast Design: Each blast is carefully planned, with consideration for nearby structures, terrain, and environmental factors. Monitoring: Blasts are monitored using seismic equipment to measure vibrations and ensure they stay within safe limits. Regulatory Compliance: Operations comply with local, state, and federal regulations. Blasting operations are designed to minimize vibrations and prevent damage to nearby properties. Here is what we do: Pre-Blast Surveys: We may conduct surveys to document the condition of nearby properties before blasting begins. Vibration Monitoring: Vibration levels are continuously monitored and maintained well below thresholds set by safety standards. Post-Blast Inspections: If you notice any concerns, we can arrange for inspections after blasting. You may hear a muffled sound and feel a slight vibration similar to a heavy truck passing by during the blasts. These effects are temporary and carefully controlled. Blasting operations typically last only a few seconds but may occur periodically over the course of the project. We will notify you in advance of the blasting schedule. We provide advance notice through the following channels: Direct Notification: Door-to-door notifications or written notices to nearby properties. Signage: Signs posted around the work zone. Community Alerts: Emails or phone calls, where applicable. We will take the following measures to control dust and debris: Blasting Mats: Mats or coverings are used to contain fly rock (small pieces of rock that may scatter during blasting). Water Sprays: Water is sprayed to suppress dust. Site Cleanup: The area is cleaned immediately after each blast. Ownership will provide a point of contact for throughout construction that you can contact with any questions or concerns. If you suspect any impact on your property: Document your concern (e.g., take photos). Contact us immediately using the information above. We will investigate promptly and arrange an inspection if needed.