PLANNING COMMITTEE MINUTES

For copies of the previous minutes please contact Sally Johnson at
Phone: 203-854-7810 x 6778 or Email sjohnson@norwalkct.org

CITY OF NORWALK
PLANNING COMMITTEE
FEBRUARY 2, 2006

ATTENDANCE: Matthew Miklave, Chair; Phyllis Bolden; Douglas Hempstead; Carvin Hilliard; William Krummel; Nicholas Kids

STAFF: Tim Sheehan, Executive Director; Jack Burritt, Assistant Director; Susan Sweitzer, Senior Development Project Developer

PUBLIC HEARING – DRAFT WEST AVENUE REDEVELOPMENT PLAN

Mr. Miklave opened the public hearing at 7:40 p.m. He pointed out that the item being discussed was not an action item. He said that this was not a mandatory hearing, but the Committee felt that it was important to give the public an opportunity to share their views on this project.

Mr. Miklave said that it was important for the public to express their views and ask questions, especially because of the significance of this project. He said that the Planning Committee invited all of the Common Council members to attend as well as members of other Committees.

Mr. Miklave introduced the Committee members to the public.

Mr. Sheehan gave a brief summary of the configuration of the plan.

Ms. Sweitzer explained that the plan has been significantly downsized. She reviewed the plan development and said that the plan is posted on the City of Norwalk’s website.

The plan of development proposal is a proposal to introduce a concept of a central downtown area to Norwalk. The plan precedes the drafting of the concept and there are no site plans at this time.

In response to Mr. Miklave’s question about the acquisition list, Mr. Sheehan said that they will bring forward the slated to be acquired list when the plan is approved. Once the developer is chosen, the Common Council will have the concept of the plan. At the same time they will consider whether or not they will consider the concept of eminent domain.

Mr. Miklave invited the public to speak.

Mr. Tom Shrum, a realtor in Norwalk, spoke in favor of the project. He said that it is vital to jump-start the area and that the same energy and focus that went into SoNo should be put into the West Avenue project.

Ms. Sharon Anderson, Director of Visitor Services, Stepping Stones Museum for Children, spoke in favor of the project. She said that the revitalization plan is necessary. Since the vacancy of the police station, there had been an increase in vandalism in Mathews Park.

Mr. Tony DeMale, spoke against the project. He said that he had requested the police report on prostitution in the area. He said that the report indicates that there is no hard evidence of any prostitution on West Avenue. He said that the plan ignores the need for a parking garage. He said that the plan should not go forward without a credible parking plan.

Ms. Nancy Esposito owns a business on Merwin Street, and expressed concern about loosing her building which has housed her business for the past 25 years.

Mr. Bob Wagman said that his comments were his own this evening and not representative of any association that he represents. He said that no conclusions can be made until he sees the design. He urged that concurrently with the design, that a 3-dimensional model be created and put on display. Mr. Wagman said that the plan makes promises and he looks forward to seeing how the design meets those promises.

Mr. Herbert Grant said that it was time to see constructive development projects.

Ms. Diane Witkowsky said that she was not opposed to the redevelopment of West Avenue; however, she said that she has concerns for the number of residential units proposed. She said that the additional residential units will create more traffic and over tax the Police and Fire departments.

Ms. Witkowsky said that there has been an increase in violence and gang activity in Norwalk. She said that it would be irresponsible to encourage development until the infrastructure is capable of supporting an increased number of residents.

Mr. Robert Burgess spoke in favor of the project. He said to be sure that there is a relocation plan for the tenants of the area who will be affected by the plan and to have a definition of workforce/affordable housing. He said that if workforce/affordable housing is built, there will be less commuter traffic on I-95.

Mr. Edward Musante, President Norwalk Chamber of Commerce spoke in favor of the project. He noted the stores that used to be on Wall Street that are long gone. He said that the trend had been to move the stores to malls, but in the late 1980’s that changed when people decided that they wanted to go back to downtown shopping.

Mr. Musante said that Norwalkers want their downtown to be active, and commended the Common Council, the residents, the Planning and Zoning Commissions and the Redevelopment Agency who were here this evening to listen to the comments of the residents. He said that this is an extremely important project for the City.

Mr. Musante said that this project is very important because it lies between two other projects and connects South Norwalk to Norwalk. He said that at the Chamber of Commerce they fell that traffic is a good thing. A level of service of D means that it is a vibrant area and a place where people want to go.

Ms. Terry Tylo who has lived here for 6 years, spoke against the project and said that she fears that Norwalk will become a destination for every car on I-95.

There were no further comments and the public hearing was closed.

Mr. Miklave thanked all those who came out to speak about the project. He said that this is an important part of Norwalk’s history. They will have to live with the decision for many decades. Mr. Miklave invited the public to e-mail any further comments to him and he would pass those on to the rest of the Committee.

Mr. Miklave called for a recess at 8:35 p.m.
The meeting resumed at 8:45 p.m.

CALL TO ORDER

Mr. Miklave called the meeting to order at 8:45 p.m.

PUBLIC PARTICIPATION

Mr. Miklave offered the public the opportunity to address any items on the agenda.

Mr. Hempstead asked for a timeline from the Redevelopment Agency for the rest of the project. Mr. Sheehan said that he will create a tentative time line and post it on the website.

BUSINESS

A. CAPITAL BUDGET
a. Discussion and Briefing – Procedure for Deauthorizing Previously Approved Capital Budget

Mr. Tom Hamilton, Director of Finance explained the procedure for terminating a project. Mr. Miklave asked Mr. Hamilton to explain the procedure to re-direct funds to different projects. He asked Mr. Hamilton if the process could be done without a public hearing and Common Council approval. Mr. Hamilton said that it could not.

Mr. Hamilton said that the process provides for the automatic abandonment of a project if there has been no activity on that project for a certain number of years.

Mr. Hamilton said that the first part of the process is to determine what the funds can be used for. Once they exceed the threshold, the actual purchase has to be approved by the Common Council. The appropriation is the authorization to spend the money.

Once the Common Council enters into a contract with the vendor, the City can stop the contract.

City Attorney Peter Nolin said that this authorizes the Mayor to enter into a contract; however, the Mayor can refuse to enter into a contract. It does not say that it directs the Mayor to enter into a contract.

Mr. Miklave called for a recess at 9:00 p.m.

The meeting resumed at 9:05 p.m.

Mr. Hempstead pointed out the co-generation project at Norwalk High School that was not part of the original project. During the process it was decided that it would be a good addition to the project and it was in the overall scope of the project. Mr. Hamilton said that the contract was amended relative to the co-generation project.

In response to Mr. Kydes’ question, Mr. Hamilton said that procurements over $25,000 with some exceptions have to be authorized by the Common Council.

Mr. Hamilton said that the renovation project at the Fire Station was authorized by the Common Council in August. The preliminary design has been completed and the next step was to obtain a detailed cost estimate. As a result of the costs, Mayor Moccia felt that the project should be reevaluated.

Mr. Kydes asked who signed the design contract. He was told that Mayor Knopp signed the contract. Mr. Kydes said that it seems that the study that Mayor Moccia appropriated makes sense.

Mr. Hempstead said that that they can not move forward on the project because they need to acquire additional funds for the Fire Station projects. He said that it was a wonderful idea to take a second look at the project.

Mr. Kydes said that the expenditure of $5,000 was done within the guidelines does not need the authorization of the Common Council.

Mr. Miklave asked Mr. Hamilton to provide a copy of the purchase order for the appraisal of the property. He asked if other appraisal companied were considered. Mr. Hamilton said two other bids were solicited.

Mr. Hempstead said that at the December meeting of the NFCC, it was presented that there was a possibility of an overrun with the project. The NFCC has been delegated the power to make the decisions on this issue.

B. REED PUTNAM URBAN RENEWAL PLAN
a. Presentation of Proposed Changes for Parcels 1,2,& 4 by 95/7

Mr. Burritt reviewed the background of the project.

Mr. Kim Morquay of 95/7 gave a presentation of the proposed changes for parcels 1, 2, and 4. He said that any significant changes to the plan are subject to approval of the Redevelopment Agency and the Common Council.

Mr. Morquay said that they have been examining the development potential at this site. He submitted a letter to the Redevelopment Agency that discusses the potential changes to the plan of development.

Mr. Morquay introduced Mr. Clay Fowler and Mr. Tom Padulac and described their backgrounds and how they became involved with the project.

Mr. Miklave said that the marketing agent for the project is represented by his law firm. He said that he was not aware of this involvement until this evening. He pointed out that there is no action required this evening. Mr. Miklave asked if there were any objections to his hearing the presentation.

Mr. Hempstead said that he had no objections and said that Mr. Miklave was only required to disclose the information.

Mr. Kydes said that it was important to be mindful of the perception.

Mr. Hilliard said that the only requirement is that of disclosure.

Mr. Morquay described the properties and invited the Common Council members to go to the site on any Saturday morning for a hard hat tour of the new construction. He said that the first step is to talk about getting the project moving. It has been on the books since 1983. There are a lot of challenges in moving the project forward and it needs to be done in partnership with the City.

Mr. Morquay said that there are issues of land acquisition and infrastructure. He said that research shows that space vacancy is high. He distributed a report entitled “Fixed Assets and Changing Times”

Mr. Morquay said that this property is well located and he wants to find a way to move the project forward.

Mr. Morquay said that his vision for the property is to create a place of lasting value and one that will connect Norwalk. Between the project on West Avenue and Norwalk Center, this is a terrific opportunity for Norwalk.

Mr. Miklave said that this was an opportunity for 95/7 to present their information. He said that there will be other opportunities to ask questions about the project.

Mr. Sheehan said that a study has been commissioned to determine the housing absorption rate of the four proposed projects

Mr. Morquay said that one significant change in the philosophy of the development is that the existing plan is oriented toward the highway as opposed to being oriented toward Norwalk and South Norwalk, Wall Street and West Avenue. The plan should be more community based and friendly at the street level.

Mr. Sheehan said that the intent this evening was to bring the parties to the table so that they could get the information at the same time.

Mr. Miklave suggested that the Committee review the materials provided. Mr. Kydes noted that it has been almost 16 years and asked if there was a way to proceed without loosing more time. Mr. Miklave said that they need to proceed with great caution.

** MR. MIKLAVE MOVED TO DEFER THE FOLLOWING AGENDA ITEMS TO THE NEXT MEETING

APPROVAL OF MINUTES – January 5, 2006

WEST AVENUE REDEVELOPMENT PLAN
DISCUSSION OF THE DRAFT WEST AVENUE REDEVELOPMENT PLAN

HOUSING FOR WORKING FAMILIES

OLD BUSINESS

NEW BUSINESS

EXECUTIVE SESSION

** MOTION PASSED UNANIMOUSLY

ADJOURNMENT

There was no further business and the meeting was unanimously adjourned at 10:20 p.m.

Respectfully submitted,

Rosemarie Lombardi
Telesco Secretarial Services

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