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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
SEPTEMBER 6, 2007
ATTENDANCE: Matthew Miklave, Chair; Carvin Hilliard; William Krummel; Nicholas Kydes; Douglas Hempstead (7:35 p.m.)
STAFF: Timothy Sheehan, Executive Director; Munro Johnson, Senior Development Project Manager
PUBLIC HEARING: WALL STREET REDEVELOPMENT PLAN
Mr. Miklave opened the public hearing at 7:30 p.m.
Due to a potential conflict of interest, Mr. Kydes recused himself from participating in the public hearing. Mr. Miklave said that he had no objection to Mr. Kydes remaining in the room as a member of the public.
Mr. Johnson reviewed the schedule of where they have been and where they are going.
Mr. Hempstead arrived at 7:35 p.m.
Mr. Johnson reviewed the genesis of the project. He explained that the LDA requires that 20% of each phase of housing be made affordable, but anticipates that over 30% will be made affordable. He explained that affordable means that a person is spending no more than one third of their salary on housing.
Mr. Johnson described the process for property acquisition; the present developer has control of eight of the twelve properties. He said that most property acquisitions that have not yet been acquired are in the third phase of the project. The developer and property owners have a lot of time to negotiate. If all of the parties are unable to come to a resolution, than each case will be heard by the Common Council.
Mr. Johnson presented the infrastructure improvement plan. He explained that the current tax revenue for the whole area is $170,000. When the development is completed it will be approximately $2 million. He said that they believe the public investment will be more than returned as tax revenues increase. The developer guarantees that fifty percent of the new growth will go into the general revenue of the City. Mr. Hempstead asked the staff to investigate how the City will collect back revenues if the projected revenue is not achieved.
Mr. Johnson said that the entire project will be completed in ten years. He discussed defaults, termination and arbitration.
Mr. William Crosskey, Poko architect presented the conceptual master site plan. Mr. Hempstead asked for elevation site plans.
Mr. Miklave opened the floor for comments or questions. He read a letter of support from Michael Devine, Devine Brothers and Walter Briggs, former Chair, Planning Commission.
Mr. Jim DelGrecco, Elmwood Avenue said that he would like hear about the arts aspect of the project. Mr. Sheehan said that is a requirement under the LDA.
Mr. Mike Geake, Elmwood Avenue expressed concern about handicap accessibility throughout the site. Mr. Olsen assured him that the project would be completely accessible. Mr. Miklave pointed out that this Committee has talked a number of times about inclusiveness.
Mr. Bob Wagman, West Norwalk asked what would happen to the tax revenue if the project failed.
Ms. Mary Beth Becker, Morgan Avenue said that she was very excited to see signs of life in the Wall Street area.
The public hearing was closed at 9:05 p.m.
A special meeting will be held to vote on the plan. If it is approved, it will be moved to the Common Council.
Mr. Kydes rejoined the Committee as a participating member.
PUBLIC PARTICIPATION
Mr. Wagman said that he was concerned about the projection about population growth. He asked if the development would be supported by low growth. He said that it would be populated with minorities who are not high wage earners and by seniors who do not spend. He asked if the development would have a sufficient tax base to support the City.
Ms. Mary Beth Becker, representing the Coalition of Norwalk Neighborhoods asked about the best way to provide comments and analysis.
Mr. Jim DelGrecco, representing the Golden Hill section said that he hoped to understand the schedule.
There were no further comments.
MASTER PLAN OF CONSERVATION & DEVELOPMENT
Overview of the draft plan by Planning and Zoning
Ms. Wilson from the Planning and Zoning department explained that she and Mr. Astrom, Chairman of the Planning Commission were here to get comments on the plan and to determine a public hearing date. Mr. Astrom stressed that they always viewed this plan as a vision for the City and not an operating plan.
Mr. Miklave recognized Mr. Briggs, former Chairman of the Planning Commission. Mr. Briggs said that the staff would be happy to provide any information the Committee may need.
Mr. Hempstead said that he wanted a meeting dedicated to this process. He would like to see a full presentation with a public question and answer period. Mr. Astrom said that they held two public hearings and 20 – 25 public hearings on specific areas of the documents. Mr. Krummel said that there is value in this Committee doing a good job at looking at the Master Plan.
The Committee members discussed scheduling. Mr. Hempstead said that he takes the plan as a serious document and noted that the Planning Committee’s approach is different from Planning and Zoning.
Mr. Kydes said that he was concerned about open space. He said that the people in East Norwalk want to express their opinion on how open space is used. These issues are beginning to ferment in various districts. Mr. Kydes said that he backs Mr. Hempstead’s position that they need to air out all of the issues to be sure they get it right.
Mr. Miklave said that he was prepared to call special meetings on any day for this Committee to spend whatever time necessary to review the Master Plan. He said that he was concerned that by unduly delaying the process all of the work already accomplished will be wasted because a new Common Council will have been elected.
Mr. Hilliard said that a public hearing should be held and then they can go from there.
Mr. Walter McLaughlin, Planning Commission said that the public was given many chances and they met with all of the neighborhood associations. Mr. Miklave said that there was no intent to disparage the work of the Planning Commission.
WEST AVENUE REDEVELOPMENT PLAN AREA
Request of Corporation Counsel to retain the services of the Law Firm of Robinson
& Cole LLP to assist Corporation counsel in negotiating a Master Development
Agreement and related financing structure with Seligson Properties
Mr. Nolin explained the request. He said that the perception was that it might
be advantageous to retain a lawyer with this expertise. Robinson & Cole
have been sitting in the capacity of Bond Counsel.
Mr. Krummel said that he wanted an analysis before retaining the services of the law firm.
Mr. Hempstead asked if Robinson & Cole represented other developers. Mr. Nolin said that they represent Poko. Mr. Hempstead said that they should get an analysis and then get the attorney on board.
Mr. Hilliard said that he would like to confer with Mr. Hamilton and the members of the Finance Committee.
Mr. Hamilton said that this is a matter of urgency. They need to have the assistance of the lawyers. He said that if the Finance Committee holds a special meeting and approves the item, they could move it to the Common Council.
Mr. Kydes said that he supported the recommendation to bring outside counsel to assist the Law Department in this process.
Mr. Miklave said that the financial piece of the project has enormous consequences for the City of Norwalk. This seems like a responsible, well thought out request. He said that he applauded Mr. Nolin for bringing this forward and would support this request.
** MR. MIKLAVE MOVED TO ADVANCE THIS ITEM TO THE SEPTEMBER 25, 2007 MEETING
OF THE COMMON COUNCIL SUBJECT TO A FAVORABLE VOTE TAKEN AT A SPECIAL MEETING
OF THE FINANCE COMMITTEE
** MOTION FAILED WITH TWO (2) VOTES IN OPPOSITION (MR. KRUMMEL AND MR. KYDES)
AND ONE (1) ABSTENTION (MR. HEMPSTEAD)
** MR. KYDES MOVED TO FORWARD THIS ITEM TO THE NEXT COMMON COUNCIL MEETING SCHEDULED
FOR SEPTEMBER 11, 2007
Mr. Hilliard said that he had to check schedules because he wants to be sure that the Finance Committee members would be able to attend. Mr. Miklave said that he would schedule a special joint meeting between the Finance Committee and the Planning Committee.
** MR. KYDES WITHDREW HIS MOTION
** MR. HEMPSTEAD MOVED TO ADVANCE THIS ITEM TO THE COMMON COUNCIL MEETING OF
SEPTEMBER 25, 2007 SUBJECT TO THE SUPPORT OF THE FINANCE COMMITTEE
** MOTION PASSED WITH ONE (1) VOTE IN OPPOSITION (MR. KRUMMEL)
REED PUTNAM URBAN RENEWAL PLAN
Resolution Authorizing Executive Director to sign required DECD Assistance Agreement
Reports and related documents
** MR. KYDES MOVED TO AUTHORIZE THE EXECUTIVE DIRECTOR TO SIGN REQUIRED DECD
ASSISTANCE AGREEMENT REPORTS AND RELATED DOCUMENTS
** MOTION PASSED UNANIMOUSLY
APPROVAL OF MINUTES
** MR. MIKLAVE MOVED TO TABLE THE APPROVAL OF THE MINUTES TO THE NEXT REGULAR
MEETING
** MOTION PASSED WITH ONE (1) VOTE IN OPPOSITION (MR. KRUMMEL)
BUSINESS
OLD BUSINESS
Mr. Johnson presented copies of the presentation given by Poko.
Due to a potential conflict of interest, Mr. Kydes recused himself from this discussion and left the meeting at 10:35 p.m.
Mr. Sheehan said that the Cecil Group will return on September 17, 2007 to give a presentation. Mr. Hempstead requested a written executive summary on parking and for backup information on loss in value.
Mr. Krummel asked if all of the affordable housing units will be located on the site. Mr. Olsen said that the affordable housing units would be integrated within the site. Mr. Krummel said that restricting the Globe Theater site to symphonic orchestra use was too restrictive.
Mr. Miklave thanked the Committee members for raising good points.
NEW BUSINESS
There was no new business.
ADJOURNMENT
** MR. KRUMMEL MOVED TO ADJOURN
** MOTION PASSED UNANIMOUSLY
There was no further business and the meeting was unanimously adjourned at 11:00
p.m.
Respectfully submitted,
Rosemarie Lombardi
Telesco Secretarial Services
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