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| PLANNING COMMISSION MINUTES |
DECEMBER 1, 2004
CALL TO ORDER
Mr. Briggs called the meeting to order at 7:50 pm.
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ROLL CALL
ATTENDANCE: Walter Briggs, Chairman; Leigh Grant; Frances DiMeglio, Chairman; Jose Bermudez; Walter McLaughlin; Jose Bermudez
STAFF: Michael Greene, Director of Planning and Zoning
OTHERS: Attorney David Waters
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PUBLIC HEARING
III. a #3564 – FF Realty – (Pepperidge Farm) 595 Westport Avenue – 2 Lots
Mr. Briggs went through the ground rules of the hearing.
Mr. McLaughlin read the legal notice.
Attorney Water stated that he was representing the applicant, FF Realty and he tendered the return mailing receipts to Mr. Greene. He referred to an aerial map of the area commenting that the property in question is on the site of Pepperidge Farms also giving a description of the surrounding region noting the proximity to Westport. Attorney Waters stated that this is a two-lot subdivision pointing out the existing zoning line separating Business 2 and a B Residential zone, he added that the application has been submitted in map form showing the boundaries including the wetlands. With regard to parking, Attorney Waters referred to a large parking field in the back saying that if the application is approved then this non-conforming lot will be removed and as a result a single-family house can go on Lot II. He said that no special structures are required, fire hydrants are within 500 ft and all municipal utilities are available. Curbing and sidewalks do exist and at this time they are not proposing to add any; street trees also exist in fact the area is densely populated so again, no new trees are proposed. The appropriate sign offs have been submitted from the Water Department, DPW and Conservation Commission.
Attorney Waters indicated that he did receive a copy of comments from Westport Planning and Zoning as the property is on the Norwalk/Westport boundary and they have requested that he appear to provide an informational presentation. He concluded by stating that this would allow one single-family lot and would eliminate a non-conforming parking lot; it meets all of the regulations and he asked for favorable consideration.
Mr. Briggs asked what the applicant intended to retain.
Attorney Waters replied that the bakery would go and the corporate office would remain.
Mr. Briggs asked for questions or comments from the public.
Todd Bryant stated that he was opposed to the application because the process is flawed. He said that a plan should be presented first and asked how it was possible to pass something like this without knowing what is going to be built.
Gail Wall noted her opposition to the application saying they have no clue about what is going to be built and what the future holds. She suggested that they know the reason for the sub-division, the approach and have full disclosure of future plans. She requested that the Commission take a hard look at the application and respectfully deny it.
Laurel Lindstrom echoed comments of the previous two speakers saying that there was a sense of this being a done deal. She said another of her concerns is that no traffic report had been submitted.
Bruce Kimmel agreed with previous speakers noting that the process is flawed. He said they should learn from past mistakes and gave many examples of fragmented processes. He said the Commission should deny the application, as there is not enough information at this time and there are too many un-answered questions.
Jeff Block submitted a letter from the Partrick Wetlands Preservation regarding the denial of the application and a suggestion that more review be conducted with the neighborhood groups.
Tony DeBone noted his concern regarding the increase in traffic.
Jill Montesanto stated that she was opposed to the application due to the impact that proposed multiple housing units would have on the area. She said they have not seen any plans and would like to see them before the project is allowed to move forward.
Joanne Jackson stated that she too was opposed to the application as it sets the stage for possible damage to the area especially in the Cranbury and Wolfpit areas of Norwalk.
Richard Montesanto noted his opposition to the application due to the impact of density on Norwalk.
In rebuttal, Attorney Waters responded by saying that all of the comments made were with regard to the future development of the site, they do not deal with what is before them this evening and this application is no different from a standard two lot subdivision in its impact. That it is not to say that there will only be one house on here, he said they were clear that there will be future proposals that will come before this Commission for the rear area and there will be future proposals that will come before the Zoning Commission for the front area. These are different zones, they are different applications and they go to different bodies and to say that the process is flawed, that is the process that the city has. Attorney Waters said another thing that is important to remember is whether this is for housing, the Home Depot or four story office buildings this is all allowed in the Business 2 zone and can occur right now subject to zoning approval.
Attorney Waters stated that members of the public would get the opportunity to look at and review any further application that is made for the development for either of the parcels. Both of them will need to go through further review, public hearings and analysis but in any case whatever is proposed it will have to have full review. The only thing before them tonight is one house. In conclusion both lots meet all of the requirements and they have provided all of the sign-offs.
Ms. DiMeglio referred to the request made by Westport that Attorney Waters present all future plans; she said if he could do that for Westport why couldn’t he do that for Norwalk.
Attorney Waters responded by saying that he would present all plans to Norwalk first at the that time; at this time there is no proposed development.
Mr. Briggs thanked members of the public.
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REPORT OF THE SUBDIVISION COMMITTEE
IV. a Action on item III a.
III. a #3564 – FF Realty – (Pepperidge Farm) 595 Westport Avenue – 2 Lots
** MS. DIMEGLIO MOVED TO REFER THE ITEM BACK TO COMMITTEE.
** MR. ASTROM SECONDED.
** MOTION PASSED UNANIMOUSLY.
IV. b #3522 – Greenberg/Glazer – 133 Rowayton Avenue – 2 Lots – Request for release of surety – Report and recommendation
** MS. DIMEGLIO MOVED: BE IT RESOLVED THAT THE SURETY HOLD ON SUBDIVISION #3522 – GREENBERG/GLAZER – 133 ROWAYTON AVENUE – 2 LOTS BE RELEASED AS THE REQUIRED IMPROVEMENTS HAVE BEEN INSTALLED AND PROPERLY CERTIFIED.
BE IT FURTHER RESOLVED THAT A TWO YEAR 25% MAINTENANCE SURETY BE HELD TO GUARANTEE SATISFACTORY PERFORMANCE OF THE REQUIRED IMPROVEMENTS.
** MR. MCLAUGHLIN SECONDED.
** MOTION PASSED UNANIMOUSLY.
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REPORT OF THE LAND USE COMMITTEE
Referral: Report and Recommendation
V a. 8-24 Referral – Norwalk Facilities Construction Commission – Kendall Elementary School – 57 Fillow Street – 8,000 sq, ft, addition for 8 classrooms – Report and recommendation
** MR. ASTROM MOVED: RESOLVED BY THE NORWALK PLANNING COMMISSION THAT, IN ACCORDANCE WITH SECTION 8-24 OF THE CONNECTICUT GENERAL STATUTES, THE REFERRAL MADE BY THE NORWALK FACILITIES CONSTRUCTION COMMISSION FOR THE RENOVATIONS AND 8,125 SF CLASSROOM ADDITION TO KENDALL ELEMENTARY SCHOOL, 57 FILLOW STREET BE APPROVED; AND
BE IT FURTHER RESOLVED THAT NOTICE OF THIS ACTION BE FORWARDED TO THE COMMON COUNCIL.
** MR. BERMUDEZ SECONDED.
** MOTION PASSED UNANIMOUSLY.
V b. Zoning Commission referral #2-04R – Syn Conn, LLC – Proposed amendment to sign regulations regarding building logo signs – Report and recommendation.
The item was tabled at Land Use committee meeting.
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PLAN OF CONSERVATION & DEVELOPMENT
There was no discussion this evening.
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APPROVAL OF THE MINUTES
November 9, 2004
** MS. DIMEGLIO MOVED APPROVAL OF THE MINUTES AS AMENDED.
** MR. MCLAUGHLIN SECONDED.
The following correction was made:
Land Use Committee, add Frances DiMeglio under Others.
** MOTION PASSED UNANIMOUSLY.
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COMMENTS OF THE DIRECTOR
There were none this evening.
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COMMENTS OF THE COMMISSIONERS
Mr. Briggs said that they have a new commissioner, Edwin Miller who will be
joining them for their next meeting.
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ADJOURNMENT
** MR. MCLAUGHLIN MOVED TO ADJOURN.
** MS. DIMEGLIO SECONDED.
** MOTION PASSED UNANIMOUSLY.
The meeting was adjourned at 9:00 pm.
Respectfully submitted,
Kate Kye
Telesco Secretarial Services
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