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Green’s Farms Association

Minutes of July 2020 Board Meeting via Zoom. Members attending: Art Schoeller, Lois Sussman, Norman Kramer, Judy Swann, Matt Spiegel, and MaryAnn Meyer.

Invited Guests: RTM-5 Reps Peter Gold, Karen Kramer, Dick Lowenstein, and RTM-3 Rep Mark Friedman, P&Z Chairwoman Danielle Dobin and GF resident Seth Schachter. Art opened the meeting and welcomed the Board and invited guests.

Mark Freidman (RTM-3) a member of the Long Range Planning Committee spoke about open space in Town. Generally, Westporters are enthusiastic and positive towards open space as it enhances people’s lives, adds to preservation of the environment and is a long term investment for the Town. Public and private partnerships, government, citizens and non-profit conservation groups offer creative ideas for public and private funding.

With the current proposed development of the Kowalsky Farm on Morningside Drive South, there may be a path for an opportunity to use some of the property for open space. The Farm is the largest remaining farm in Green’s Farms. Their petting farm provided residents and families a lovely setting to visit the animals as they grazed in their fenced in area along Morningside Drive. Art will continue the discussion with Mark and gather more information, resources and neighborhood input.

Danielle Dobin (P&Z Chairwoman) spoke about the need to provide more affordable housing. The goal is to add more affordable housing units to secure a 2^nd moratorium before the 1^st moratorium expires. The P&Z is considering other options with Accessory Dwelling Units and the cap on multi-family units. A Staff report on these options will be presented to the P&Z at their September meeting.

There are several housing projects proposed and are making their way through the P&Z process. The P&Z remains proactive with their discussions with the State of CT DOT. The Town is looking for 4.5 acres of State property along West Parish which would allow the DOT to remain on the property. 

Peter Gold (RTM-5) offered other options for affordable housing including State land in the Saugatuck area. This would be nearby transportation. Commuter parking will be reduced in the future due to more people choosing to work from home. There will also be door to door pickup service provided by the Westport Transit District.

MaryAnn Meyer brought to Danielle’s attention the over development of Post Road East. From Bulkley Road to Hillspoint Road along Post Road East (2.1 miles) there are 514 multi housing units. There are other properties along the 2.1 miles which may be potentially developed by private builders and the multi housing units will number over 600 units. Currently AJ’s Farmers Market is on the market and The Residence at Westport (Independent and Assisted Living) with 96 Units will be opening soon.

Art thanked everyone for an informative discussion and appreciated everyone’s questions. The Board will continue the discussion on affordable housing in Green’s Farms and other areas of Westport.

Next meeting is Tuesday, August 11^th via Zoom.

Minutes of Green’s Farms Association Board Meeting         June 9, 2020.

Meeting held via ZOOM due to COVID-19 and need to observe social distancing.

Members participating: Art Schoeller, Lois Sussman ,Norman Kramer, Judy Swann, Matt Spiegel and MaryAnn Meyer

RTM members Karen Kramer and Dick Lowenstein also attended.

Tribute to Bob Scholl.

Art opened the meeting and reflected on the recent passing of Bob Scholl, a long time member of the Board and our legal advisor. Bob brought an historical perspective to many of our discussions and he will certainly be missed.  Art remarked that Bob was associated with the Board from the beginning. He was a great coach to Art and was always available to offer his advice and added value on so many topics and issues that faced the Board.

Lois mentioned that she knew Bob since the beginning of the GF Association. He was also a good friend of her husband and family. Always a perfect gentleman, he was such a pleasure to work with.

Dick knew Bob throughout the years and commended the  value Bob added to the Board. Bob always provided the back story as well as how, why and where of the changes in Green’s Farms throughout the years.

Norman and Karen Kramer added how Bob was a wealth of knowledge and how willing he was to share it with the Board. Always on point when he spoke about an issue, Bob was the perfect person to be on the GF Board.

Judy and Matt knew Bob from their participation on the Board and agreed that he always provided great advice.

MaryAnn mentioned how kind Bob was and the interest he took  in reach Board member. He enjoyed sharing his knowledge and the value he contributed to the Board on difficult issues was immense. His perspective provided healthy discussions and was always welcomed.

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1. Art briefly reviewed the Annual Meeting (conducted via ZOOM).  Members  commented how much they enjoyed our guest speaker ,Danielle Dobin Chairman of the P&Z. She addressed many issues regarding affordable housing and those proposed in the Green’s Farms area.
2. The current officers of the Board are reappointed for the following year. Art Schoeller, President, Norman Kramer, Vice President, Birthe Shwisha, Treasurer, and MaryAnn Meyer, Secretary.
3. Mailing postcards out to the Green Farm’s residents for our Annual Meeting this year replaced stuffing envelopes and mailing the newsletter  due to the COVID-19 virus. This method provided a saving from previous mailings. Membership renewals may be lower as in past years.

The Board discussed ways to increase membership renewals by sending out and email with the minutes of the Annual meeting and request for dues.

 Those without email addresses could be called (MaryAnn volunteered) and request members to mail in their dues. Follow up with mailing out a membership request to those without an email address.

Dick suggested that GF Association could consider setting up a table at the GF School on Election Day to request membership renewals.

• Open space was our next topic as the Kowalsky Property has been sold and individual homes will be built. Mark Friedman RTM member is investigating open space in Westport.  Art would like to invite him to our next meeting to explore the possibility of open space at the Kowalsky Property. The parcel has already gone through Conservation and wetlands have been redrawn. The Board thought it was a great idea to save some open space in that area of Green’s Farms. The wetlands are excluded from the building lots that have been proposed.
• Dick brought up the latest proposal of affordable housing in Green’s Farms. He suggested that the Board consider supporting the proposed plan to use some of the land now used by the State DOT (West Parish and Route 1).

P&Z Chair Danielle Dobin and First Selectman Jim Marpe are still in discussion with the State DOT to acquire approximately 4 acres of land at the DOT Garage at West Parish and Route 1. The Town would build affordable housing on 4 acres of land with the remaining land available to the DOT to use.  Dick mentioned that neighbors  Lory Nurenberg  and Frank Hall(#5 West Parish) and Elizabeth Rubridge (#18 West Parish) are in favor of the project.  Lory Nurenberg has also filed a blight complaint with the Town regarding the condition of the area.

Discussion on the affordable housing proposal at West Parish/Route 1 by the Board brought up several concerns.

Added density for that location as well as concern about sharing the land with the DOT may not be ideal with truck traffic and lights remaining on throughout the night. The Board will have further discussion on size and design of the proposed housing once  more information becomes available.

Art suggested inviting Danielle Dobin to our next meeting to learn how far along they are with the discussions with the State.

Next Meeting scheduled for Tuesday, July 14^th via ZOOM

Green’s Farms Association Annual Meeting May 19, 2020

Due to Covid-19, the meeting was held via Zoom.

Board members and members of the GF Association participated along with Karen Kramer and Richard Lowenstein RTM-5 Representatives. Invited Guest Speaker: Danielle Dobin, Chairman of P&Z Commission.

Art opened the meeting and welcomed members to our Annual Meeting and  provided a recap of 2019 and issues affecting Green’s Farms. Many of these issues continue to be monitored in 2020.

• 20-26 Morningside Drive South (The Historic District and Einsel Property)
• Continued monitoring traffic on Green’s Farms Road and installation of speed sign has captured data on speed and traffic volume.
• Several discussions with Dick Stein of the Tree Board and State Reps regarding the State’s Post Road expansion and possible removal of trees along Stop & Shop.
• Board members attended meetings and provided input regarding the State of CT plan to repair and expand the Beachside Ave Bridge.
• Kowalsky Farm property single home constructions will continue to be monitored in 2020
• Cribari Bridge’s fate is uncertain and the additional traffic load on Green’s Farms Road it may present remains an important issue in 2020. The Board will maintain its presence at upcoming meetings.

Guest Speaker: Danielle Dobin, Chairman of Planning & Zoning Commission

Art covered several topics with Danielle. She began describing how the business of the P&Z continues during the pandemic. All meetings are virtual and Public Hearings continue via live stream  with residents emailing questions to the Board. It is a collaborative team effort from staff and all of Town Hall.

Danielle continued to discuss how the P&Z understood early their role with Covid-19 and undertook planning to protect residential zones adjacent to commercial properties, mainly restaurants that may require additional outdoor eating space. Safety and “being a good neighbor” were a priority as the administrative process outlined how many tables, protections for workers and patrons were discussed.

Other topics discussed were the trend towards more assisted living as there are several applications under consideration and the ongoing efforts for innovative and creative solutions to create affordable housing for families.This would protect existing schools and add to school enrollment which has recently been on the downsize. P&Z is also identifying Town owned properties for affordable housing to create a townhouse development with 2-3 bedrooms which would help meet State requirements for 8-30g.

Danielle complimented the Greens Farms Association for the important role they play. Developers  and applicants are aware of the reputation and value of the Association’s input. The thoughtful response from the GFA and open discussions have been effective and will continue to be as the Association works together with developers and Town Boards. Lower density along Post Road, enhancing the school system, maintaining open space and advocating for affordable housing are all important issues that GFA will continue to follow.

Minutes of February Green’s Farms Association Board Meeting. Green’s Farms Association held its Board Meeting on Tuesday, February 25th.

Board Members Attending:  Norman Kramer, Lois Sussman, Birthe Shwisha, Matthew Spiegel and MaryAnn Meyer.RTM5 Reps Karen Kramer and Dick Lowenstein were guests.

Minutes of February Meeting

Norman opened the meeting and confirmed the dates for our Annual Meeting and mailing of newsletter/membership. Speaker will be Danielle Dobin, P&Z Chairman.

1) Discussion on P&Z proposal requesting 4 acres of land (lot is total of 11 acres) owned by the State Transportation Department (Post Road and West Parish Road) to build affordable housing units.The response from the State rejected the P&Z proposal as the Maintenance Facility is used daily and is a storm response operations center with a 24 hours a day, 7 day a week operation. P&Z will continue to pursue the State and request that they (the State) reconsider. 

The Board discussed possible Town owned properties that could be alternative sites where affordable housing units could be built. Baron’s Property and other Town owned properties (Riverside Drive, Burr Street) were mentioned by Board members.

2) Norman reported on the recent meeting of the State Economic and Community Development that he and Dick Lowenstein attended.  This is an effort to attract more businesses to the State and hopefully spur economic growth throughout the State. Proposals include to grow population nearby commuting hubs (train stations), develop multi housing units near train stations as well as build mix use developments. As the State owns most of the train station parking lots, there would be available land to develop multi housing units and possibly  “tiered” parking .Green’s Farms railroad station (which is not under consideration for this program) has added new parking spaces for both permit holders and daily parking patrons. 

3) Dick Lowenstein (RTM-5) reminded the Board of the upcoming Traffic meetings to be held for every RTM District.  RTM District 5  Traffic meeting will be on Tuesday, March 31st at Town Hall at 7pm.  All are encouraged to attend to discuss the specific traffic issues  effecting Green’s Farms and other areas in town.

4) Detours and road closures will be required  as the State begins replacing the  Beachside Ave Bridge over I-95. The bridge will be modified to align with the intersection of Beachside Ave and Green’s Farms Road into a T-type intersection. A sidewalk on the north side of the bridge is also proposed. The construction will begin in March.

5) The Board also discussed the new on-demand shuttle service to the train stations. The new ride-sharing service will be run by the Norwalk Transit District and will be soon be launched in Westport.  Dick Lowenstein provided details on the program which will have an app for riders to download and summon a ride-share. 

6) Date for March meeting not confirmed as Norman indicated he would check with Art and get back to the Board with a confirmed date and place for our March meeting.

Summary of GF Association November Board Meeting

The Green’s Farms Association held their November Meeting on Wednesday, November 6^th.

Board members attending were the following:

Art Schoeller, Lois Sussman, Birthe Shwisha, Dick Lowenstein, Bob Scholl, Judy Swann, Matt Spiegel, Norman Kramer, MaryAnn Meyer.

 RTM-5 reps Karen Kramer and Peter Gold also attended.

Art opened the meeting and congratulated the re elected and newly elected RTM-5 Reps including Dick Lowenstein, a Board member. Sadly, Dick will relinquish his seat on the Board but we are confident that Dick will continue his hard work for Green’s Farms and Westport.

Topics Discussed

1)  Now that the GF Living Magazine has ended publication, we are looking into other publications where Art will be able to be an occasional contributor and continue his column.

2) Concern regarding the Kowalsky Property on Morningside Drive South. The former Kowalsky home and barn appear to be vacant and are in disrepair. The Board will monitor Town notices regarding this property and any proposed developments.

3) It was brought to the Board’s attention the unsightly large pile of garbage bags left at the former Mobil Station property that is now for sale. Calls and emails to the Blight Board have been unanswered and next steps will be to contact RTM and Selectman’s Office if needed.

4) Update on proposed tree removal at Stop & Shop as the State DOT plans to widen the Post Road. The Board and RTM-5 rep Karen Kramer have been in contact with our State Reps.

The DOT is working on a meeting date to invite the community to discuss the proposal.  Will continue to monitor this issue as GF Association can be effective as this moves ahead.

5) Update on Einsel property on Morningside Drive South as the developer has put the 4 parcels up for sale. The services for electricity, sewer and water are now available on the property and the Studio has been moved to the same parcel as the Einsel historic house.  The Board will continue to follow the sale of the parcels which will be sold “as is” and assure that the court agreement between the Town and the developer are enforced.

6) Discussed the DOT proposal to improve the Route 7 interchange and the Board will continue to follow the progress on this.

Green’s Farms Association held their Board Meeting on Monday, October 7^th. President of the Board Art Schoeller led the meeting. Board members attending included Lois Sussman, Birthe Shwisha, Bob Scholl, Dick Lowenstein, Norman Kramer, Judy Swan, Matthew Spiegel and MaryAnn Meyer.

Topics Discussed

1) Save the Trees

Reviewed the progress on the potential redesign of the proposal by the State DOT to widen the Post Road near Stop & Shop. The Board has been in contact with local and State officials to gain support to save the trees along the Post Road. The State DOT may reconsider tree removal to accommodate the proposed widening of the Post Road near Stop & Shop. GFA Board will continue to follow up with local and State officials as the proposal makes its way through the DOT process.

2) School Redistricting

The Board of Education may be considering school redistricting to create a better balance of student enrollment in the two middle schools. As the Board of Education is up for election in November, the GFA Board will continue to monitor this issue as new members of the Board of Ed are elected and new proposals are presented.

3) Governor Lamont’s Task Force on Transit-Oriented Development (TOD) for Fairfield County

The newly created Task Force on Transit-Oriented Development (TOD) will address the need for CT to act to meet the demands of our workforce and businesses for TOD in order to avoid continued decline in population and talent drain that will impact the State’s ability to remain economically competitive in our region. The Task Force brings together leading regional influencers from the public and private sector with decision makers from key State agencies. The Task Force has 28 members. The GFA Board will keep the Task Force in their sight as they develop proposals that may affect our area.

Remember municipal elections are scheduled for Tuesday, November 5^th. We hope everyone will take this opportunity to get out and vote. Many positions critical to the town such as Board of Education, Planning and Zoning, plus our local District 5 Representative Town Meeting were in play. Plus, many more. We count on all of these critical town elected officials to preserve and protect the quality of life in the Greens Farms area.

Save These Trees!!

Not one, not two, but ALL these trees lining the Post Road in front of Stop and Shop are headed for the chipper. Surprised? So was the Board of Directors of the Greens Farms Association after listening to Dick Stein a member of the Tree Board present at our September monthly meeting. He shared large scale aerial drawings of the Connecticut Department of Transportation safety improvements for the Post Road, but the shocker was his commentary and insight exposing the details of tree removal not covered by state officials. Dick shared that the proposed safety improvements and addition of a sidewalk require taking away some of the grass strip and relocation the utility poles closer to the Stop and Shop parking lot. The utility poles would then be too close to the trees so they would have to be removed.

There are 12 Sycamores and 1 Elm tree that would be affected.  Looking more closely at the State presentation, 12 trees would be cut down and the one remaining on the west end of the parking lot might be saved.  Dick believed that these trees were planted as part of the “Greening of the Post Road” which began in 1972, making the trees approximately fifty years old. The trees are 70 to 90 feet tall.  There could also be tree loss across the street on the Bulkley Avenue portion of the project.

Aside from the obvious environmental advantages, these trees also provide an aesthetic benefit of scale, softening of the area, and noise reduction. Our October board meeting, thanks to RTM District 5 member Karen Kramer was heavily attended by state and local town officials to hear out our concerns. We hope that this level of concern and involvement will result in a revised plan that protects these trees and still enhances safety along this stretch of the Post Road.