By John Schwing 

WESTPORT — Baron’s South, once the estate of a perfume magnate, has remained largely frozen in time since the town acquired the 22-acre property a quarter-century ago.

For some, fierce defenders of the land’s official open space designation, that’s just fine.

For others, it’s a source of frustration that even the slightest proposed changes in use — such as whether to allow “organized” vs. “passive” activities considered a few years ago — can provoke impassioned debate. And little to no real change as a result.

Now, plans are advancing to modify the Dedicated Open Space and Recreation District zoning classification for Baron’s South that, if approved, could allow an affordable housing initiative at the 60 Compo Road South property.

The the proposed changes, reviewed Wednesday by the Planning and Zoning Commission’s Zoning Regulation Revision/Affordable Housing Subcommittee, would establish a framework for a plan by the Tooker administration to renovate the five buildings on the property into as many as 19 to 22 housing units, all of which would be rented in compliance with state-set “affordable” criteria.

During the course of that discussion, however, several commission members questioned if the proposed modifications are too narrow, and suggested the panel take a broader look at how “Barren’s South,” as Neil Cohn referred to it, might be better used.

The Baron’s South buildings in question include the vacant Golden Shadows mansion, one-time home of former Austrian baron, Walter Langer von Langendorff, a chemist who founded Evyan Perfumes, known for its White Shoulders and Golden Shadows scents.

Although the DOSRD, as currently worded, does not permit housing, the five buildings on site are pre-existing, non-conforming uses. Several, in fact, are currently rented out by the town as workforce housing.

DOSRD changes under review include requiring P&Z approval for a special permit and site plan prior to adaptive re-use of the buildings into multi-unit housing “at a density commensurate with what is allowed in residential districts (12 units per acre),” complying with the town’s Inclusionary Housing Zone rules. All units would be deed-restricted as affordable in line with state regulations.

Any development allowed under the revised zone would be limited to municipal projects, and footprints of the existing structures would be maintained. Parking, however, would have to be expanded — estimated at 39 spaces — although the P&Z could decide to reduce the standard number of spaces required for multi-unit dwellings, according to the proposal.

Any housing project also would require a positive 8-24 land-use report by the P&Z, granting the panel an additional means to control any application, several speakers noted.

To see the full proposed text of the DOSRD modifications, click here.

Wednesday’s discussion of the proposal by P&Z members was largely supportive.

Chair Paul Lebowitz said he was “thrilled we’re making some headway” on the proposal.

And Amy Wistreich said, “I’m in favor of developing this property for affordable housing and I’m comfortable with the modifications … in principle, I’m very much in support of this.” 

Cohn, however, raised the issue of whether modifications to the DOSRD should be more comprehensive rather than settling for what he called “a small win,” although he did voice support for the affordable housing idea as well.

He said modifying DOSRD rules offers the commission, in its planning capacity, an opportunity to do a more “holistic” review and consider the property’s potential “in a broader way.”

“We really haven’t done a full plan [for Baron’s South] … No one has looked at this big piece of property and said, ‘What is the best, full use for this?’ ” Cohn said, referring to the current initiative as “piecemeal planning,” which he called “sub-optimal.” 

Michael Cammeyer suggested that, in future, the subcommittee could take a broader view of “what are the existing regulations and do they make sense still for that piece of property?”

Lebowitz said he shared his colleagues’ sentiments, noting the larger question is: “What do we do with Baron’s South? … It’s a question that has gone unanswered for many, many decades here in town.”

It remains unanswered, he added, “because consensus has never been built as to what should be, could be and will be allowed.”

Lebowitz admitted the proposed modifications are not holistic in their scope, but said they represent an important step toward helping the town meet its affordable housing goals. Those goals, he added, will have to be achieved by using town land, such as Baron’s South.

“I’d rather take a smaller step,” he said, “than tackle the really big step” of a comprehensive review of all DOSRD regulations.

Broadening the effort to include other ideas for Baron’s South, the chairman cautioned, “adds constituents” with different agendas, which would extend the review process and blur the focus on the affordable housing goal.

Wistreich, re-emphasizing her support for the proposal, asked Cohn and Cammeyer, “What’s the negative?” She said affordable housing is a top priority for the town, and the Baron’s South site “checks all the boxes” since it’s town owned and located near stores and transit routes.

After “clarifying language” is added by P&Z staff, the measure will be referred to a work session of the full commission and later a public hearing.

John Schwing, interim editor of the Westport Journal, has held senior editorial and writing posts at southwestern Connecticut media outlets for four decades. Learn more about us here.