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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
AUGUST 2, 2007
ATTENDANCE: Matthew Miklave, Chairman; Rev. Phyllis Bolden; Carvin Hilliard
STAFF: Timothy Sheehan, Redevelopment Director; John Burritt, Assistant
Director; Munro Johnson, Sr. Development Project Manager; Vincent Astarita,
Sr., POKO Partners, Frank Zullo, Tarragon
CALL TO ORDER
Mr. Miklave called the meeting to order at 7:31 p.m. and stated that there
was no quorum present.
I. PUBLIC PARTICIPATION
Mr. Miklave asked if there were any members of the public present who wished to address the Committee.
Mr. Robert Burgess, 37 Brooklawn Avenue and Chairman, District B, Democratic Party, stated he was speaking for the district. He said he was appalled when the Zoning Commission approved a regulation calling for 10% affordable housing to be anyplace. He said he had discussions with Mr. Zullo, Mr. Sheehan, and a Tarragon representative and then Mr. Carvin Hilliard and Reverend Bolden were invited to the next meeting. He said was pleased that the agreement made with the developer will place four affordable housing units on the site, two one bedroom and two 3 bedroom units. He said the site at 50 Connecticut Avenue would accommodate 50 units and they wanted six - two bedroom affordable housing units. He reported that there will be 7 units deeded as affordable housing units. He stated that the North Water Street project will be deeded as affordable housing and they will also give them another six units at another location. Mr. Burgess stated that he was asking the Common Council to approve this deal. He expressed that it was the best deal they could work out and the best deal for the whole community.
Mr. David Park, Historic Commission and Chairman of the Park Island Cemetery Committee, stated he would like to address item III.B on the agenda. He reported that the Historic Committee had not taken a position on putting a multi-purpose trail through the cemetery. He said he personally would like to see it go through. He stated that according to CT Statute if a cemetery is used for anything other than a burial site, it needs approval. His concern is that widening Crescent Street at the cemetery will hit burial sites and those without headstones. He stated that the two alternatives were to pave over the burial sites or dig them up and they need to find out the process for widening.
Ms. Diane Lauricella, League of Women Voters, stated she was addressing the Item III.B project. She stated that she was very pleased that it came up and it was important and good to talk about it. She reported that the League wanted to assure the public that there will be a process for where the multi-trail will go and where the widening will be. She said in the past it was found that a process was lacking in informing the public. She stated that the League is applauding the Planning Committee for mentioning this on their agenda.
Reverend Bruce Morris, State Representative, stated that he was going to talk on behalf of the 20 Water St. affordable housing plan. He said he commended the developers for finding a plan that was workable and met the goals they were asking for. He said that by the developer increasing the number of affordable housing units from 12 to 17 they were increasing the affordable housing stock above and beyond what the plan required. He stated that he hoped that this would move forward.
II. APPROVAL OF MINUTES
May 3, 2007 Regular Meeting
June 7, 2007 Public Hearing and Regular Meeting
June 18, 2007 Public Hearing
July 10, 2007 Special Joint Meeting
Mr. Miklave stated that the minutes would be deferred because they could not be approved without a quorum present.
Mr. Miklave stated that an issue had been raised, and he was therefore requesting, that the minutes of Planning Committee meetings, once approved, be posted on the city website. He stated that once they were approved, he was in favor of it. Mr. Hilliard stated he totally agreed because it was part of open government and he supported it. Rev. Bolden stated she supported it also. Mr. Timothy Sheehan stated that he would do so and thanked the Committee for raising the issue.
The Chairman stated that he would like to change the order of the agenda to hear Item III.C. at this time.
III. BUSINESS
C. WASHINGTON – SOUTH MAIN IMPROVEMENT AREA II
1. Review of Affordable Housing Proposal
Mr. Burrittt reported that the proposal to develop the property at 20 North Water Street as a mixed-use project was last before the Planning Committee at its February 1, 2007 meeting. He stated that at that it was tabled pending further clarification from the redeveloper regarding the provision of work force housing units in a manner consistent with the requirements of the previously approved Urban Renewal Plan amendment. He explained that the Plan amendment provides for the inclusion of 10% of the number of residential units as affordable housing for persons earning 80% of less of the State median income. He noted that the redeveloper of the project proposed to provide all of these units (13 Units) offsite, which was of concern to members of the Planning Committee. Since that time, the matter has remained table while it was addressed by the developer and staff.
Mr. Burritt stated that in the interim, several events have occurred relative to this project, the most significant being that the project has been sold to a new developer, Tarragon Development Corporation. He stated that representatives of Tarragon have met on several occasions with staff to better understand the historical context of the Urban Renewal Plan amendment to the City’s workforce housing requirement under the Zoning Regulations and to discuss the economic implications of the requirement. He reported that as a result of these discussions, Tarragon has come forth with a revised proposal to address the work force housing requirements that not only complies with the Zoning requirements, but also complies with the spirit and intent of the Urban Renewal Plan amendment. He stated that the proposal provides for a combination of on-site and off-site units totaling 17 affordable units, or 4 more than the required 10% under the Urban Renewal Plan. He reported that 4 units will be on site at 20 North Water St. and 13 units will be off-site. In the revised proposal, by allowing units off-site, the City will realize a greater number of affordable housing units than if they were all to be on-site. He also noted that the proposal realizes 17 permanent affordable housing units which was four more than required under the regulation.
Mr. Burritt stated that in conclusion, staff believes that the proposed compromise is a good one for the City. It allows the redevelopment of the former Norwalk Company Building to proceed, it provides for affordable housing, it maintains the underlying goal of preserving the existing historic structure, and it fosters connectivity between Reed Putnam and SoNo.
Mr. Frank Zullo stated that they came up with a good compromise and he would
like to get started. He asked if the item could be referred to Common Council
rather than wait a month for the next meeting. Mr. Hilliard stated that it was
not clear and it had to be identified where the 6 off-site affordable housing
units would be. Mr. Miklave replied that in his view it could be sent on to
Common Council with his authority as Chairman. Mr. Sheehan stated that the bottom
line was that the Committee had to accept the location of the units or they
won’t have a deal. Rev. Bolden stated that it concerned her that she has heard
different stories. She said in February she heard that Connecticut Avenue could
be done and now she hears it can’t be done. She said she was not against affordable
housing, but she was not clear or comfortable with something. Mr. Hilliard stated
that he would like to do his due diligence and talk to Corporation Counsel about
questions of this project’s process.
Mr. Miklave agreed that any questions were appropriate and should be asked.
He said the Committee had expressed its intent and Council had not. He stated
that the developer needed to know if it is a go or no go. He explained that
they need to find an area for the 6 additional units and need the sense of the
Council. Mr. Miklave thanked all who participated in the process. He stated
that this was amazing in the sense that it was what they wanted to happen and
it works. He expressed that he deeply respected the questions but believed it
needed to be moved to the next step. He stated that if the location was not
acceptable it will not go forward. Mr. Hilliard stated that his position on
the Planning Committee was that affordable housing should be on site. He said
they should not all be lumped together because that creates undesirable neighborhoods.
Mr. Miklave agreed with Mr. Hilliard’s requirement to mix these up. Mr. Miklave
stated that he would like to send this on to Council and give the developer
clear marching orders that the Common Council stands behind this proposal. .
Mr. Miklave stated that he had the unanimous consent of the Committee members and was exercising his authority as Chairman to send this on to Common Council.
A. WALL STREET REDEVELOPMENT
1. POKO LDA
a) LDA Business Terms – Part 2 of
Mr. Monro Johnson stated that last month he presented the proposed Land Disposition
and Development Agreement and revisited the genesis of the Wall Street Plan,
the particulars of the Parcel 2A development site contemplated within the draft
LDA and various resource trades, covenants and processes that comprise the deal.
He said that the objective tonight was to review the provisions of Articles
18 and 19 of the document which deals with mediation, arbitration, default and
termination. He said he would also be presenting the Conceptual Master Site
Plan. He stated that he hoped to hold the public hearing and special meeting
in September with an eye toward advancing it to the full Council later that
same month.
Mr. Johnson stated that he would first like to take a look at the deal’s proposal
for affordable housing and the context within which the proposal comes forward.
He then reviewed the term “affordability”and stated it was a function of price
and income. He noted that affordable was 1/3 of your income and he showed a
presentation of what would be affordable housing for income levels of $40,400
for a 1 person household, $73,422 for a 3 person household, and for an income
of $111,000. Mr. Johnson then looked at Norwalk incomes and said he had two
sources for this data, the 2000 census and the salary data from the Department
of Labor for the top 10 occupations in southwestern Connecticut. He reported
that the current income in Norwalk today, according to the census, was $73,422
for a Median Family Income, and $40,400 for an individual income according to
the Bureau of Labor Statistics. He said that based on those inputs, he estimated
the median family income in Norwalk was $73,000.
Mr. Johnson then reviewed the Norwalk housing market and Norwalk incomes. He
reported what Norwalk incomes could afford was a 1 bedroom home or a $1,010/month
apartment for an income of $111,000, or a 2 bedroom home or $1,800/month apartment
for an income of $205,000. He stated that the median priced Norwalk condo was
$40,000 out of reach for the median Norwalk family income. Mr. Sheehan commented
that with the new census income levels will sharply go up.
Mr. Johnson next stated that one of the key criteria of the deal was its compatibility
with the City’s redevelopment plan for Wall Street. He explained that the deal
did a very good job of this because it proposes that out of its 371 total units,
121 would be “affordable” and 53 would be CHFA units. He said that there were
also other kinds of affordable units in the deal. There were units which will
be priced according to Norwalk’s own workforce housing regulation, units priced
according to CT Statutes Section 8-30g, and units that will be priced according
to HUD limits. Mr. Johnson concluded by showing a slide of whom the affordable
housing units target by income and what would they go for.
Mr. Johnson next referred to Articles 18 and 19 of the LDA provision that dealt
with Defaults, Remedies, Mediation, Arbitration and Termination and reviewed
each of them for the Committee.
b. Conceptual Master Plan
Mr. Johnson then stated he would review the CMSP (Conceptual Master Site Plan)
and said it was important to recognize the preliminary stage. Mr. Johnson stated
that a CMSP is an application for height, locations of buildings, bulk and mass,
lot coverage and uses. He said they are intended to show the logical, possible
next step in the design process, based upon an approval of the height, mass,
bulk, etc.
Mr. Johnson then stated he would turn to the POKO design team. Mr. Vincent Astarita, Senior Partner, stated that he hoped to address the Committee’s concerns as the project grows and solidifies. He stated that Steve Cecil got the CMSP approved by the Redevelopment Agency. He then asked Mr. Bill Foski, project engineer, to review the site plan.
Ms. Margarita Iglesia of the Cecil Group then reviewed the process followed for design review. She reported that Steve Cecil met with neighboring property-owners and interested stakeholders to review people’s priorities and concerns. Mr. Miklave stated that he met with Steve Cecil to discuss some issues and changes the developer made to the project. He expressed that the project was a very exciting in concept and will be a standard that others will have to meet. He said it was a tremendous project team effort and congratulated everyone. Mr. Miklave reminded everyone that the Public Hearing is scheduled for Sept. 6th and there will be a Special Meeting on Sept. 17th to vote to send this on to Common Council. Mr. Miklave asked if a 3-D presentation could be made to the Committee before the public hearing. He also asked if the public could see it. Mr. Sheehan responded that he could put the presentation on the website. Rev. Bolden stated that she was impressed with POKO Partners presentation and it was very well done without a lot of questions asked. She said she appreciated their work.
B. PROJECT CONNECTIVITY
1. Connections between the Mixed-Use Development Projects – From South Norwalk to Norwalk Center
Ms. Susan Sweitzer, Senior Project Manager, Redevelopment Agency, referred to a memo dated July 25, 2007 regarding the connections between the development projects along West Avenue and Wall Street. She reported that three major mixed-use development projects have been moving through various stages of community review and formal approvals. She explained that as the designs of these projects were presented, community leaders questioned how these projects related to one another and how people would move through and between them. The Redevelopment Agency decided to initiate a planning process to answer their questions and to formulate some key immediate and long-term recommendations to create workable connections for pedestrians, cyclists including forms of public transit. She stated that a series of two meetings with the community leaders, city agencies and the development teams yielded a number of recommendations. The step will be to look at the means to implement some of the connections by developing conceptual designs to address the barriers of the highway bridges, recommending a program of wayfinding, developing cost estimates and identifying potential resources.
Ms. Sweitzer then summarized key recommendations. She stated that West Avenue will continue to be the primary vehicular and pedestrian connector as it has been historically. They plan to have traffic improvements to include new pedestrian crosswalks and signals at key intersections. She reported that Crescent Street should be widened at the Pine Island Cemetery chokepoint. She also noted that Mathews Park was central to all of the connection improvements discussed. It is a major part of the walking and driving experience along West Avenue and it will be a main walking and cycling connector between Crescent Street and West Avenue. She stated that the proposed alternate pedestrian/bike path using Crescent Street and the Route 7 on-ramp embankment along the southerly edge of Pine Island Cemetery should be added to the planned Mathews Park improvements.
Rev. Bolden stated that she appreciated the information David Park brought forward tonight and it was important to work together. Mr. Sheehan stated that it was important to state that this was the beginning of the process. He said that they want to have an understanding of the community relative to connectivity of all these projects.
Ms. Diane Lauricelli stated that she was hoping the Committee will have the departments in the City involved to make sure everyone is on the same page.
IV. OLD BUSINESS
There was no old business to be discussed.
V. NEW BUSINESS
Mr. Miklave reported that the Master Plan of Development has been forwarded to Common Council. He said he would like it to be distributed to the Committee before the September 6th meeting and then have a brief discussion about what their intention will be with the Master Plan of Development.
ADJOURNMENT
Mr. Miklave adjourned the meeting at 9:50 p.m.
Respectfully submitted,
Donna DeVito
Telesco Secretarial Service
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