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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
NOVEMBER 3, 2005
ATTENDANCE: Matthew Miklave, Chair; Betsy Bain; Douglas Hempstead;
Kevin Poruban; Carvin Hilliard (7:55 p.m.)
STAFF: Timothy Sheehan, Executive Director
CALL TO ORDER
Mr. Miklave called the meeting to order at 7:39 p.m. and opened the public hearing.
PUBLIC HEARING – WEST CEDAR STREET –
AFFORDABLE CONDOMINIUMS
Mr. Miklave said that the purpose of the hearing was to hear from the public. He said that he received crime statistics from the neighborhood from the Norwalk police; however, those are raw statistics. Deputy Chief Palmer will try to provide more information for the next committee meeting.
PUBLIC PARTICIPATION
Mayor Alex Knopp said that the project addresses two needs in the City, affordable
housing and open space. He asked the Housing Authority to turn over the open
space to the City and in exchange, the City will agree to build an equal number
of units. He said the purpose for the housing is a good idea, but does not agree
with the location. Mayor Knopp suggested that the housing units could be built
on City owned properties in the Wall Street area, West Avenue, the Webster Street
area, Day Street and a site near the South Norwalk train station.
Mayor Knopp said that it was important for all agencies to figure out a solution to this issue. This open space is valuable and should be preserved. He said that the City supports affordable housing and open space and that it would be a terrible mistake to loose the field.
Mr. Hilliard arrived at 7:55 p.m.
Ms. Cathy Wheat said that the Housing Authority runs wonderful programs for youths in the area and that the affordable housing units would not be in the best interest of the youth in the City. She said that green space is limited in the City. She asked the Committee to protect this space and to focus on the quality of life for the residents.
Mr. Robert Burgess said that he did not see why this committee took up this matter that they have nothing to do with. He said that this committee should be part of the solution. He said that in two weeks he got 200 names for a petition requesting that the project move forward. He said that Norwalk does not provide housing for its workforce such as teachers. He said that people do not live in open space.
Mr. Burgess promised that if the City tries to stop this project he will bring a lawsuit against the City.
Mr. Van Scoy spoke against the plan. He said that when Colonial Village was built, the land was designated as open space.
Ms. Andrea Light spoke in support of the resolution and said that the development will exacerbate the traffic issues on Connecticut Avenue and Scribner Avenue. Norwalk has the greatest number of affordable housing units amount the eight nearby towns.
Ms. Barbara Hudgens said that every needs assessment has listed affordable housing as one of the top priorities in Norwalk, but has never seen open space on a needs assessment. She spoke in favor of building affordable housing. Ms. Hudgens said that affordable housing is not the same as subsidized housing. She said that Norwalk needs affordable housing.
Councilmember Peter Wein said that he agreed with Mayor Knopp’s plan and hopes that the committee listens to his plan. He said that if the Norwalk Housing Authority can’t figure out a way to make the swap, then he wonders what their agenda is.
Mr. John Kern read excerpts from editorials from The Hour and The Advocate and other sources against building the project on open space. He explained that the new trend is to have smaller projects spread throughout the City. He said that if this project is not as successful as the Housing Authority believes, Norwalk and this neighborhood will pay the price for a long time.
Mr. Edward Musante, President, Norwalk Chamber of Commerce said that the Chamber supports this project. He said that the median price for a home in Norwalk is $491,000. People who are the fabric of the community such as teachers, firefighters, police officers and nurses can’t buy a home on their pay. He applauded the committee for having the courage to take up the issue of affordable housing for working families.
Mr. Musante said that the site is zoned correctly and therefore should move forward in the near future.
Ms. Diane Lauricella asked why the entire field was being used. She said that Curtis Law said that the field was not used because of the debris on the field. Ms. Lauricella suggested holding a neighborhood lean up day. She said that the City needs affordable housing, but is opposed to the current design.
Mr. Michael Geak said that the waiting list for Section-8 housing has been closed at 1,000 names. He said that there are hundreds of people who need housing.
Reverend Morris spoke about the quality of life in South Norwalk. He said that this project is for working people, but has been stereotyped because it is being done by the Housing Authority. He said that the City needs to provide opportunities for municipal employees to live in Norwalk.
Ms. Berdella White, President, Colonial Village said that the space in question is not used. She said that she went to the City and the Housing Authority and neither wants to fix the field. Ms. White said that included in the project is a new community center and a place for the children to play. The current field is not utilized at all. Ms. White said that she lives in the area and is behind the project 100%.
Reverend Albert Dancy said he is the Co-chair of the Norwalk Urban Youth Initiative. In that capacity he has had the occasion to go into problem areas in Norwalk. It is very clear to him that a lot of the problems happen where there is no home ownership.
Reverend Dancy said that as someone trying to reduce the level of violence in Norwalk, it is ironic that he can’t afford to buy a home in Norwalk. He asked the committee to look at the project carefully and hopes that they will vote in favor of the project.
Ms. Daisy Franklin spoke in favor of the project. She said that not having a home has a lot to do with the way people act. She said that once someone owns a home they take care of it because it belongs to them.
Mr. Caesar Ramirez said that this project has been in the works for about three years. He said that they took the time to be sure that the surrounding community and Norwalk would be proud of the site that would enhance the quality of life in Norwalk. He said that they could build 200 units, but are proposing 85 units. He said that this is not an expansion of Colonial Village.
Mr. Curtis Law, Executive Director, Norwalk Housing Authority said that as a Planner by trade, the sites proposed by Mayor Knopp are not appropriate. He said that the open space in question has not been used for a number of years. The intent is to make the units condominiums that will be purchased by individuals who have to qualify for a mortgage. They will be ownership units.
Mr. Law said that a traffic study will be conducted and they will try to design the project for minimal impact. He said that the proceeds will be put into a scholarship fund to provide educational opportunities for young people. Mr. Law said that he was open to suggestion and comments on how to lay out the units.
There were no further comments and the public hearing was closed at 9:22 p.m.
APPROVAL OF MINUTES – September 1, 2005
** MR. PORUBAN MOVED TO ACCEPT THE MINUTES
The following corrections were made to the minutes:
Page 2: Public Participation – 7th paragraph, second sentence should read: Mr. Mallach said that inclusionary housing is not suitable for small townhouse complexes or single family dwellings.
Page 5: last sentence should read: Mr. Poruban asked the designer to include recognition of veterans.
** MOTION PASSED UNANIMOUSLY
BUSINESS
A. HOUSING FOR WORKING FAMILIES
1. Discussion – Affordable Condominiums – 164 West Cedar Street
Mr. Hempstead said that he had a number of questions and asked for clarification.
Mr. Hilliard said that people are moving out of Norwalk because it is not easy for them to find housing. Mr. Hilliard said that he believed that developers in other cities pay a fee to a Board of Education fund.
Mr. Poruban asked for the density level of Norwalk vs. Stamford.
Ms. Bain said that the size of the units proposed by the Housing Authority should be taken into account.
Mr. Miklave said that the Mayor’s recommendation is worthy of serious consideration by the Committee and the Common Council. He said that they need to approach this issue carefully and there need to be discussions with the involved parties. Mr. Miklave said that he would prefer not to rush into this until they have had an opportunity to explore the issue.
Mr. Poruban said that he recognizes the need for affordable housing and feels that ownership is s key component, but is leery of the density. He said that traffic issues also need to be explored.
Mr. Miklave said that this committee is not in a position to take a position on this project. They need to see the proposal so that it can be evaluated.
Mr. Hempstead said that they need to get answers from the Housing Authority whether or not they are going to move forward. He said that the field went into use in 1988 or thereabouts but has not been maintained.
Mr. Miklave said that a significant issue is that they are telling folks who own the property how to use their land when the proposed use is consistent with the regulations. Mr. Hempstead said that the Housing Authority are the keepers assigned to the property, they are not the owners. He said that the Housing Authority works on public funds and the land was purchased with public funds. The property belongs to the people and not to the Housing Authority.
Ms. Bain asked if the Housing Authority has the right to sell the land and if so to whom.
Mr. Hilliard said that the Housing Authority owns the land. The initial proposal was for 165 units, but they decreased the number of units. He said that they need to find a compromise. He agreed that they need a traffic study and realizes the need to talk to both groups and intervene in a positive way. He said that the neighbors are concerned about their property values.
Mr. Miklave suggested going to the Chamber of Commerce and asking them where Norwalk employees live. He said that long term economic survival required re-thinking of how they do business in New England. Mr. Miklave said that Norwalk is economically disadvantaged because of the traffic problems. Mr. Hempstead said that Norwalk alone can’t solve the problems of the region.
OLD BUSINESS
There was no old business.
NEW BUSINESS
Mr. Miklave thanked Ms. Bain for her service on this Committee.
ADJOURNMENT
** MR. PORUBAN MOVED TO ADJOURN
** MOTION PASSED UNANIMOUSLY
There was no further business and the meeting was adjourned at 10:05 p.m.
Respectfully submitted,
Rosemarie Lombardi
Telesco Secretarial Services
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