By Paul Zakarian
Belt and Suspenders – White Oak Subdivision
Last night was the first meeting of the Planning and Zoning
Commission since the Dec.12 election of officers and was dominated by the long
standing proposal for a 15-lot subdivision on land at the foot of Mt.
Higby, near the intersection of Country Club Road and an old dirt road known as
Massa Tom Road. The land borders city-owned open space and a popular hiking
trail, and is uphill from Fall Brook.
Attorney Michael F.
Dowley represented the applicant Dominco Fragomeni who has been working for several years to get
the 15 lot subdivision proposal approved.
His presentation in support of the application lasted almost two hours
and included expert witnesses including an expert in “blasting and explosives.”
The advocacy focused on the ongoing
efforts the developer has made to comply with recommendations and regulations
from various city agencies. “We have
worked with and received approval from every single department in the city”
stated Attorney Dowley. Advocacy also
focused on the process required by the city.
He suggested that the subdivision approval process of ‘preliminary
approval’ and ‘final approval’ combined with the Health Department’s
requirement for final approval of the septic systems created a “belt and
suspenders” redundancy for the city.
The primary concerns with the project include drainage
concerns related to the slope of the parcel and the adjacent land in addition
to concerns about the placement of the conservation easement. The overall
concern is that the proposal may be trying to create more lots than the land is
capable of supporting.
Attorney Dowley
countered that the drainage problems were a pre-existing condition that
originated in adjacent city land and that the problem would be mitigated
through an engineered drainage system.
That drainage system was presented as potential cure to the problem of
icing Country Club Road that has resulted in numerous automobile
accidents. In addition, the proposal would contain
engineered septic systems and a new placement of the conservation easement so
that it created a wildlife corridor and potential trail to open land owned by
the city.
The ‘explosives’ expert talked at great length about the controlled blasting that would be required to create the
storm drain trenches, catch basins and lower the surface of the roadway. If the blasting guidelines presented to the Commission
were followed by the contractor it was guaranteed that there would be no impact
on adjacent property and houses.
Two member of the
public spoke in support of the subdivision.
One speaker was in favor due to the potential improvements on Country
Club Rd and another was appreciative of the change in the location of the
conservation easement. However, Joan
Liska highlighted the slope and drainage problems with the parcel. She provided photos to the commission
showing significant water flow, including small waterfalls, on the parcel.
Due to the late hour and remaining agenda items Chairman
Russo offered the Commission the ability to postpone the deliberation and vote
until the next meeting. However,
Commission members were ready and voted to deny the cul-de-sac waiver (6 to 1)
and the overall application (5 to 2).
Homeless Shelter in B-2 Zone
The next hearing involved a zoning code text amendment to
allow Homeless Rehabilitative Shelters for Men in the B-2 zone. While the change is being sought by Mount Olive
Church specifically related to a proposed shelter at 695 South Main Street it
would allow the usage in all B-2 Zones including those on South Main Street,
Washington Street and Saybrook Road.
Church members and supporters spoke out in favor of the text amendment
and more specifically the shelter proposal.
Two members of the public spoke against the change.
There was some confusion when Pastor Mike Winn’s
presentation of the application detailed ‘low income housing’ which was not
what was noticed and placed on the agenda.
Pastor Winn decided to go ahead with the original proposal for a homeless
shelter. Based on feedback from the
Commission Pastor Winn decided to withdraw the proposal and will seek guidance
from Planning and Zoning staff about alternatives to zoning code text change.
The final item on the agenda was for a map amendment to
rezone 610 East Street. However no one
was available to explain the proposal.
The consensus of all, whom I have spoken, was that it was a well run meeting by professionals. Everyone thought Molly really shined. As Phil did last meeting.
ReplyDeleteAlso, everyone loved Steve's new haircut!
Everyone wants to see the Pastor have success with his planned venture to house the home-less. He needs to find a better location, is all.
The White Oak sub-division, even if passed, would have resulted in a road with four houses on it - in the end. The other nine lots will never test properly for septic purposes, in my opinion- with or without the significant drainage project proposed. Take a ride out to this property. The amount of water that runs off Higby Mountain is enormous.
In reality, the developer was ultimately done a huge favor. In this economy, who would purchase a half- million dollar home that included a wet basement and "stinky" buggy yard anyway?
In addition, and as proof of the pudding - there are other similarly sized developments in town that haven’t been successful for very similar reasons.
Yeah don't want the homeless mixing with the regular folk. NIMBY rules!!!!
ReplyDelete