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2007 Land Use Committee Chair: Ernst de Flines
April 14, 2005 Meeting Minutes:
Topics discussed:
1. Winthrop House - the majority of the attendees suported Andy Glazer's
plans for the Winthrop house. This will include a 3 unit, 8500 sq. ft. development.
Zoning laws did have to be change to allow for the construction but the board
feels that there is sufficient language in the revision to prohibit the over
development of the downtown area. This had been the major concern of town
residents but the issue should be resolved.
2. Smith property redevelopment - Brook McGru desribed the new development
being done between Highland Ave and Bluff Ave, south of Graham Capital. Half
of the 5.1 acres in total will be protected from development. This will enable
12 homes roughly 3500-4000 sq. ft. to be built. These are anticipated to be
listed for sale between $2.8mm and $3.5mm. The only access to the development
will be off of Highland. The original home on the property has been offered
to the 6th Taxing District as a gift. They are currently determining whether
they can place it on public property and what those costs might be.
3. South field at the Community Center - Currently used almost exclusively
for dogs, this field requires some repair and reseeding. Residents and others
that use this field have been raising money and providing support to the District
to provide fencing and clean up supplies for the dog park. It was discussed
that the District should provide more funding for the field but it was pointed
out that other activities such as baseball and soccer require a fee for participation.
It was also requested that any reseeding or fertilizing be done with 'animal
friendly' chemicals. The property may, from time to time, be used for non-animal
related activity.
Land Use
Possible Changes to the Farm
Creek Footpath
Rowayton residents could see a major change to the footpath and pocket park that link Farm Creek Road to the Sammis Street pedestrian bridge. Due to the sub-division of the property at 7 Sammis Street, a driveway could be built where there is currently a footpath through the mini park -- the footpath would be moved, straightened out and the existing landscaping would be altered. The attached diagram shows where and how this would occur.
The footpath is a main route for countless walkers, strollers, bikers, runners, families, artists, etc. from all over town as it makes a complete circle with Bell Island, beach areas, etc. Because of the park's design, the area acquires an atmosphere of quiet and is recognized as a pocket park, it is well loved and constantly used.
What Can Residents Do?
If residents would like to preserve the Sammis Street mini-park, mature plantings,
and the footpath in their present locations, the first thing to do is to sign the
petitions that exist in town. They are located at:
1. The Rowayton Hardware Store
2. The Rowayton Market
3. On the telephone pole by the footpath at Farm Creek Road & Sammis Street
4. Write a letter
It is not yet exactly clear how this will eventually wind through City Hall as
several different scenarios could take place. At this point, the Department of
Public Works gave approval to this new driveway -- unfortunately they did not have
all of the relevant information at the time -- and have referred this to the Planning
Commission. The Land-Use Sub-Committee of the Planning Commission will be giving
comments in the next week to the full Planning Commission (chaired by Walter Briggs)
who will then send an opinion/comment to the City Council.
The earliest the Planning Commission will discuss this is March 1st or 2nd.
If this new driveway is not denied at the Planning Commission level, the
application would then proceed to the Land-Use Committee of the Common Council.
This Committee is chaired by Council Member Bill Krummel, who represents West
Norwalk and Rowayton. From there it would go before the full Common Council
for the determining vote. A public hearing could take place at the Planning
Commission and/or at the Common Council.
Background
The property owners of 7 Sammis Street, at the corner of Sammis Street and
Farm Creek Road, next to the footpath, have applied for a Modification of the
Sammis Street Deed Restriction. The current owners signed this Deed Restriction
in April of 1982 when the mini-park was created. The applicants are requesting a
public right of way across public land to put a driveway where the existing
footpath is now located.
If approved this driveway plan would severely alter the existing footpath
and the surrounding landscaping. The driveway would go to a second house
that will be built behind the current house along the Norwalk Land Trust
nature preserve. The applicants received an 18ä variance and approval to
subdivide their lot in to two, so as to build this second house, in June 2003
(Zoning Board of Appeals #03-0522-02). At that time, it was understood, that
the new house would use a driveway off of Farm Creek Road on the northern side
of their property and no neighbor objected to their application. This has now
been changed.
If allowed the footpath that leads over the eastern side of the footbridge
would be moved and straightened, the mature foliage along the existing footpath
would all be removed and replaced by a long gravel driveway running parallel
and about 5â away from a straightened footpath for the majority of the distance
on the east side of the foot bridge. This would lessen the open space, change
the character of this area and significantly diminish our pocket-park
Winthrop House at 166 Rowayton Ave
Rowayton Avenue Ventures LLC/ Mr. Andy Glazer has purchased the
Winthrop House at 166 Rowayton Ave. He has requested that the
Norwalk Zoning Committee approve amendments to Section 118-530 of the
Rowayton Avenue Village District to allow for a rehabilitation and addition
to the existing structure. The new building would be a multi-family development and house 4 units.
The draft of the proposed Amendment to the Rowayton Avenue Village District reads as follows:
Add to Sec. 118-530C.
(6).Historically significant buildings constructed on or before 1900 are hereby
declared to be in compliance with the height and bulk requirements of this section.
Modifications and additions to such buildings shall conform to and be compliant
with the height and bulk requirements of this section and the Village
District Review Standards. However, the Zoning Commission may, upon written
request, waive up to thirty (30%) percent of the height and bulk requirements for
modifications and additions to such buildings, where it is determined that such
waiver(s) would assist in the preservation and reuse of historic structures, and
compliance with the Village District Design Guidelines.
Revised: FEBRUARY 24, 2005
The building proposals for the Winthrop House are for the creation
of a new building in a similar style to the current building, possibly
incorporating some fixtures and materials from the old building. The plans
call for a substantially increased footprint and square footage of the building.
It will also have a full third floor and a parking garage underneath.
It should be noted, that the proposed amendment will apply to ALL
properties in the Rowayton Village District that will live up to the amendmentâs
definition.
200 Rowayton Avenue
The Norwalk Zoning Committee has scheduled a public hearing on
the above for March 16 at 7:30 PM in the Council Chambers of the Norwalk City Town Hall.
Norwalk Planning Commission will hold a public hearing on 3/2/05 at 740 PM in Common Council Chambers, 3rd Floor, City Hall, 125 East Avenue on the following application:
Subdivision #3568
200 Rowayton Avenue LLC
200 Rowayton Avenue into 3 lots
This property is located at the corner of Rowayton Avenue and Witch Lane,
opposite the Old School Field. There has been a Van Slyck For Rent sign
in front of the property recently. The plan is to move the existing house
10-20 feet back and that would be the middle lot -- there would be a lot in front and one in back.
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