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Architectural Review Board – Tuesday 9/28

Items 2 and 3 on their Tuesday 9/28 agenda are located in Green’s Farms.

• Date: 09/28/2021 7:30 PM
• Location: Electronically

ARCHITECTURAL REVIEW BOARD AGENDA Tuesday, September 28, 2021, 7:30 p.m.

Meeting ID: 831 4670 7003

Passcode: 042655

Dial by your location 1 646 876 9923 US (New York)

Join Zoom Meeting

https://us02web.zoom.us/j/83146707003?pwd=YkNCYWlNZ3djUUMzcEswUkU2R0Radz09

Notice is hereby given that the Architectural Review Board will hold an electronic public meeting on Tuesday, September 28, 2021 at 7:30 PM for the following purpose:

1. To approve minutes from the July 27, 2021 meeting

2. 1480 Post Road East
To review and comment on the proposed signage at 1480 Post Road East (Parcel ID# H09//016/000) submitted by Stephanie McDowell, SIR Development for property owned by SIR-1480 PRE LLC located in General Business District. Comments offered at the meeting will be considered in anticipation of further zoning review and approvals.

3. 1790 Post Road East
To review and comment on the proposed signage at 1790 Post Road East (Parcel ID# I09//006/000) submitted by Bernie Brooks, Thomas Sign & Awning Company Inc for property owned by BYELAS LLC and Leslie Byelas located in General Business District. Comments offered at the meeting will be considered in anticipation of further zoning review and approvals.

4. 800 Post Road East
To review and comment on the proposed design modifications at 800 Post Road East (Parcel ID# F09//069/000) submitted by James Margeotes, JBMP Architects for property owned by IL Westport 4 LLC located in General Business District. Comments offered at the meeting will be considered in anticipation of further zoning review and approvals.

5. Discuss PossibleText Amendment Change
To discuss a possible text amendment change #800/PZ-21-00600, submitted by Eric Bernheim, Esq. Changes to the Zoning Regulations to exempt from Setbacks and Coverage small balconies on commercial buildings adjacent to the Saugatuck River that extend no further than 10-feet from the Building, by adding and modifying existing definitions and related standards; and to exempt non-residential activities from requiring public hearing review by the Planning and Zoning Commission (but retain requirement for Commission administrative Coastal Site Plan review, aka Work Session review, of nonresidential CAM activities).

6. To adjourn the meeting.

Special Notice Regarding This Electronic Meeting:

Pursuant to the Governor’s Executive Order No. 7B, there will be no physical location for this meeting. This meeting will be held electronically. Telephone and Zoom video participation details are above. Comments from the public will be received during the Public Hearing. A copy of the applications and Architectural Review Board agenda for the hearing is available on-line at www.westportct.gov on the Town Calendar web page under September 28, 2021.

Ward French, Chair

Architectural Review Board, Chair

September 21, 2021

It is the policy of the Town of Westport that all Town-sponsored public meetings and events are accessible to people with disabilities.  If you need assistance in participating in a meeting or event due to a disability as defined under the Americans with Disabilities Act, please contact Westport’s ADA Coordinator at 203-341-1043 or eflug@westportct.gov at least three (3) business days prior to the scheduled meeting or event to request an accommodation.

Monday, May 3, 2021 (Zoom Meeting)

Board Members and several of our members attended. Invited Guests: P&Z Chair Danielle Dobin, State Senator Tony Hwang and State Representative Jonathan Steinberg.

After Art welcomed all to the Annual Meeting, he opened the meeting with a tribute to Bob Scholl who had passed away a year ago. 

Bob was a member of our Board and was our legal advisor for many years.  He played an important role for the GF Association as well as for the Town of Westport.  Bob was Chairman of  the Planning & Zoning Commission, the Board of Education, Southwestern Regional Planning Agency, a member of the Westport Historical Society and a Rotarian for 43 years.

Bob knew and understood the mechanics of Westport. He was very knowledgeable and paid great attention to town issues.  Always working well with others to come up with a solution, Bob was a great sounding board for the GF Association and was exceptional in his service to the many organizations he served. 

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Our Annual Meeting focused upon Affordable Housing which is a front and center issue in Westport and in the State.

Art moderated a panel discussion with our guests, Daniele Dobin, State Senator Tony Hwang and State Rep Jonathan Steinberg.

State Senator Steinberg stated that Westport has “stepped up to the plate” in providing affordable housing before 8-30g became a State mandate. Hales Court predates 8-30g and Westport continues to offer creative ways in providing affordable housing under 8-30g. It is important to “get it right and have a broader conversation” on affordable housing. The bills currently in committee at the State House would allow the State to take control of local zoning to build multi housing units in all 169 towns.

Danielle Dobin further discussed the State proposal which is not a fit for all communities across the state. Some aspects of the proposals are misguided. There is a focus on building housing nearby train stations which would allow the State to build without zoning approval or need to provide parking for housing units. She stated the efforts of P&Z to create more diverse housing for families (West Parish proposal).  The State 8-30g has not created family housing. West Parish has the support of the neighborhood and will be 90% affordable housing.

Senator Hwang stressed a “call to action”, staying informed, working together and the importance of including all major shareholders. The current affordable housing proposals are not effective, overrun personal property rights and may create high density housing.  He has encouraged leadership not to call the bills but rather to create real solutions for affordable housing.

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A short Q&A for the panel followed.

There is pressure to pass an affordable housing bill this year. Panelists agreed that it is a slow and steady approach to work on a collaboration to find an agreeable solution.

Art thanked the panelists for their time and providing great insight to the affordable housing proposals facing Westport and the State House.

Current Board officers will service another term for May 2021-May 2022.

Art and the Board welcomed two new Board members Bitsy and Mitch Higgins. They bring not only their fondness of Green’s Farms but their extensive knowledge of local Town issues and Town government.

Minutes of Board Meeting held on March 1^st 2021

Members attending: Art Schoeller, Norman Kramer, Lois Sussman, Matt Siegel and MaryAnn Meyer

ANNUAL MEETING

Rescheduled to Monday, May 3rd

1. Art opened the meeting and led the discussion regarding the Annual Meeting. It was decided to hold the meeting (ZOOM) on Monday, May 3^rd. Speaker(s) still to be confirmed.
2. Update on the P&Z affordable housing guidelines and everything is still in the Affordable Housing Committee. Desegregate CT is holding meetings across the State in support of the State’s proposal to control local zoning.

The State proposal is still in committee.

• New information regarding the vacant building (formerly Mens Warehouse) on Post Road East and Colonial Road was shared. A proposal will be making its way through the Town Boards regarding adding a second story on to the building for apartments. The building has an underground garage which may accommodate parking spots requirement. The Board will monitor this project as needed.

•  The proposed changes at Post Plaza (Former Barnes & Noble store) continue their way through the P&Z.  A second Public Hearing is scheduled for March 11^th.  There are still several issues that the owner needs to address.  Namely, the pedestrian safety and tractor trailer traffic are of concern. The GF Association has submitted a letter to P&Z as well as several neighbors who live along Morningside Drive, Church Street  South and Iris Lane to express concerns.

• The Board discussed the recent article on Burying Hill Beach that Dan Woog posted on his blog ‘06880’. Mike Nayor wrote the article to point out the need to repair the jetty at the BH Beach. The Beach has not been well maintained by the Town. Lois recalled that several years ago, GF Association Board members spent a Sunday at Burying Hill Beach to clean it up and remove some of the rocks.  According to the article, Parks & Rec director, Jennifer Fava stated that the Town has been going through the permitting process with the CT Dept of Energy and Environmental Protection and Army Corps of Engineers.

The Town has tried in the past to get permission from these agencies to add sand to the beach, but have been denied.  The Town plans to ask for permission again. They will also add screening of rocks out of the sand as part of the spring improvements.

Art will check back with Mike Nayor and thank him for bringing this matter to the Board’s attention.

• Norman mentioned the number of the recent housing units built along Post Road East including those being built and new proposals. He stated that it is important to provide creative ideas and work with the Town in planning and striking the right balance. Post Road East from Bulkley to Roseville has several multiple housing units with many currently proposed. 

• Art will be working on the timeline for the Annual Meeting mail out to our members. Volunteer s for labeling and stamping the post cards are Lois, MaryAnn, Norm and Art.

• Discussed adding new members to the Board.

Next Board Meeting is scheduled for Monday, April 5^th.

If you want to know more about the Green’s Farms Association and its activities the annual newsletter is a great place to start. It covers some of the issues that arose in 2020 and a few we believe are likely to impact our community in 2021. You can download a copy at the link below.

P&Z Public Hearing for Post Plaza Feb 11^th  (via Zoom))
NEXT MEETING: Monday, March 1^st (via Zoom)
ANNUAL MEETING: Thursday, April 8^th (via Zoom)

Board members attending: Art Schoeller, Lois Sussman, Judy Swann, Norman Kramer, Anne Hamonet, Matt Spiegel and MaryAnn Meyer
Invited guests: RTM-5 Reps Dick Lowenstein, Peter Gold, Bitsy and Mitch Higgins.

1. The Board began the meeting discussing the recently held P&Z Subcommittee meeting in regard to revising the amendment on accessory dwelling units (ADU).

The Subcommittee is still in the planning stage as there are many exceptions being discussed based on size of lot, height of building, cupola design and allowed coverage limits rather than square footage limits. The owner of the property would be required to live at the property but it was not clear if owners could rent out their home and live in the accessory dwelling unit themselves.

Peter Gold  (RTM-5) brought up the question if the ADU’s  were counted towards 8-30g affordable housing count or if they are eliminated from the count.

The Board will continue to monitor any further action on the revised ADU amendment.

2. Update on West Parish (State DOT) where the P&Z and the Town continue to work on their request of 4 acres of land from the State DOT in order for the Westport Housing Authority to build affordable housing units. It is still under discussion. Will continue to follow this project.

3. State Legislature is working on a bill which would allow the State to control local zoning to build affordable housing units across the State. Bitsy and Mitch Higgins (Iris Lane) provided helpful information regarding DesegregateCT  (headed by Sara Bronin) which is a grass roots organization and a  proponent of the State’s move to control local zoning. It would result in an increase of multiple housing units preferably near transportation hubs (commuter trains, accessible highways) across the State.

State Rep Kimberly Fiorello and State Senator Tony Hwang have held forums (via Zoom) as they are concerned that the bill would diminish the authority of local zoning boards and give the State more control of local zoning. The new proposed legislation would not replace the State’s affordable housing statute 8-30g but would function in parallel.  Proposed bill is still under discussion and the legislature timeline for the bill is uncertain. Art to email our State reps for their input and to request updates on where this bill is headed.

4. New tenant at  Post Plaza

Barnes & Noble has moved out of Post Plaza and a new tenant (grocery/food market though not yet confirmed) is slated to move into the available space. As the Post Plaza borders a residential area (homes on Iris Lane, Church Street South and Morningside Drive South), the Board discussed the concerns addressed by Bitsy & Mitch Higgins whose property (3A Iris Lane) shares a border with the parking lot. A proper buffer zone is required and the Board will be vigilant to be sure that the owner satisfactorily provides a proper buffer  zone.

Increased traffic on Church Street is also a concern as there is pedestrian traffic from The Little Barn restaurant as well as from pedestrians walking to the shops in the Post Plaza and children and parents walking to the Green’s Farms School.

The owner of the Post Plaza will  be making these improvements including: Installing new lighting, landscaping, a new fence, new signage and grease traps. Also the culvert will be repaired and drainage and flooding will be addressed. The façade of the building will be renovated and the loading dock will be reconfigured.

A status report was submitted to P&Z regarding the ongoing environmental remediation at the former gas station on site and regulated by the DEEP.  A Licensed Environmental Professional will be available at the upcoming Public Hearing to respond to any questions.

Improving lighting on Church Street South and installing a sidewalk along Church Street was discussed by the Board. The RTM is putting together a sidewalk plan and the Board discussed with the invited RTM reps to include Church Street in the plan.

5. Annual Meeting

Confirmed Date: Tuesday, April 8^th  (via Zoom)

Topic: Affordable Housing/State Control of Local Zoning

Panel: (Yet to be confirmed) State Reps Jonathan Steinberg, Will Haskell, State Senators Tony Hwang and Stephanie Thompson.

Postcards will be mailed out to “Greens Farms Resident” with essential information along with GF Association website address and information on 2021 dues.  An email will be sent out to current membership list with annual meeting and renewing membership information. Discussed obtaining emailing addresses from Parks & Rec for additional emails for Matt to create a “once a year” email list to increase membership.

• Updates on 14 Hillandale

Norman provided an update on 14 Hillandale Road which is an approved new subdivision with 4 new homes proposed. The existing home (A.E.Hotchner’s home) will be torn down and a new private road is proposed  from Wakeman Road to the new subdivision.

The developer set aside land along the border of  Wakeman Road as unused land and will make a cash contribution of 5% instead of 10% to the open space fund based on the property appraisal by a 3^rd party.

•  Westport Library Book Store

Dick Lowenstein(RTM-5)  shared news about the Westport Library Book Store that will be run by volunteers and STAR. The store is located at Jessup Green.

Next Board Meeting: Monday, March 1^st (via Zoom)

January 5, 2021

Board Members Attending: Art Schoeller, Lois Sussman, Norman Kramer, Birthe Shwisha, Judy Swann, Anne Hamonet, Matt Spiegel and MaryAnn Meyer.

Invited Guests: Karen Kramer (RTM-5), Matt Mandel (RTM-1) and State Senator Tony Hwang (CT 28^th)

The first meeting of 2021 was focused on the State’s efforts to take control of local zoning laws and disregard safety and conservation concerns to allow developers to build affordable housing within half a mile of train/transportation hubs in the State.

RTM Rep Matt Mandel addressed the Board and discussed the implications to Green’s Farms and Saugatuck areas and how this proposal by the State would give developers all the advantage. He also discussed DesegregateCT which is a grass root organization and a proponent of the State’s overtaking local zoning laws. They are very organized getting out their message via local presentations, social media and webinars.

The Board has concerns of the State’s plan to take over local zoning and further overdevelopment in the Green’s Farms area. Several newly built multi housing with affordable housing now line the Post Road. Most recently, the Town worked with the developers of 1177 Post Road East (94 units) which was built under 8-30g and provides 30% of the units affordable.

State Senator Tony Hwang, ranking Senate leader on the Planning and Development Committee, discussed his role and collaboration with local communities. It’s a complex issue and Senator Hwang indicated his plans to continue to raise awareness and representing communities on these potential issues so law makers can fix or create regulations to support the needs of all types of neighborhoods. He also pointed out that it is important to engage everyone throughout the State and to discuss solutions.

Along with his colleagues, Jonathan Steinberg, Will Haskell and Stephanie Thomas all are actively meeting with local zoning boards, lending their zoning expertise and fostering communications in an attempt to develop ideas and solutions.

Art provided an overview of the Green’s Farms Association’s role with local zoning and our support of multi unit housing developments within Westport and Green’s Farms.  Most recently, the Board supported the proposed multi housing development on West Parish which would provide additional affordable housing.  The P&Z Commission and the Town is negotiating with the State DOT to acquire some of their land at West Parish.

Senator Hwang will get back to the Board and determine the best method to convey the West Parish story and where to share it.  All efforts will be made to provide solutions for affordable housing with the goal to maintain local zoning control.  Senator Hwang will be sending Art a summary of the Information Forum with WestCog and Council of Small Towns which was held earlier in December and was also attended by RTM REP Matt Mandel.    

The Board continued its agenda and discussed the date for the Annual Meeting (via Zoom) to be held April/May as well as ideas for a topic and a speaker. Date will be confirmed at our next meeting. 

At our next meeting, we will discuss when to mail out the postcard reminder with the Annual meeting information and website information. Will address postcard  ‘Green’s Farms Neighbor’ (thank you Anne). Art will look into printing facility in Fairfield suggested by Anne.

Board members discussed our role and how to present our view on the State proposal to control local zoning laws.  Matt suggested posting members’ experiences when moving to Westport as Lois shared her story when she first moved to CT in the ‘60’s. She found Westport to be a more open community than other communities in Fairfield County.

Next meeting will be Monday, February 1^st at 7pm.

Board Meeting held on November 10, 2020 via Zoom

Members Attending: Art Schoeller, Lois Sussman, Norman Kramer, Ann Hamonet and MaryAnn Meyer

Art opened the meeting and commented on the current numbers of Covid cases that continue to climb. The State of CT continues to monitor the cases and protocols continue to be enforced and modified as need be.

The Board meetings will continue to be virtual using Zoom.

RTM-5 Rep Karen Kramer reported that RTM-5 Greg Kraut resigned. Nicole Klein who ran in the November 2019 election was sworn in to fill the spot.

Congratulations to Nicole!

1.  West Parish/DOT Proposed Project

P&Z seeks to acquire land from the State DOT to build moderate income housing units. The Board has voiced support in the Town’s efforts to provide more moderate income housing.

Art mentioned that our support was noted at a TEAM Westport meeting (somehow they may have come across the Board minutes). He received an email regarding our support from Alison Patton, the Pastor of Saugatuck Congregational Church who is on TEAM Westport.

As this project proceeds, the Board will carefully monitor the plan.

• Cribari Bridge Update

The plan proposed for the Cribari Bridge will need to meet environmental requirements. The State has not yet completed the environmental report.

The State funding was turned down again by WesConn. These issues to restore or replace the Bridge will be addressed again sometime in 2021.

Meeting Adjourned

No December meeting scheduled

Next meeting Tuesday, January 5, 2021

The Green’s Farms Association met for their Board Meeting on October 13, 2020 via ZOOM.

Members attending were Art Schoeller, Lois Sussman, Norman Kramer, Judy Swann, Ann Hamonet and MaryAnn Meyer.

1) Follow with P&Z – Affordable Housing/West Parish-State DOT

Following up on our discussion on affordable housing proposal at West Parish/State DOT lot. Art emailed Danielle Dobin (Chairwoman of P&Z) to let her know that the Board supports affordable housing. He will also be following up with Selectman Jim Marpe as well.

2) Post Plaza (Barnes & Noble) Upgrades

MaryAnn provided an update on the Post Plaza (Barnes & Noble) as the owner will be making improvements on the property.  New lights, repaving and regrading the parking lot as well as renovations to the B&N space. The project has already appeared in front of the Architectural Review Board and is making its way through the Town Boards and Commissions. It is uncertain if there will be a new tenant.

Art commented…..“The key concern for Greens Farms Association is if the improvement plans will attempt again to establish a curb cut onto Morningside South. Over the years we have successfully opposed this twice due to the traffic congestion it would cause, especially directly across from Greens Farms elementary school.”

3) Cribari Bridge Update

Norman provided the latest update on the Cribari Bridge. The Town is waiting for the report conducted by Environmental Assessment/Environmental Impact Evaluation which would identify the recommended proposal for the Bridge. The report is expected to be ready in Spring 2021 according to Jim Marpe and he has at this time, declined the $40Million offered by the State. The State has temporarily withdrawn the $40Million allocation for the project and returned it to the State DOT Budget. There is a good chance the State will come back in the Spring.

4) Townhouse Construction (Formerly Rogers Septic)

Board Members commented on Sir Construction Company starting construction on the lot formerly Rogers Septic. The 32 units being built are in the style of townhouses of 1 and 2 bedrooms.

Next Meeting 

Tuesday, November 10th at 7pm.  (Zoom)

Minutes of Board Meeting held on September 15, 2020
September 15th Board Meeting held via ZoomBoard members attending: Art Schoeller, Norman Kramer, Lois Sussman, Judy Swann, Matt Spiegel and MaryAnn Meyer.

Art asked Board members for a brief update on how each are managing the current pandemic. Everyone is doing well, wearing masks and maintaining social distancing.

Agenda

1) Proposed housing development at West Parish /State DOT 

The last few Board meetings have been focused on the Town proposal for housing at West Parish. We heard from neighbors, RTM-5 Reps and P&Z Chair.  The Town has requested the State DOT provide 4 acres of land from the current 11 acres the State DOT has along West Parish and Post Road. The Town Housing Authority would build town house style moderate income housing (8-30g)  for families.

The Board reviewed several of the points made in the previous meetings.   Input from West Parish neighbors support the proposal and feel it would be an improvement to clean up the area.

This proposed 8-30g would help continue the current moratorium.  Objections to density have been dismissed in other proposed and current projects. (Rogers’ Septic)  The Board has an opportunity to take a broad position in favor of reasonable developments within    Greens Farms as well as be effective in offering input.

Prior to taking a vote to support the P&Z plan to acquire 4 acres of property from the State DOT, members raised concerns that the P&Z should address. Toxic cleanup of the property by the State and addressing the existing wetlands and culvert which runs under the Hillandale Bridge to adjacent properties on lower West Parish. Other properties were discussed as potential options though they may not have nearby town sewer connections. Also discussed to stay posted with recommendations and future housing plans as the P&Z Affordable Housing Committee explores other options to maintain current and develop new projects.

Resolution: Move to support the P&Z plan to acquire land (4 acres along West Parish) from the State DOT to be developed by the Westport Housing Authority and to require the State to first clean up the toxins on the property. The resolution was approved by majority. Discussion followed for Art to voice our advocacy to State Reps and Town Selectman.

2) Discussion on membership and website content   

Plan to email membership with info on the proposed Town housing on West Parish and remind members of membership dues. Website content to mention GF Church renovation project, new speed limit sign  (25mph) on Morningside Drive South (across from the school) in time for opening of school, update on Cribari Bridge repairs vs replacement and the DOT final Cribari Bridge meeting on October 15th.

3) Cribari Bridge   

Norman provided the latest update on the Cribari Bridge. The State DOT will host its final meeting on Thursday, October 15th prior to coming up for a plan for the Bridge. The State budget is $40Million for the Bridge. The State has not maintained the Bridge and is in need for repair. There is also discussion to replace the Bridge which would require the new Bridge to meet specifications to accommodate any vehicle legally allowed on roadways which would include tractor trailer trucks. This would bring tractor trailer traffic to Green’s Farms and Saugatuck and would require the bridge to be widen from 2 lanes to 4 lanes. As the GF Association has a seat on the Citizens Advisory Committee, a letter will be drafted to send to DOT to express our position that the Bridge should be repaired rather than replaced. Repairs needing to be addressed are replace dented and rusted steel, repair pillars underneath the bridge with new mortar as old mortar in the stones has fallen out and continue regular maintenance.
Westport Preservation Alliance and Western Council of Government (reps from 30 towns in Fairfield County) also have concerns with the State DOT’s plan for the Cribari Bridge.

Call for adding new members to the GF Association Board.
Meeting adjourned.
Next Board meeting via Zoom will be Tuesday, October 13th at 7pm.

Board Members in attendance: Art Schoeller, Norm Kramer, Lois Sussman, and MaryAnn Meyer.
Invited Guests: RTM-5 Reps, Karen Kramer, Peter Gold and Dick Lowenstein and Lory Nurenberg of West Parish.

Art opened the meeting and welcomed Board members and invited guests. The topic of discussion was the Town’s possible acquisition of 4 acres of land from the State DOT lot that borders West Parish Road and Post Road East.

The Town would plan to build moderate income housing  (appox 39 town house units). The State DOT would continue to run their operations on the remaining 7 acres of land.

Lory Nurenberg and her husband, Frank Hall have resided on West Parish for 25 years. She provided the Board an account of their experience living across the street from the STATE DOT yard. She and Frank have seen the location deteriorate over several years. Lory mentioned the shed on the property is dilapidated, the chain link fence has fallen to the ground, there are many fallen trees and the area is full of trash most of the time. She indicated that she has filed complaints to the Blight Commission though the area continues to be in poor condition. She plans to file a 3^rd complaint to the Blight Board.

In regard to the possibility of building affordable housing on the lot, Lory feels it is a win-win for the Town and her neighbors who are also in favor of the project. She mentioned that she would hope that the neighbors would be able to have input on the project once it is approved.  Art referenced two recent projects in the area (Geiger Property and Rogers Septic) that did take into account the neighbors’ concerns as it seems to be a best practice by builders.

A discussion followed with Board members and RTM-5 Reps as both groups brought up some very good ideas and concerns. As the State has not yet agreed to provide the Town with the 4 acres of land, it might be possible to have the State clean up the area for a start. Affordable housing is a separate issue.

Some Board members felt that there would be little change as the area would still have the State DOT operating trucks and heavy equipment on the property. Affordable housing is important but so are improvements of our infrastructure to support these projects.

The Greens Farms Association has a history with the Blight Commission and Art indicated that he would contact them. Also State Senators and Reps would be contacted to see what they can do to clean up the area. The Board will continue its discussion as the Town continues its efforts to acquire the parcel at West Parish.

Next meeting scheduled for Tuesday, September 15^th at 7pm.