Cemetery Street / Mill Pond Development Public Hearing Set For March 2nd

Thursday March 2nd 2023 at 6:00pm – In the Council Chambers – Third Floor – City Hall – 125 East Avenue – and virtually via Zoom teleconference at: https://us02web.zoom.us/j/85409773890

ONE CEMETERY STREET, EAST NORWALK – 77 UNIT MIXED USE DEVELOPMENT APPLICATION

Background

• In 2020, Norwalk a Transit Oriented Design (TOD) zone & in 2021 an East Ave Village Transit Zone (EVTZ) to spur high density mixed development, especially from 95 to Cemetery Street.

• In July of 2022, Mill Pond Holdings LLC submitted a SPECIAL PERMIT APPLICATION under EVTZ codes to demolish Wells Fargo bank and erect 3.5 story 77-residential mixed use development . The prior regulations would have allowed 2.5 stories up to 48 units. Under EVTZ the developer can qualify for the extra story and nearly double the units by compiling Public Amenity Bonus Points (see below)

• The following amenities totaling 33 POINTS ARE BEING BY PROPOSED BY THE APPLICANTS and will be judged by the P&Z Commissioners as to their value versus the development impact on the community.

Norwalk Planning & Zoning

• City staff met with developers for several years refining zoning codes in anticipation of this application (the first to be submitted under the new EVTZ regulations)

• Under the proposal, the Applicants and City are REQUIRING CT DOT APPROVAL TO REDUCE RTE 136 CEMETERY STREET FROM 2 LANES DOWN TO 1, ADD ON-STREET PAID PARALLEL PARKING, AND CONVERT THE EXISTING TRAFFIC YIELD FROM NORTHBOUND CEMETERY STREET TO NORTHBOUND GREGORY.

• The required Traffic Impact Analysis concluded the project would have “no significant impact” on traffic

• The required independent traffic review cited minor concerns which may have been addressed.

• A required 3^rd party architectural & landscape design review was recently finalized and concludes that the application meets the requirements as defined in the EVTZ zone, BUT recommends 19 specific actions be completed prior to approval or as conditions of approval.

Other Agency Reviews

• Norwalk’s Inland Wetlands Agency signed off on the plan as having “minor” impact on the wetlands. The City’s Harbor Management Commission signed off.

• CT DEEP has raised concerns about the proposed level of residential density in this Flood Zone.

• CT DOT hasn’t finished a review the request to modify lanes & traffic patterns on Cemetery St. Gregory Blvd.

What Can and Can’t Be Done

• When permit Applications meet technical requirements it’s unusual for Commissions to deny them. However, because this is a Special Permit, there are (13) STANDARDS under which the P&Z Commission CAN deny or request /require modifications to the plan, including reducing the # of units and the building heights, modifying setbacks, imposing mitigating conditions, etc. The Commission can also judge whether the Amenity Bonus Points are valuable enough to community to warrant the additional height and residential units.

• Residents can voice concerns & submit requests to modify the plan to the Planning & Zoning Director, the P&Z Commissioners, and our elected officials. ENNA SAMPLE EMAIL HERE (PICK & CHOOSE YOUR CONCERNS)

• RESIDENTS CAN SIGN THE PETITION urging the Commission to send the plan back for major modification; display the Scale it Back lawn signs in a show of unified objection; and notify neighbors.

• Residents can and should attend (and speak) at the March 2^nd 6pm Public Hearing either in person at City Hall or via zoom (ENNA can assist residents in preparing and even if you don’t wish to make a full “public comment” you can still be seen in the room and raise your hand in solidarity when prompted, or if on Zoom, you can raise your icon hand to speak, when recognized state your name and street and simply say that you are “opposed to this Application” (cite reasons if possible).

• Visit East Norwalk Neighborhood Association WWW.EASTNORWALK.ORG or email [email protected]