Raymark Morgan Francis Neighborhood Virtual Meeting

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Conducted on Wednesday, November 9th

The United States Environmental Protection Agency (EPA) in conjunction with the Town of Stratford Health Department conducted a virtual meeting for neighborhood residents bordering the Morgan Francis property at 576-600 Elm Street.  An area of approximately 5 ½ acres.

Morgan Francis Flagpole, Inc. was in operation from 1948 to 1980.  The property is grassy, with some woods, a small building, and pavement.

The purpose of the meeting was to announce the planned remedial strategy to address Raymark Waste buried at 576 and 600 East Broadway, on property historically referred to as Morgan Francis. These parcels total just under 6 acres and abut residential properties along Blakeman Place, Harris Court and East Broadway, as well as the upper portion of Ferry Creek and Interstate 95.

Representatives from EPA (Jim DiLorenzo and Dan Keefe); Mike Rooney and Rachel McFee from the United States Army Corps of Engineers (USACE); Tony Alevo from the CT Department of Energy and Environmental Protection (CTDEEP); the CT Department of Public Health (CTDPH) and the Town of Stratford (Alivia Coleman, Health Program Associate) participated in the presentation.

Sometime prior to 1970, about 43,000 cubic yards of Raymark Waste was buried on the property to fill prior wetlands. In the early 1990’s EPA covered the Raymark Waste area with clean soil and the property is now heavily vegetated. A perimeter fence was also installed to inhibit access.

The EPA is proposing to consolidate Raymark Waste from the upper portion of Ferry Creek and adjacent land owned by the Connecticut Department of Transportation (CTDOT) and construct a low-permeability cap suitable to allow safe reuse of the property for recreation.

According to DiLorenzo the property is not suited for development as there is between 20-30 feet of peet which presently supports the vegetation and wildlife on the property.  All of the vegetation will be removed.

What is Raymark Waste?

Raymark Waste is a manufacturing waste material from the former Raybestos Industries, Inc. facility, which was located at 75 East Main Street (now Stratford Crossing). From about 1920 to 1980, Raybestos manufactured brake and clutch pads for the automotive industry. Raymark Waste contains about a dozen chemicals known to be hazardous.  Raymark Waste was historically used as fill material at various wetland and low-lying properties in Stratford, including Morgan Francis.

The definition of Raymark Waste is a soil sample containing both asbestos (above 1%) and lead (above 400 parts per million (ppm)) and either polychlorinated biphenyls (PCBs) (above 1ppm) and/or copper (above 288 ppm).

Have We Been Exposed to Raymark Waste?

No. The area of buried Raymark Waste on Morgan Francis was covered with more than 6 inches of clean loam as a temporary measure back in the 1990’s, and is now covered by mature grass, trees and other vegetation. This prevents direct contact and any possible air-borne dispersion of chemical particles. There is also a perimeter fence and no evidence of trespassing on the primary property.

Why Dig-Up and Remove Raymark Waste?

EPA decisions regarding cleanup are based on the potential for exposure to hazardous material. If EPA were to leave Raymark Waste as is at Morgan Francis (and other properties around town), Raymark Waste could become exposed in the future through erosion or other human activities that disturb the soil.

To prevent future exposure, Raymark Waste from nearby properties in town will be excavated and consolidated (approximately 45 Thousand Cubic Feet of Raymark waste) at Morgan Francis to be safely covered with a 4-foot thick low- permeability capping system which will allow for safe recreational use of the property.  There are plans to consolidate Raymark Waste from an adjacent DOT parcel and uppermost Ferry Creek area (about 5,000 yds).

Environmental Sampling Proposal

Approximately 70 soil borings and 150 soil samples will be collected around the perimeter of the Morgan Francis property using direct – push soil sampling methods.

Minor brush removal will be completed to access sample locations. All samples will be analyzed for Raymark Waste constituents, and CT RSR criteria at select locations.

Why?

To determine the limits of the cap and support design and characterize areas they are not going to cap.

The estimated Start Date: December, 2022, with a projected duration of 10 days.

Proposed Recreational Plans

The engineered capping system is resistant to erosion and greatly limits movement of chemicals into groundwater. By Superfund Law, the engineered cap will be indefinitely maintained and reviewed to ensure it remains protective of the community.

Cap Diagram:

Issues Raised by Neighbors

Q:  Why are you clear cutting all of the vegetation (trees)?  Are you going to plant trees on the site?

No, because mature tree roots, which would be more than 4 feet would penetrate the low-permeability cap. There will be trees and shrubs planted around the perimeter of the site.

Q: How do you know the cap is intact and functioning properly after years?

There will be a series of monitoring wells around the cap, which will be monitored in real time by the State of Connecticut DEEP indefinitely.

Q: Why cap in place instead of removing the material?

There is a large volume of waste on the property. We are removing smaller areas of waster (less than 10 thousand feet) around town.

Q: What kind of development is not a good idea on this site?

The site cannot support commercial and residential development as the site is spongy, which lends itself for recreational.

Q: How will the cap interface with the residential area surrounding it? Note: Question asked by a Blakeman Place resident)

The perimeter around the site will have a clean buffer, of approximately 10 feet (which may change one design approved) where mature trees will be). Blakeman Place site is higher than the property, and fencing for security would be considered should residents want it.

Q: How are you going to handle removing and monitoring waste to make sure there is no airborne hazards?

We are not going to excavate waste, we are going to peel back waste from the perimeter and most will remain in place, and will be capped. We will have air-monitoring devices around the cap with real time air quality monitoring, and we will keep the material wet so there is no dust.

Q: If once capped the elevation will be 6 feet what will prevent flooding of property surrounding the site?

The cap will have drainage and all water will go into Ferry Creek.

Q: How safe will our drinking water be?

Our drinking water comes from Trap Falls, not wells. Our drinking water will be safe.

Stratford Senior Housing

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Stratford Housing Authority October 24th Zoom Meeting

Senior Housing Financials and Ella Grasso Facility

The Stratford Housing Authority Opens wait list for Senior Housing November 7th, 8th and 9th, with the Section 8 wait list expected to open in early 2023, however, no dates have been selected yet.

The Authority applied for and received an Emergency Safety & Security Grant in the amount of $250,000.  This money will be used to replace outdoor lighting and install security lighting at our federal family development.

Lucia Smith, Stratford Finance Director, presented the Management Plan for MR-71 (Meadowview Manor) our 100 state family units. This plan includes a CHFA recommended $50.00 base rent increase, which we have not had since 2018. Our projected total revenue for MR-71 is $949,556. The anticipated total operating expenses for the year are $812,360, with a projected operating income of $137,196. The Authority proposes to apply $214,956 from its reserves toward the door key fob capital improvement project.

Smith reviewed the Management Plan for E5, 179, 201,(Shiloh Gardens and Lucas Gardens) our 113 state elderly units. This plan also includes a CHFA recommended $50.00 base rent increase. Our projected total revenue for E5, 179, 201 is $864,856. The projected total operating expenses for the year are $681,377, with a projected operating income of $183,479. The Authority proposes to apply $242,884 from its reserves toward the door key fob capital improvement project.

Paul Hoydick reported that the maintenance staff has been busy with inspection work orders and vacant units.  He estimated that there may be a total of 65 vacant units this year.  The staff is currently working at full capacity.

Commissioner Findlay stated that several of her elderly neighbors are having difficulty with the step at their back door leading outdoors. She asked if it was possible to have ramps installed. Hoydick stated that because of the code requirements of the ramps, they would not be allowed here because they would be covering the walkways.

Commissioner Devitt suggested placing a railing alongside the step for those that need it. Hoydick stated that grab bars can be installed outside by the back door, and have been in the past, but the tenant must first complete a reasonable accommodation request. Commissioner Devitt stated that since this is a facility for the elderly, a grab bar is a safety feature that should be installed as a matter of course, and not only with a reasonable accommodation request.

Commissioner Findlay also stated that the wording in the Project Manager’s memos that are sent to the tenants regarding their rent recertification sound threatening and make some tenants nervous. It was stated that many tenants do not abide by the submission deadlines for their paperwork and required documents, and the Project Managers are working under strict timeframes for the number of recertifications they must prepare each month. Liz Sulik replied that she will speak to the Project Managers about the letters because it is never our intention to offend or threaten our tenants.

Chairman Crudo reported that he spoke to State Representative Joe Gresko about the Ella Grasso property, who expressed to the Chairman that he is also frustrated with the length of time this process is taking. Chairman Crudo was informed that this property is deed restricted for either senior housing or veterans housing.

Commissioner Devitt asked if we have received an answer to whether or not the Authority will have to compete with private developers if Stratford gets this property. Chairman Crudo stated that he was told in a previous conversation that it would be a competitive bid process. Commissioner Devitt stated that several commissioners have been fairly emphatic that they do not want this project railroading ahead with us having to compete with private developers without having a chance to sit down and discuss this with the Mayor. She added that as long as she is on the board, she wants to emphasize that we should be informed if this will definitely be a competitive bid process, and if it is not, we need to request a seat at the table. Chairman Crudo assured Commissioner Devitt that he will make certain we know ahead of time.

Commissioner Daponte asked if we can invite State Representative Gresko to our next board meeting. She believes that one way to avoid the issue of competitive bidding is to ask the state to transfer the deed directly to the Stratford Housing Authority. This way, we would have a more compelling case than the Town of Stratford, given the state’s emphasis on affordable housing. Chairman Crudo stated that he will extend the invite to State Representative Gresko.

Commissioner Daponte asked that given the fact that we are running surpluses at the present time, and even though they are not guaranteed in the future, are we doing everything we can to serve the population.

Sulik stated that we are looking at our 5 year plan, and just received our CNAs which will be used to make the determination as to what needs to be done sooner rather than later.

Commissioner Daponte questioned if we should be trying to obtain more family units, and Liz stated that they looked at several properties; however, there is not a lot of available land in Stratford.

Chairman Crudo added that they looked at three different sites, but none of them were viable for one reason or another. Sulik explained that she wants to research the possibility of demolishing our family developments located in the flood zone, and rebuilding; but is not sure if the capacity would be greater. We continue to seek opportunities to increase our housing stock, which is a main goal of our strategic plan.

Be Part of the Plan

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Next Meeting: Thursday
October 13th at the Baldwin Center from 6 p.m. to 8 p.m.

What Is Plan Stratford?

It is the opportunity for residents to give input on a Plan of Conservation and Development to be used as the Town’s guide for managing growth and conserving resources.

The Town’s Planning Commission is responsible for updating the Plan every ten years as mandated by the State. The Plan addresses multiple issues related to stewardship of the Town and provides a foundation for Town policy, capital investment, and it’s zoning regulations.

Stratford last undertook this process ten years ago culminating in the 2013 POCD. This effort will provide an updated Plan that will address important issues related to Stratford’s growth and will provide a vision for its future.

What Are The Plan Elements That Will Be Covered in the POCD?
Demographic Trends
Housing
Land Use & Zoning
Conservation, Open Space & Recreation
Economic Development
Cultural & Historic Resources
Mobility
Community Facilities, Infrastructure & Utilities
Energy & Environment
Resiliency & Waterfront Redevelopment
Placemaking & Urban Design

Why Should I Participate?

The development of PLAN STRATFORD lays the groundwork for projects such as Stratford Army Engine Plant (SAEP) and Center School redevelopment, Greenways, Complete Streets, parks and playground improvements, etc.

It promotes housing choices and resiliency initiatives, and helps advance community grand list.

Information generated to date from:
Town of Stratford Plan of Conservation and Development
Technical Advisory Committee Meeting #3 August 30th, 2022

Housing
•Single-Family Residential on relatively larger lots prevalent in northern areas of Town

•Higher density single-family and multifamily in central areas of Town which supports
TOD policies

Population Density
•Areas with highest population densities are also those areas zoned for higher densities

Transit Oriented Development Zone
•TOD Zone located in center of Town adjacent to the Train Station and municipal center

•TOD’s in various stages of construction, approval, and planning

•Nearly 500 multifamily units either approved or built since the past five years in and around the TOD zone

•Mix of higher density residential zoning, commercial, and industrial within the TOD Zone

TOD Zone and Academy Hill Historic District
•Several historic properties are listed on the state register of historic properties located within the TOD zone

•Additional level of review involved for historic properties either through local Historic District Commission or through State Historic Preservation Office

Year Structure Was Built
•Many homes built between 1930’s and 1970’s – 67% built before 1970
•Far fewer built since 2000’s – under 5%
•Naturally, Historic District has oldest structures

Apartments
•Apartment units located throughout Town, but more concentration in the Town Center

•Most residence apartments were approved through zoning regulation Section 5.3, which is based on old district boundaries. This regulation is obsolete now. Town needs new zoning guidance for multifamily housing between 3 and 8 units in areas outside TOD zone
Housing Summary
•TOD’s have been proposed for locations just outside the TOD Zone boundary. Is there a need to expand the TOD Zone?

•Section 5.3 zoning reg must be fixed to allow for 3-7 units style houses in the town. Is the Town interested in such housing types?

•How affordable is the housing in Stratford for those in the low- and very-low income threshold? Does it make sense to allow for a moderate sized ADUs for those in the north end of the town?

Land Use and Zoning
Existing Land Use
•Existing land use map will be updated to reflect most recent assessor’s data

Existing Zoning
•Various zoning categories

Existing Ownership
•Largely privately owned land in the town with some parcels under municipal ownership scattered throughout the town.

•Town has very limited vacant land for accommodating new developments.

Conservation, Open Space & Recreation
Open Space
•Stratford’s Open Space resources include a variety of sports fields, parks, beaches, and Roosevelt Forest

•Stewart B. McKinney National Wildlife Refuge

•Greenway

•Open space/recreational facility within a 1/2 mile of each residential neighborhood

Economic Development
Major Employers
•Stratford’s Major Employers include:
• Sikorsky
• Two Roads Brewery
• Athletic Brewing
• Bridgeport Fittings
• Ashcroft, Inc.

Density of Jobs
Likewise, with the exception of Sikorsky, jobs in Stratford are concentrated in the Southern portion of Town

Commuting Patterns

•More of Stratford’s residents are commuting out of Town for employment than in in 2010

Roadway Functional Classification
•Stratford has a robust transportation network
•Includes Interstate 95, expressway – Merritt Parkway, minor arterials, collectors, and local roads

Average Annual Traffic Volumes
•Higher volumes found on arterials and collectors
•Consider locations for traffic calming measures

Sidewalk Network
•Stratford has a network of sidewalks and crosswalks
•Are there plans in place for maintenance or expansion?

Multimodal Facilities
•Stratford has made great progress towards constructing and planning for greenways and complete streets throughout Town
•Do these locations still make sense?

Crash Analysis 2017 – 2021
•Crash hotspots include areas along Route 1 and in the Town Center

Crash Analysis Pedestrian and Bicyclist Crashes 2017 – 2021
•28 Bicyclist Crashes
•85 Pedestrian Crashes
•3 Fatal Pedestrian Crashes

Community Facilities, Infrastructure & Utilities
Community Facilities
• Stratford’s Community Facilities are located throughout the Town
• Does the Town need more space, if so what types?

Energy & Environment

CT DEEP Natural Diversity Database Areas
•Areas with a high prevalence and diversity of species
•Generalized zones updated by CT Deep every six months
•Areas in the NDDB zone would require DEEP review, if any large scale developments are proposed
Inland Wetlands
In CT, wetlands are delineated by soil types including
•Alluvial and floodplain
•Poorly drained and very poorly drained
•Some areas in north end are not suitable for large scale housing due to soil type

Hurricane Inundation
•Much of the area below I-95 is susceptible to Hurricane Surge Inundation
•Town’s critical infrastructure, such as I-95, railroad, WPCF, wastewater treatment plant, and Sikorsky airport are at highest risk of flooding in the event of Category 3 and 4 hurricanes

Contaminated Areas
• 77 Brownfields- in various stages of remediation
• 13 Superfund Sites-in various stages of remediation
• Located in low lying areas susceptible to flooding and hurricane storm surge
• Will need to update this map to reflect various stages of remediation

Resiliency & Waterfront Redevelopment
How Can a POCD Incorporate Resiliency?
• Acknowledge the four parts of resilience
• Prepare for floods and severe storms
• Withstand events like floods and severe storms
• Recover from events
• Adapt to changing conditions; this is more than reducing risks
• Acknowledge and honor recent planning efforts
• Allow existing land uses to continue
• Make a firm statement about which investments the Town will make – and where – going forward

Stratford Coastal Resilience Plan (2016)
• Funded by CDBG-DR from SuperStorm Sandy
• Described coastal flood risks and sea level rise
• Developed flood protection system concepts along Housatonic River shoreline and southwest of Lordship Boulevard

Regional Framework for Coastal Resilience (2017)
• Development of green projects from 250 individual projects collected from ten municipalities
• Emphasis was mostly on the shoreline
• Resulted in concept designs for each of the ten municipalities
• Stratford: Russian Beach

3rd Edition of MetroCOG Hazard Mitigation Plan (2019)
• Lists actions that can be undertaken within five years to reduce losses at the site scale or a larger scale
• Categories include property protection, prevention, public education, emergency services, natural resources protection, and structural projects
• Actions range from home elevations to flood protection system segments previously developed in the Town’s coastal resilience plan

Resilient Connecticut Phase II (2020-2021)
• Planning process resulting from the State’s application to the NDRC
• Flood, heat, and social vulnerabilities were intersected with regional assets and infrastructure to identify 63 opportunity areas for addressing climate challenges
• Four opportunity areas were identified in Stratford (three flood-related and one related to extreme heat)

Resilient Connecticut Phase III (2022-2023)
• Concept design process resulting from the State’s application to the NDRC
• South End was selected as one of only seven opportunity areas in Fairfield and New Haven Counties to advance
• Will allow a new review of the concepts of the Town’s Coastal Resilience Plan

Other Resiliency Efforts that Covered Stratford
• Historic Resources Resiliency Planning (2016-2017)
• Town received a report
• GIS mapping was developed
• Eight actions developed for making historic resources more resilient
• Drinking Water System Vulnerability Assessment and Resiliency Plan (2017-2018)
• Interconnections and other redundancies recommended

What is the Town’s Resiliency Story?

• Parts of the shoreline, the interior South End, and the commercial area along Lordship Boulevard are at significant risk of coastal floods
• The Coastal Resilience Plan lays out methods of reducing the flood risks through flood protection systems
• The Town may need to look at options if the flood protection systems are not constructed due to funding or property owner constraints
• Consider concepts from Resilient Connecticut such as “resilient hubs” and “resilient corridors” that can help focus the discussion in a positive light

Placemaking & Urban Design

Streetscape Design and Façade Improvements?
• Are there locations in Stratford that could benefit from aesthetic improvements?
• Opportunities for streetscape design improvements such as pedestrian lighting, benches, planters, etc?

Review of Online Survey Questions

Generate Interest in the Plan
• Emphasis on why the POCD is important

• Guides planning and development for the coming decade

• Emphasis on why residents should be involved

Gain valuable feedback from community
• Wide variety of questions
• Focus on what works and what needs improving
• Option to answer more questions provided
• We can provide hardcopies to leave at Library, Baldwin Center, Town Hall etc.

Sample Questions

• Why do you reside in Stratford, what is keeping you here?

Sample Questions

• Length of time in Stratford

Sample Questions

• Question about children in the school system
• Parents often have different priorities than residents without children

Sample Questions

• Thoughts about Stratford

Sample Questions

• Question targeted at business owners

Sample Questions

• Question targeted at business owners

Sample Questions

• Question targeted at business owners

Sample Questions

• What should the Town focus MORE of over the next decade?

Sample Questions

• What should the Town focus LESS of over the next decade?

Sample Questions

• What concerns you most about the future of Stratford?

Workshop Format Workshop Timeline

• 5:30 – 6:00 PM: Sign in and promotional video/open house
• 6:00 PM – 6:30: Presentation and interactive polling session
• 6:30 – 7:30: Break-out sessions
• 7:30 – 8:00: Report back and next steps, closing

Break-out Session Draft Questions

• Where do you spend time with family and friends in Stratford (specify public places only)? How can we promote more such places in Stratford and where?
• If you could implement one project in Stratford, what would it be?
• Stratford is forecasted to grow in population over the next decade. But there are not enough vacant housing units currently to accommodate all this growth. Should Stratford grow? If you believe the Town needs more housing, where should it be built and what types of housing should it be?
• There will be more seniors in Stratford (55+) in ten years from now based on our 2020 census data analysis. Young adults (20-29 year olds) are also forecasted to grow. What kind of housing types should we encourage for these growing senior citizens and young adults in Stratford?

Break-out Session Draft Questions
• What Town in Connecticut or the New England Region would serve as a good role model for encouraging positive growth and development in Stratford? Why?
• What would encourage you to walk or bike more often for taking local transportation trips within Stratford?
• Twenty years from now, would you prefer living by the water (near Stratford Coast) or away from the coast? Why?
• If you were to re-imagine the look of Stratford’s major transportation corridors such as Barnum Avenue or Stratford Avenue, what would they look like?
• How could Stratford’s waterfront be improved?
• What are the energy/infrastructure improvements and opportunities that the Town should pursue?
• Do you think the Town is doing a good job protecting
its environmental resources such as rivers, streams,

Example board created for Durham, we will bring forested areas, and coastline?

something similar to Stratford to collect feedback during the workshop

Break-out Session Draft Questions
• Do you think Stratford has adequate parks and open spaces for you enjoy? If not, please elaborate on your response.
• How do we ensure that Stratford’s youth get involved and invested in Stratford? In other words, how can we make Stratford’s community stronger? How can we retain Stratford’s youth?
• Do you have access to healthy food where you live? Would you like to grow your own food in your community in the near future?
• What if anything would cause you to leave Stratford in the next ten years?
• Schools? Not enough housing choices? No good quality parks? Very few places to have fun? Rising waters? Other
• What types of businesses would you like to see more of in Stratford?

Future Technical Advisory Committee Meetings

Topic Focused Meetings

• September and October: Public Workshop update, online survey findings

• November through January 2023 –
Topic based meetings – 3-4 Topic groups per meeting

Next Steps
• 3 Public Workshops!
• Interviews with Boards and Commissions – November
• Meeting with High School Students

Thank You!

Who Is On The Planning Team?

Technical Advisory Committee Members Are:
Laura Hoydick. Mayor

Jermaine Atkison. Deputy Fire Chief

Susmitha Attota. Town Planner/POCD Project Manager

Paul Aurelia. Planning Commission Member

Andrea Boissevain. Health Director

Brian Budd. Administrative Police Captain

John Casey. Town Engineer

Larry Ciccarelli. Public Safety Director

Alivia Coleman. Health Program Associate

Mary Dean. Economic Development Director

Brian Donovan. Building Official

Michael Downes. Chief of Staff

Matt Fulda. Director of MetroCOG

Jay Habansky. Planning & Zoning Administrator

Kelly Kerrigan. Conservation Superintendent

Amy Knorr, Recreation Superintendent

Brian Lampart, Fire Chief

Joseph McNeil, Police Chief

Bryan O’Connor, Chairman of Planning Commission

Tara Petrocelli, Director of Community Development

Greg Reilly, Grants Writer

Dawn Savo, Finance Director

Raynae Serra, Public Safety Director

Elizabeth Sulik, Executive Director of Stratford Housing Authority

Tamara Trojanowski, Community Services, Youth Services, and Senior Services Director

Christopher Tymniak, CAO

Community Advisory Committee

Bryan O’Connor, Chairman of Planning Commission

William Boyd, Vice Chairman of Planning Commission

Paul Aurelia, Regular member of Planning Commission

Sarah Graham, Regular member of Planning Commission

Alec Voccola, Regular member of Planning Commission

Tami-Lyn Morse, Alternate member of Planning Commission

Brian Stirbis, Alternate member of Planning Commission

Daniel Senft, Alternate member of Planning Commission

Planning Consultants

Rory Jacobson, Lead Project Manager, FHI Studio

Francisco Gomes, Senior Project Manager, FHI Studio

Dave Murphy, Subconsultant, Resilient Land and Water

Glenn Chalder, Subconsultant, Planimetrics

Susmitha Attota, AICP
Town Planner
(203) 385-4017
sattota@townofstratford.com

Upcoming Town Meeting

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Any individual with a disability who needs special assistance to participate in the meeting should contact the ADA Coordinator at 203-385-4020 or 203-385-4022 (TDD) 5 days before the meeting, if possible.

NOTICE OF PUBLIC MEETING

The Stratford Town Council will conduct a regularly scheduled meeting on Tuesday, October 11, 2022 at 7:00 p.m.in Council Chambers of Stratford Town Hall, 2725 Main Street, Stratford, CT.

PUBLIC FORUM WILL BEGIN AT 6:00 P.M.

AGENDA

CALL TO ORDER

INVOCATION AND PLEDGE OF ALLEGIANCE

1. APPROVAL OF MINUTES — Regular meeting of September 12, 2022

RESOLVED: that the reading of the minutes of the regular meeting of September 12, 2022 be dispensed with as copies thereof have been previously provided to each Council Member and the same be and are hereby approved.

2. CEREMONIAL PRESENTATIONS AND AWARDS

3. COMMUNICATIONS, BILLS, PETITIONS, REMONSTRANCES

3.1 Notification of resignation (for information only)
• Letter dated September 17, 2022 – Tom McAlarney – Board of Assessment Appeals

3.2 SPYF Youth Survey Presentation to Town Council

4. MAYOR’S REPORT, QUESTIONS FOR THE MAYOR, TOWN ATTORNEY’S REPORT

4.1 MAYOR’S REPORT

4.2 QUESTIONS FOR THE MAYOR

4.3 TOWN ATTORNEY’S REPORT

5. UNFINISHED BUSINESS and/or OLD BUSINESS

6. ORDINANCES AND RESOLUTIONS

6.1 ORDINANCES

6.2 RESOLUTIONS

6.2.1 RESOLUTION REGARDING CT DEPARTMENT OF TRANSPORTATION FY 2023 HIGHWAY SAFETY PROJECT GRANT FOR STRATFORD POLICE TO BE REIMBURSED FOR DISTRACTED DRIVING
ENFORCEMENT PROGRAM Executive Summary: Stratford Police Department will participate once again in the State of Connecticut Department of Transportation’s Distracted Driving Enforcement Program to promote safe operation of motor vehicles on Stratford streets.

Sponsored by: Stratford Town Council

WHEREAS, the Connecticut Department of Transportation is authorized to extend financial assistance to municipalities in the form of grants; and,

WHEREAS, this funding has been made possible from the CT DOT FY23 Highway Safety Distracted Driving Enforcement Program; and,

WHEREAS, the Town of Stratford will expend funds for special High Visibility Enforcement of distracted driving laws; and,

WHEREAS, it is desirable and in the public interest that the Town of Stratford enter into an agreement with the Connecticut Department of Transportation Highway Safety Office in the amount of $34,55 requiring $0 Town matching dollars.

NOW THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF STRATFORD:

1. That it is cognizant of the Town’s grant application to the Connecticut Department of Transportation Highway Safety Office for funds to reimburse Stratford Police Department for costs related to High Visibility Enforcement of distracted driving laws; and,

2. That it hereby authorizes, directs and empowers the Mayor, Laura R. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the Connecticut Department of Transportation Highway Safety Office and to implement the program once the award is secured in the name of and on behalf of the Town of Stratford.

6.2.2 RESOLUTION REGARDING A CONNECTICUT PORT AUTHORITY GRANT TO FUND A DOCK MODIFICATION PROJECT BY THE STRATFORD WATERFRONT HARBOR MANAGEMENT COMMISSION
Executive Summary: This grant-funded project, the Town of Stratford Multi-Agency Emergency Services Dock Project, is to modify the existing Town-owned pier known as the Coast Guard Auxiliary pier at the Birdseye Street River Access Area to accommodate two emergency services vessels, including the Stratford Fire Department’s fire- rescue boat. The project will enable faster emergency services access to Long Island Sound.

Sponsored by: Stratford Town Council

WHEREAS, the Connecticut Port Authority is authorized to extend financial assistance to municipalities in the form of grants; and,

WHEREAS, this funding has been made possible from the Connecticut Port Authority Small Harbor Improvement Projects Program; and,

WHEREAS, the Town of Stratford expends funds to improve its waterfront facilities for the public good; and,

WHEREAS, it is desirable and in the public interest that the Town of Stratford enter into an agreement with Connecticut Port Authority in the amount of $63,345.60 requiring $15,836.40 in Town Match funds.

NOW THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF STRATFORD:

1. That it is cognizant of the Town’s grant application to Connecticut Port Authority for funds for a dock modification project at its property at Birdseye Street River Access Area for emergency services purposes; and,

2. That it hereby authorizes, directs and empowers the Mayor, Laura R. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from Connecticut Port Authority and to implement the program once the award is secured in the name of and on behalf of the Town of Stratford.

6.2.3 RESOLUTION REGARDING 2023 FEDERAL CLEAN VESSEL ACT GRANT ADMINISTERED
THROUGH CT DEPARTMENT OF ENERGY AND ENVIRONMENTAL PROTECTION FOR THE TOWN’S
PUMPOUT BOAT OPERATIONS AND EXPENSES Executive Summary: This is an annual program where the Stratford Waterfront Harbor Management Commission applies for Clean Vessel Act Grant through CT DEEP. This is a competitive grant program. These grant funds for 2023 Boating Season were awarded for operations and maintenance of Stratford’s pumpout boat, which cleans out the waste holding tanks of recreational boats, as requested by boat owners.

Sponsored by: Stratford Town Council

WHEREAS, the Connecticut Department of Energy and Environmental Protection is authorized to extend financial assistance to municipalities in the form of grants; and,

WHEREAS, this funding has been made possible from the 2023 Federal Clean Vessel Act Grant Program; and,

WHEREAS, the Town of Stratford expends funds to operate and maintain its pumpout boat to serve local boat owners; and,

WHEREAS, it is desirable and in the public interest that the Town of Stratford enter into an agreement with the Connecticut Department of Energy and Environmental Protection (CT DEEP) in the amount of $36,558.75 requiring
$12,186.25 in Town Match, which may be in the form of in-kind services.

NOW THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF STRATFORD:

1. That it is cognizant of the Town’s grant application to the Connecticut Department of Energy and Environmental Protection for funds to operate and maintain its pumpout boat, and,

2. That it hereby authorizes, directs and empowers the Mayor, Laura R. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the Connecticut Department of Energy and Environmental Protection, and to implement the program once the award is secured in the name of and on behalf of the Town of Stratford, subject to funding of the Town Match by the Stratford Waterfront and Harbor Management Commission..

7. NEW BUSINESS

7.1 Referred by the Pension Board with a favorable recommendation:

• Selection of Morgan Stanley for the Town pension fund and other post-employment benefits (OPEB) for a 10-year period effective upon execution of the contract, pursuant to necessary approvals.

RESOLVED: that the selection of Morgan Stanley for the Town pension fund and other post-employment benefits (OPEB) for a 10-year period effective upon execution of the contract, pursuant to necessary approvals be and is hereby approved and the Mayor be and is hereby authorized to enter into a contract for such in form acceptable to the Town Attorney.

7.2 Referred by the Public Works Committee with a favorable recommendation:

• Award of Town Bid #2023-15: MS4 Stormwater Retention Project to Resource Services, LLC of Bridgeport, CT in the amount of $294,700.

RESOLVED: that based on the lowest responsible bid, the award of Town Bid #2023-15 to MS4 Stormwater Retention Project to Resource Services, LLC of Bridgeport, CT in the amount of $294,700 be and is hereby approved and the Mayor be and is hereby authorized to enter into a contract for such in form acceptable to the Town Attorney.

7.3 Purchase of Sikorsky Memorial Airport – Executive session requested

7.4 APPOINTMENTS/CONFIRMATION OF MAYORAL APPOINTMENTS

7.4.1 RESOLVED: that the Mayor’s appointment of Sarah Graham to the Longbrook Park Commission to the resigned seat of Nancy Russo be and is hereby confirmed.

8. ADJOURNMENT

Let Your Opinion on Stratford Be Known

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Pop-Up’s for Plan Stratford This Weekend

Latin Festival and Shakespeare Market

 

Next Plan Stratford Workshops:

Saturday at the Latin Music Festival – Paradise Green Gazebo

121 Huntington Rd, Stratford

September 18th | 1:30 p.m. – 4:30 p.m.

 

Sunday at the Shakespeare Market

1850 Elm Street, Stratford

September 18th | 10 a.m. – 1 p.m.

 

Other Plan Stratford Workshops:

 

Boothe Memorial Park & Museum Workshop

5800 Main St, Stratford, CT  06614

Thursday, September 29th | 6 – 8 p.m.

 

Baldwin Center Workshop

1000 W Broad St, Stratford, CT 06615

Thursday, October 13th | 6 – 8 p.m.

 

What Is Plan Stratford?

It is the opportunity for residents to give input on a Plan of Conservation and Development to be used as the Town’s guide for managing growth and conserving resources.

The Town’s Planning Commission is responsible for updating the Plan every ten years as mandated by the State. The Plan addresses multiple issues related to stewardship of the Town and provides a foundation for Town policy, capital investment, and it’s zoning regulations.

Stratford last undertook this process ten years ago culminating in the 2013 POCD.  This effort will provide an updated Plan that will address important issues related to Stratford’s growth and will provide a vision for its future.

The following website will take you to the 2013 POCD adopted by the Stratford Town Council:

https://www.google.com/search?client=firefox-b-1-d&sxsrf=ALiCzsbbir7pJPuqfkhb5-T4luZCE7joTQ:1662662729958&q=Stratford+Final+OCD+01-06-2014&spell=1&sa=X&ved=2ahUKEwiIzZmr7YX6AhWbMVkFHYGiD9YQBSgAegQIARA2&biw=1920&bih=1047&dpr=1

What Are The Plan Elements That Will Be Covered in the POCD?

Demographic Trends

Housing

Land Use & Zoning

Conservation, Open Space & Recreation

Economic Development

Cultural & Historic Resources

Mobility

 

Community Facilities, Infrastructure & Utilities

Energy & Environment

Resiliency & Waterfront Redevelopment

Placemaking & Urban Design

 

Why Should I Participate?

 

The development of PLAN STRATFORD lays the groundwork for projects such as Stratford Army Engine Plant (SAEP) and Center School redevelopment, Greenways, Complete Streets, parks and playground improvements, etc.

 

It promotes housing choices and resiliency initiatives, and helps advance community grand list.

 

Who Is On The Planning Team?

 

Technical Advisory Committee Members Are:

Laura Hoydick. Mayor

 

Jermaine Atkison. Deputy Fire Chief

 

Susmitha Attota. Town Planner/POCD Project Manager

 

Paul Aurelia. Planning Commission Member

 

Andrea Boissevain. Health Director

 

Brian Budd. Administrative Police Captain

 

John Casey. Town Engineer

 

Larry Ciccarelli. Public Safety Director

 

Alivia Coleman. Health Program Associate

 

Mary Dean. Economic Development Director

 

Brian Donovan. Building Official

 

Michael Downes. Chief of Staff

 

Matt Fulda. Director of MetroCOG

 

Jay Habansky. Planning & Zoning Administrator

 

Kelly Kerrigan. Conservation Superintendent

 

Amy Knorr, Recreation Superintendent

 

Brian Lampart, Fire Chief

 

Joseph McNeil, Police Chief

 

Bryan O’Connor, Chairman of Planning Commission

 

Tara Petrocelli, Director of Community Development

 

Greg Reilly, Grants Writer

 

Dawn Savo, Finance Director

 

Raynae Serra, Public Safety Director

 

Elizabeth Sulik, Executive Director of Stratford Housing Authority

 

Tamara Trojanowski, Community Services, Youth Services, and Senior Services Director

 

Christopher Tymniak, CAO

 

Community Advisory Committee

 

Bryan O’Connor, Chairman of Planning Commission

 

William Boyd, Vice Chairman of Planning Commission

 

Paul Aurelia, Regular member of Planning Commission

 

Sarah Graham, Regular member of Planning Commission

 

Alec Voccola, Regular member of Planning Commission

 

Tami-Lyn Morse, Alternate member of Planning Commission

 

Brian Stirbis, Alternate member of Planning Commission

 

Daniel Senft, Alternate member of Planning Commission

 

Planning Consultants

 

Rory Jacobson, Lead Project Manager, FHI Studio

 

Francisco Gomes, Senior Project Manager, FHI Studio

 

Dave Murphy, Subconsultant, Resilient Land and Water

 

Glenn Chalder, Subconsultant, Planimetrics

 

Susmitha Attota, AICP

Town Planner

(203) 385-4017

sattota@townofstratford.com

Temporary Win for Turtles and Wetlands

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99 Hawley Lane
Inland Wetland Commission Regular Meeting
August 17th, 2022

The proposed 129 unit residential apartment complex with 2,500 sf community building, parking and infrastructure, for 99 Hawley Lane proposed by Mountain Development Corporation was denied by a 6-1 vote.

The controversial development was a subject of a Change.org petition signed by over 695 people, and public comments against the development to both the Stratford Town Council and the Inland and Wetland Commission.  99 Hawley Lane was also denied development in 2011.


Kelly Kerrigan, Environmental Conservation Superintendent, reviewed Sections 10.3 and 10.4 with Commissioners, as well as the potential conditions for consideration:

  • Conservation Easement to Town
  • Submittal of invasive species control plan with three (3) year follow-up
  • Operations & Maintenance Plan for storm-water
  • Restriction on pesticide/herbicide fertilizer use
  • Bedrock removal plan
  • Box turtle plan
  • Implementation of wetland scientist recommendations
  • Wetland scientist review and recommendations of area

Members of the commission raised questions they had on the development:

  1. Koripsky would like a plan to discourage mosquito breeding in storm water runoff; he also reiterated the importance of these wetlands noting they are 70’ lower than proposed construction and will most likely have a run-off impact.
  2. Blake would like to see back-up pumps and maintenance/servicing every two (2) years
  3. Capinera questioned blasting, monitoring of pesticide use, and the need to have someone survey the whole property.
  4. Waite made a motion to deny the project, and the motion was seconded by Mr. Blake. The petition was denied by a 6-1 vote, with the only vote supporting the development from Mr. Fahy.

Editor’s Note:  This proposal next goes to the Stratford Zoning Commission.

Other development proposals discussed by the Committee included:

James Farm Eight-lot residential subdivision and associated infrastructure. Applicant: William N. Fedorko and the Estate of David Fedorko, represented by Attorney Barry Knott.  Knott noted this is an eight (8) lot sub-division – with lots #5,6,7,8 being in a wetland area – and lots 1,2,3,4 not in wetland area. The committee also reviewed correspondence from John Casey and the Planning Commission. The Planning Commission is unable to act on this petition without the approval of the Inland Wetland Commission.  It also needs Water Pollution Authority approval..

  1. Matthews from Wm. Kinney Associates noted than an existing shed will be removed from the wetland area.

Mr. Karpinsky questioned storm-water mitigation, and Cultec maintenance.

  1. Stalis, Land Architect, discussed the wetland and shed area, plantings for restoration and drainage.

Attorney Knott discussed zone change in 2019 and is willing to record restriction on land records for single-family residences only in perpetuity.

Ms. Kerrigan reiterated that lots 5,6,7 and 8 will have to come back prior to building.

Dr. Chess made a motion to approve the project with the stipulations that maintenance contract for infiltration basins be put in place. The motion was seconded by Mr. C. Blake. The motion carried unanimously.

Also on the agenda and discussed was the construction of a 387,854 SF commercial warehouse at 1255 & 1297 West Broad Street (site of the former Ross and Roberts Manufacturing plant which had closed their doors for good, in early 2008 due to increased taxation and operating costs.  Applicant: West Broad Street Property Owner, LLC was represented by Attorney Barry Knott, representing petitioner, noted these are two (2) pieces of property which needs environmental remediation, as they contain low quality contaminated wetlands. The Stratford Architectural Review Board has approved the project and it will be heard by the Zoning Commission on September 28th.

  1. Matthews, Wm. Kenney Associates, discussed low quality of contaminated wetlands and proposal of creating woodland wetlands in area. She discussed planting plan and the three (3) year monitoring of the vegetation plan.

Attorney Knott outlined the history of the property and clean-up of the site and that all abutting property owners ae commercial and will have not residential impact.  (Abutting property owners are the Bottle Redemption Center and Dunkin’ Donuts)

Box Turtle Defended in Public Meeting

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Development at 99 Hawley Lane Tabled by Inland Wetlands Commission

Twelve people braved thunder, lightening, and downpours to show up Monday night at the Inland Wetlands Commission Special Meeting to oppose development at 99 Hawley Lane.  On The area directly borders a wetland, a type of environment that is especially sensitive to development. Wetlands absorb water, protect against erosion and flooding, and provide wildlife habitat. In fact, a very sensitive resident lives in this area—the Eastern Box Turtle, a state listed species of special concern.

99 Hawley Lane is part of a larger area included in the Natural Diversity Data Base recognized as eastern box turtle habitat. The Natural Diversity Data Base (NDDB) shows approximate locations of species in Connecticut that have been designated as endangered, threatened, or special concern.

Editors Note: A regular meeting of the Inland Wetlands Commission met on Wednesday, July 20th, at which time under Old Business, a vote on the development was tabled until several questions were researched.  The Commission is seeking input and answers on:

  • The suggestion from the developers to provide a conservation easement for the wetland.
  • Marking the area with a split rail fence to delineate wetland area
  • Lawn area treatment and runoff
  • Snow removal runoff
  • Bedrock removal
  • Control plan for vegetation
  • Box turtle education plan for contractor crews.

The developer, Mountain Development Corporation, site plans show the company plans to build a 110,000-square-foot apartment complex, which will also feature a community building and pool, east of the existing office park and south of the Big Y supermarket. In addition to the apartment building, the complex would include a 2,550-square-foot community building and an outdoor pool for residents. The building would be surrounded on three sides by more than 300 parking spaces.

Raymond Rizio and Christopher Russo, Land Use Attorneys with Russo & Rizio in Fairfield, delivered information on the development before the commission.  His presentation was barely audible to those in attendance (he had his back to attendees and did not use a microphone) and his accompanying flip chart was not visible to those in attendance. (Though visible to commission members.)

George Logan, a consultant with REMA Ecological Services, which provides natural resource management, environmental planning, and compliance services throughout the Northeast, was hired by Mountain Development, to do an environmental assessment.  Mr. Logan, a charter member and past president of the Connecticut Association of Wetland Scientists, gathered baseline information on the site in January and June of 2020 and 2021.  According to Logan, the site he referred to as an urbanized watershed, found the wetlands dominated by organics, having a stable center with edges he termed “in trouble”.  Catch basin overflow having an outlet at Johnson Drive.

Logan did not review the entire area that would be impacted by development, but walked all edges closest to the development and assessed both direct and indirect impact on the development.  He acknowledged that he was probably was going to come under “blow back” for not doing an assessment on the entire area.  In his professional opinion, he felt that the site was a highly functional wetland having lots of animal movement, with aquatic life being isolated and fragmented.

Commission Comments Following Mountain Development Presentations:

Kelly Kerrigan: questioned the maintenance of the properties retention basin.

Manny Philips,an engineering consultant for Russo & Rizio, said that the area around basin has become overgrown, but that he had checked che control function and found basin still operable; there has been some maintenance around the basin, but that there are trees growing around the perimeter.

Kerrigan: will there be any acid rock issues with the removal of bedrock?

Phillips: The rock is at furthest edge of property, and we will do blasting.  We will be working with the Fire Department and neighbors, though we don’t see any issues.

Angela Capinera:  would you please explain to me more about the herbicide you intend to use at the site?

Logan: the herbicide, which is specific to plants, is Brush-B-Gon is a post-emergent, systemic herbicide.

Editor’s Note: Brush-B-Gon is the commonly used short name for Brush-B-Gon Poison Ivy and Brush Killer manufactured by the Solaris Group, of San Ramon, California. Brush-B-Gon and Roundup, made by the Monsanto Corporation, of St. Louis, Missouri, are both post-emergent, systemic herbicides. Post-emergent means they are applied to weeds that are above the soil and growing. Systemic means they are absorbed by plants and move inside the vascular system. They are easily compared because Brush B Gon is a selective herbicide; Roundup is a nonselective herbicide. BRUSH-B-GON® and ROUND-UP kill woody plants including stumps and vines around homes, cabins, buildings, fence lines, trails, and home rights-ol-way. Controls: Poison Oak, Poison Ivy, Blackberries, Kudzu, Willows, Oak, and other listed woody plants. [6/10/98 Notification] Kills the toughest brushy weeds.

Speakers at the Public Hearing (All opposed, and their issues)

Paula Sweeny: the Commission’s job to protect and defend; developers to make money.

Grace Arpie: this small piece of land is the last of what is left of wetlands in this general area of Stratford. Would like the Commission to hire their own herpetologist or biologist for a review of wildlife; suggested that the Town apply for funds from the state open space and watershed land acquisition program and preserve as open space.

Peter Bow: there will be an impact on groundwater; wetland runoff could have potential problems; any blasting would damage wetlands and would disrupt water table; crushed rock is a larger surface area than bedrock and cause yet more problems.

Laura Dancho: would like to have more information on the animal life; water table; foliage, what native trees to be removed, tree canopy loss; future maintenance and control comes under question after presentation.

Ken Warrenington: his property abuts Big Y; concerned about the runoff from 325 parking spots with toxic chemicals (oil, antifreeze, etc.) and salt from snow plowing; at what cost does economic development take president over residents?

Liz Gramling: would drive wildlife from their home; the natural area absorbs rainwater helps prevent flooding; we are losing green space all over town; we must weigh the outcome of development.

Lisa Salawski: this is an important eco system, and requested a herpetologist to do an in-depth study; egregious that developers can hide their development under the CT Gen. Statute 8-30g; maintenance a problem now.

Karen Rodia: biggest concern is the amount of impervious surface that will change hydrology of wetlands; Veterans Park is town owned protected this should be also; there are already maintenance problems.

Editor’s Note: Veterans’ Park is primarily a wetlands area and is largely inaccessible. The park may be accessed from either Seabreeze Circle or Johnson Lane. There is a trail that winds around the northern perimeter of the park from Seabreeze Circle to Johnson Lane.

Greg Dancho: major construction will remove wildlife; box turtles will not move; these  new residents will go into wetlands because they are curious and what to see what is out there; make smart choices for all inhabitants human and animal.

Norah Christensen:  don’t trash our own home.

Donna Zacowski: developers don’t seem to be paying taxes, maybe seize the property for town.

Kelly McCarthy: property backs up wetlands, turtles in her yard; Barry Knott said when he pushed for Big Y that it would not impact neighbors; every rainfall looks like a river, has a water easement in her backyard, whole backyard eroding since Big Y.  Where does all this rain go? Impossible to catch in a basin; blasting damaged my home; seeds tons of animal life; buffer zone supposed to be 75 feet, what is it now? (Kelly, 250 feet)

Susanna Smaldone: property abuts Big Y; the herbicide is toxic and will affect wildlife eggs.

Written comments emailed to Kelly Kerrigan and read alound at the meeting (all of which opposed the development) were from: Hedi Burger, Katie Bowe, Kimberly Burger, Marilyn Burger, Marca Leigh, Richard and Mary Marris, Jessica Wolf.

Citizens Push Town Council to Table Center School Vote

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Fierce Outcry Over Development

By Rachel Rusnak

After an outpouring of citizen feedback at Monday night’s Public Forum, the Town Council voted to table a decision on the Center School proposals currently up for review.

The most recent round of Request for Proposals (RFPs) resulted in a recommendation from the Stratford Redevelopment Agency (RDA) to move forward with the Spirit Kali-Nagy proposal for “Sutton Place,” which includes 160 residential units and 308 parking spaces on the 3.6-acre parcel. The RDA preferred the Spirit option over the Romano proposal for 154 units and 265 parking spaces.

In light of the updated tax abatement schedule passed by the Town Council in March, both finalists resubmitted financial proposals to reflect the revised ordinance, which reduced tax abatement from 10 years to 6 years. As a result, Romano increased its purchase price from the original $1,540,000 to $1,694,000, despite what will be an increase in taxes for developers. Meanwhile, Spirit reduced its offer price from $1,625,000 to $550,000 in light of the reduced tax abatement.

Neither proposal appeared to sit well with the residents in attendance on Monday evening, who gave public comment for nearly 90 minutes in opposition to the proposals.

Only the developers, representing attorneys, and a member of the RDA spoke positively of the developments. Impassioned residents decried the proposals as “ridiculous” and “outrageous,” while others chastised Town leadership for anointing developments that would not pass muster in the North End.

A common sentiment from residents who spoke reflected a perception that the Town was disregarding the neighborhood. Residents identified existing traffic and environmental issues, the current construction of multiple high-density developments crowding into the historic district, and a lack of areas of recreation and open space in the area as problematic.

The Town is able to locate so many new developments in the historic district due to the Transit Oriented District (TOD) overlay, created in 2015. Several residents argued on Monday evening that the TOD itself is outdated and should be revised or abandoned before any new proposals are accepted, or Town land is sold.

Residents also noted that the timing of the vote seemed disingenuous, with new proposals shared only days before the meeting and scheduled for a time when many residents are on vacation. Since the vote has only been delayed, it is sure to grace the agenda of Stratford’s Town Council in the coming months. We’ll keep you posted.

99 Hawley Lane Development on Agenda

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Inland Wetlands Commission Meeting

Monday, July 18th at 7 p.m.
Town Hall Council Chambers

A public hearing is being held on Monday, July 18th at 7 p.m. in Town Hall Council Chambers regarding a proposed 129-unit apartment complex for 99 Hawley Lane. The developer for this site is Mountain Development Corp from New Jersey. For residents that oppose this, it is critical to show up and tell the Inland Wetlands Commission why this is a bad idea.

The area directly borders a wetland, a type of environment that is especially sensitive to nearby development. Wetlands absorb water, protect against erosion and flooding, and provide wildlife habitat. In fact, a very sensitive resident lives in this area—the eastern box turtle, a state listed species of special concern.

99 Hawley Lane is part of a larger area included in the Natural Diversity Data Base recognized as eastern box turtle habitat. The Natural Diversity Data Base (NDDB) shows approximate locations of species in Connecticut that have been designated as endangered, threatened, or special concern.

Unfortunately, viewing the NDDB map of the Hawley Lane area, it is hard to imagine where else box turtles will be able to go if this development gets approved. The property is bordered by the Big Y Plaza, an office building, a neighborhood and busy streets. Box turtles typically live in forests, field edges, near streams and use wetland areas throughout the year. This habitat is being squeezed into smaller and more fragmented pieces.

Many other plants and animals inhabit this area as well. Where will they go if the trees are cut, the rock blasted, the ground leveled? These creatures have a right to their homes just as we do to ours. This is not what a sustainable community allows to happen to its land.

Did you know that as part of the review process, the Inland Wetlands Commission can hire a biologist to conduct a wildlife survey? Come to the public hearing and make a point of asking them to do this.

Reaching out to DEEP confirmed that the Eastern Box Turtle, a state listed species of special concern, has been documented near or in the proposed area for development.

We ask that the Inland Wetlands Commission request that the developer, Mountain Development Corp, hire an independent herpetologist (amphibian/reptile expert) to survey the area for Eastern Box Turtles, and come up with a plan to conserve the turtles and their dwindling habitat.”

Whether you are worried about traffic, blasting, the elimination of habitat—please come to the public hearing on July 18th at 7 p.m. and make your voice heard.

“..your house is only your second biggest investment in life. Your environment is your first.”

Reaching out to DEEP confirmed that the eastern box turtle, a state listed species of special concern, has been documented near or in the proposed area for development.

We now ask that the Inland Wetlands Commission request that the developer, Mountain Development Corp, hire an independent herpetologist (amphibian/reptile expert) to survey the area for Eastern Box Turtles, and come up with a plan to conserve the turtles and their dwindling habitat.”

Smoke and Mirrors

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Center School Once Again Up For Vote

Town Council Meeting on Monday, July 11th

The Stratford Town Council will conduct a regularly scheduled meeting on July 11, 2022 at 7:00 p.m.in Council Chambers of Stratford Town Hall.

The Public Forum will begin at 6 p.m.  Those wishing to speak need to sign up before 6 p.m.

New Business on the agenda is Center School:

7.3     To consider and act upon the Favorable Recommendation of the Planning Commission for the potential sale of parcel 4009050008 (1000 East Broadway) pursuant to the 8-24 Review. (Presentations/Proposals can be found here: https://www.stratfordct.gov/qcontent/NewsFeed.aspx?FeedID=3088)

Announcement of Center School Redevelopment – Developer Recommendation

On February 23, 2022, the Center School Selection Committee met in Town Hall Chambers and unanimously selected Spirit Investment Partners – Kaali Nagy Properties for the Center School Redevelopment. The Spirit-Kaali Nagy team was referred to the Town Council as the selected preferred developer for the aforementioned property.

Due to the Town of Stratford’s updated Tax Ordinance which reduces the tax abatement maximum number of years from 10 to 6 years, we went back to both finalists, Romano Brothers Builders and Spirit Investment Partners – Kaali Nagy Properties and requested they update their financial stack in accordance with the 6 year abatement plan as it relates to the parking garage. Please see the attached links to both developers revised financial proposals.

On Monday, July 11th, the Town Council will meet and vote and select one of the two final developers for the Center School Redevelopment.

Bottom Line:

Spirit Investment Partners: As you can see from the above schedule, the difference in a 10‐year PILOT versus a 6‐year PILOT results in approximately $1,585,798 in additional taxes paid over the same period. On a present value basis, that difference is worth approximately $1,084,113 in today’s dollars.          Assuming no additional factors have changed, we would need to reduce our proposed Purchase Price proportionately from $1,625,000 to $550,000 to account for the difference.

Romano Brothers Builders: With this letter, please find Team Romano’s new numbers and revised financial stack. These numbers take into account the recent amendment to the Town’s Tax Abatement Ordinance (191-11 Incentive Programs) reducing the maximum abatement time period to six years. At your request, we have removed the 10% affordable aspect we proposed on June 27, 2022 in an attempt to comply with the Planning Commission’s request that 10% of the units be designated affordable to meet the requirements of C.G.S. Section 8-30g.

Team Romano’s new proposed purchase price is $1,694,000.00.

Resident Feedback:

Multiple meetings have been conducted with residents regarding the development of Center School, presentations by developers have been given (without the ability of town residents to question their proposals).

A petition, Save Historic Stratford: Center School Site, is up on Change.org, and to date 576 people have signed it.

On the “short list” of input by residents is the following:

At a minimum, any decision on the Center School property must await the “shakeout” of any number of currently dynamic factors, including but not limited to:

  1. a) Dramatic increase in building density within the Transit Oriented Development (TOD) radius, i.e. Ferry Boulevard & Main Street;
  2. b) A formal traffic study
  3. c) Collapse of the TOD model underlying the justification for residential infill development at sites near to public transportation facilities; and
  4. d) Dubious claims of any need for increased property tax revenues from residential property development, given recent tax rate “decreases.”

In sum, we do not need development of Center School property; we need its conservation as open, public space, with facilities “for the children.”

Any individual with a disability who needs special assistance to participate in the meeting should contact the ADA Coordinator at 203-385-4020 or 203-385-4022 (TDD) 5 days before the meeting, if possible.

Notice Of Public Meeting

The Stratford Town Council Will Conduct A Regularly Scheduled Meeting On July 11, 2022 At 7:00 P.M.In Council Chambers Of Stratford Town Hall, 2725 Main Street, Stratford, Ct.

Public Forum Will Begin At 6:00 P.M.

Agenda

Call To Order

Invocation And Pledge Of Allegiance

1. Approval Of Minutes — Regular meeting June 13, 2022 and special meeting June 29, 2022

RESOLVED: that the reading of the minutes of the regular meeting of June 13, 2022 and special meeting July 29, 2022 be dispensed with as copies thereof have been previously provided to each Council Member and the same be and are hereby approved.

2. Ceremonial Presentations And Awards

3. Communications, Bills, Petitions, Remonstrances

3.1 Council Chairman Appointments (For Information Only)
• Tom Fahy Reappointed To The Inlands Wetlands Commission With A Term That Expires May 31, 2026.
• Joseph Koripsky Appointed As A Conservation Commission Representative To The Inland Wetlands Commission With A Term That Expires May 31, 2026.

3.2 Summary Of Grants

4. Mayor’s Report, Questions For The Mayor, Town Attorney’s Report

4.1 Mayor’s Report

4.2 Questions For The Mayor

4.3 Town attorney’s report

5. Unfinished business and/or old business

6. Ordinances and resolutions

6.1 Ordinances

6.2 Resolutions

6.2.1 Resolution regarding a ct department of children and families youth service bureau grant to fund the local youth service bureau
Executive summary: funded as local youth service bureau, community services coordinates a comprehensive youth service network and provides outpatient therapy, a juvenile review board, positive youth development programs, and community education.

Sponsored by: Stratford Town Council

Whereas, the connecticut department of children and families is authorized to extend financial assistance to municipalities in the form of grants; and,

Whereas, this funding has been made possible from the youth service bureau grant program; and,

Whereas, the town of stratford expends funds to operate and support the local youth service bureau; and,

Whereas, it is desirable and in the public interest that the town of stratford enter into an agreement with the connecticut department of children and families in the amount of $54,804 requiring $34,668 in town match funds;

Now therefore, be it resolved by the town council of the town of Stratford:

1. That it is cognizant of the town’s grant application to the connecticut department of children and families for funds to operate and support the local youth service bureau, and,

2. That it hereby authorizes, directs and empowers the mayor, laura r. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the connecticut department of children and families, and to implement the program once the award is secured in the name of and on behalf of the town of stratford.

6.2.2 Resolution regarding u.s. department of justice grant to support stratford police department’s purchase of bulletproof vests
Executive summary: stratford police will be acquiring 33 bulletproof vests as part of its routine replacement program for a total cost of $26,829. The program has started to cover vests for recruits in the academy too. The doj bulletproof vest partnership covers half the cost, and the town covers the other half.

Sponsored by: Stratford Town Council

Whereas, the u.s. department of justice is authorized to extend financial assistance to municipalities in the form of grants; and,

Whereas, this funding has been made possible from the doj bulletproof vest partnership program; and,

Whereas, the town of stratford expends funds to purchase bulletproof vests to outfit its police officers; and,

Whereas, it is desirable and in the public interest that the town of stratford enter into an agreement with the u.s. department of justice bulletproof vest partnership in the amount of $13,414.50 requiring $13,414.50 in town match funds.

Now therefore, be it resolved by the town council of the town of Stratford:

1. That it is cognizant of the town’s grant application to the u.s. department of justice for funds to purchase bulletproof vests, and,

2. That it hereby authorizes, directs and empowers the mayor, laura r. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the u.s. department of justice, and to implement the program once the award is secured in the name of and on behalf of the town of stratford.

6.2.3 Resolution regarding u.s. department of justice office of community oriented policing services (cops) grant to support stratford police department’s police engagement program training for other police agencies in connecticut
Executive summary: stratford police department proposes a police engagement program workshop series whereby our police engagement program (pep) leadership team of four sworn officers and one civilian would teach stratford police department’s curriculum of community engagement, de-escalation and crime prevention to sworn officers at 10 other police agencies in connecticut. The project includes acquiring and utilizing a custom-developed virtual reality program to maximize training effectiveness.

Sponsored by: Stratford Town Council

Whereas, the u.s. department of justice is authorized to extend financial assistance to municipalities in the form of grants; and,

Whereas, this funding has been made possible from the community policing development fy22 microgrants program; and,

Whereas, the town of stratford expends funds to train police officers within its own department and officers of other police agencies; and,

Whereas, it is desirable and in the public interest that the town of stratford enter into an agreement with the u.s. department of justice office of community oriented policing services in the amount of $217,848 requiring $0 in town matching funds.

Now therefore, be it resolved by the town council of the town of Stratford:

1. That it is cognizant of the town’s grant application to the u.s. department of justice for funds to train police officers of other agencies in its police engagement program, and,

2. That it hereby authorizes, directs and empowers the mayor, laura r. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the u.s. department of justice, and to implement the program once the award is secured in the name of and on behalf of the town of stratford.

6.2.4 Resolution regarding a u.s. department of justice office of community oriented policing services (cops) grant for contracting with a behavioral health services firm to provide a social worker full-time at stratford police department

To serve members of the community who are in need of such services and to provide crisis intervention training for stratford police.
Executive summary: this project is a stratford police department and stratford community services department collaboration. Stratford police would contract with a behavioral health services company that would provide a licensed clinical social worker, or similar professional, to work full-time at spd. That person would respond promptly to persons in the community who are in a behavioral health crisis, become engaged with police and risk the safety of themselves, police and others. Further, the grant provides for six spd sergeants to be trained in crisis intervention team.

Sponsored by: stratford town council

Whereas, the u.s. department of justice is authorized to extend financial assistance to municipalities in the form of grants; and,

Whereas, this funding has been made possible from the community policing development fy22 implementing crisis intervention teams program; and,

Whereas, the town of stratford expends funds to provide social worker services to members of the community and expends funds to train police personnel; and,

Whereas, it is desirable and in the public interest that the town of stratford enter into an agreement with the u.s. department of justice office of community oriented policing services in the amount of $351,337 requiring $0 in town matching funds.

Now therefore, be it resolved by the town council of the town of stratford:

1. That it is cognizant of the town’s grant application to the u.s. department of justice for funds to provide social worker services to the community and to train police personnel, and,

2. That it hereby authorizes, directs and empowers the mayor, laura r. Hoydick, or her designee to execute and deliver such grant application (including any amendments thereto) and/or any and all related documents necessary to apply for and obtain funding from the u.s. department of justice, and to implement the program once the award is secured in the name of and on behalf of the town of stratford.

7. New business

7.1 To consider and act upon a request of the beautification committee of the stratford town council to be made a codified body.

7.2 To consider and act upon authorizing the mayor to explore the potential use of the morgan francis property (576 east broadway) as open space.

7.3 To consider and act upon the favorable recommendation of the planning commission for the potential sale of parcel 4009050008 (1000 east broadway) pursuant to the 8-24 review. (presentations/proposals can be found here: https://www.stratfordct.gov/qcontent/newsfeed.aspx?feedid=3088)

7.4 Purchase of sikorsky memorial airport – executive session requested

8. Adjournment

Spirit Proposal

June 24, 2022

Ms. Mary Dean

Economic & Community Development Director Town of Stratford

2725 Main Street,

Stratford, CT 06615

RE: RFP #2022‐01 – Revised Tax Ordinance

Dear Mary Dean:

In reference to your email on June 15th regarding the updated Tax Abatement Ordinance which the Town Council revised in March 2022, we have provided the below analysis showing the difference between a 10‐ year PILOT and a 6‐year PILOT.

SPIRIT ‐ ORIGINAL PILOT
Full Taxes Abatement % Taxes Paid

 

Tax Savings

 $924,008

100%

$0

 

$924,008

 $924,008

100%

$0

 

$924,008

 $924,008

100%

$0

 

$924,008

 $924,008 $1,035,000 $1,035,000 $1,035,000 $1,035,000 $1,035,000 $1,201,488 80%                   70%            60%            50%                   40%            30%            20%

$184,802  $310,500  $414,000  $517,500  $621,000  $724,500  $961,190

 

$739,206  $724,500  $621,000  $517,500  $414,000  $310,500  $240,298
Total Tax Savings

Present Value of Tax Savings

 $6,339,028

$5,151,176
SPIRIT ‐ NEW PILOT
Full Taxes Abatement % Taxes Paid

 

Tax Savings

 $924,008

100%

$0

 

$924,008

 $924,008

100%

$0

 

$924,008

 $924,008

100%

$0

 

$924,008

 $924,008 $1,035,000 $1,035,000 $1,035,000 $1,035,000 $1,035,000 $1,201,488 80%                   60%            40%            20%                   0%              0%              0%

$184,802  $414,000  $621,000  $828,000 $1,035,000 $1,035,000 $1,201,488

 

$739,206  $621,000  $414,000  $207,000                                                                           $0                                                                           $0                                                                           $0
Total Tax Savings                                                                                    $4,753,230

Present Value of Tax Savings                                                                                    $4,067,064
Difference in total Tax Savings                                                                                     $1,585,798

Difference in Present Value                                                                                     $1,084,113

As you can see from the above schedule, the difference in a 10‐year PILOT versus a 6‐year PILOT results in approximately $1,585,798 in additional taxes paid over the same period. On a present value basis, that difference is worth approximately $1,084,113 in today’s dollars.                                      Assuming no additional factors have changed, we would need to reduce our proposed Purchase Price proportionately from $1,625,000 to

$550,000 to account for the difference.

As always, we would welcome your thoughts on alternative ways to make up the difference other than a reduction in Purchase Price.

Lastly, as previously communicated, our team is excited to see this project through fruition and welcome any thoughts or concerns on the above or prior submissions.

Sincerely,

Scott D. Zwilling

Managing Principal, Spirit Investment Partners

Romano Proposal

Harlow, Adams & Friedman,

Attorneys at Law

Dana Eric Friedman, Theodore H. Shumaker, James N. Nugent Joseph A. Kubic.

James R. Winkel, Andrew W. Skolnick, Michael T. Dolan.

William D. Harlow (1921-1988) George W. Adams, III (retired)

One New Haven Avenue, Suite 100, Milford, CT 06460

Telephone: 203.878.0661

Facsimile: 203.878.9568

Facsimile: 203.301.5057

website: harlowadamsfriedman.com e-mail: jak@quidproquo.com

Via Email: mdean@townofstratford.com

Ms. Mary Dean

Economic & Community Development Director Town of Stratford

2725 Main Street

Stratford, CT 06615

July 6, 2022

Re:       Town of Stratford Request for Proposal #2022-01 Redevelopment of Town Owned Property, 1000 East Broadway, Stratford, CT

Stratford Center Tmnsit Oriented Development Project Proposal of Romano Brothers Builders, LLC

Dear Ms. Dean,

With this letter, please find Team Romano’s new numbers and revised financial stack. These numbers take into account the recent amendment to the Town’s Tax Abatement Ordinance (191-11 Incentive Programs) reducing the maximum abatement time period to six years. At your request, we have removed the 10% affordable aspect we proposed on June 27, 2022 in an attempt to comply with the Planning Commission’s request that 10% of the units be designated affordable to meet the requirements of C.G.S. Section 8-30g.

Team Romano’s new proposed purchase price is $1,694,000.00.

Please note that because of rising interest rates the assumed cost of funds has been adjusted upwards.

JAK:

Enclosures