Public Hearing and Administrative Session
February 26, 2025
The Zoning Commission held a Public Hearing and Administrative Session on Wednesday, February 26th at the Baldwin Center.
Members Present: D. Lamberti, Chairman Watson, L. Manos, L. Petrucelli
Also Present: J. Habansky, Planning & Zoning Administrator, P. Sullivan, Town Attorney
Members Absent: E. Jopseph Alternates Present: R. Fredette
Call to Order: Chairman Watson called the meeting to order at 6:00 p.m
Public Hearing Continued Items
540 Longbrook Avenue – Petition of HyAxiom Inc. seeking to install eleven {11} fuel cells and incidental equipment on a portion of the site in a MA Zone Attorney Knott, representing petitioner, distributed and reviewed photographs of property, map, HyAxiom Pure Cell Model 400, letter from Ct. Siting Council, product data and application guide, aerial view of adjacent property and fuel cell location. Attorney Knott discussed Administrative recommendations and regulations provided by Mr. Habansky, and submitted Certificates of Mailings.
HyAxiom representative explained how fuel cells work noting the power plant protects itself and the environment. C. Casio, a noise specialist, discussed fuel cell reporting noting there should be no noise issues. Commissioners questioned noise emissions’, greenery and buffer.
Opposition:
M. Kaminsky discussed light and sound pollution and wants to make sure facility does not cause light pollution.
Seeing no other members of the public speaking in favor or opposition of the proposal, Mr. Petrucelli made a motion to close 540 Longbrook Avenue. The motion was seconded by Ms. Manos. The motion carried unanimously.
Text Amendment – Petition of Affordability LLC seeking a text amendment seeking to create a new Section 30 titled Oronoque Affordable Housing District (OAHD) –
150 Oronoque Lane – Petition of Affordability LLC seeking a change of zone from RS-1 to OAHD.
Editor’s Note: AFFORDABILITY LLC is a business registered in the state of CT on Wednesday November 06 2024 in CT. Officers listed is Mark Genest, from West Haven with Stephen Bellis, as attorney representing the West Haven-based developer
Attorney Kristen A. Mennillo, representing Town of Stratford, for both 100 and 150 Oronoque Lane distributed and discussed Section 22a-19 of the State of Connecticut General Statutes.
R. Basulto, from Robson Forensics, distributed and discussed the Engineering Report regarding Town of Stratford for 150 Oronoque Lane.
Mr. Logan, soil scientist from REMA, distributed and reviewed proposed residential development. Attorney Bellis objected to soil scientist speaking in regards to the designing of storm drains. Mr. Logan’s resume was entered into record.
Attorney Mennillo referred to Lt. Leon’s cited comments and submitted for record recent affordable application approvals for 8-30g. She requests denial of application for 150 Oronoque Lane. Safety outweighs the need for affordable housing in this area.
Opposition:
R. Ciecko presented model of housing.
D. Kanner referred to regulations,
Mr. Hrack, 7278 Congo Lane,
S. Curry, Algonquin Lane,
B. Hammins, Oronoque Lane,
C. Katz, 748 Dakota Lane,
R. Seinfeld, Oronoque Village,
W. Worth, Far Mill Drive,
J. O’Leary, North Trail,
S. Strazza 15 Oronoque Lane,
D. Alleizhauser Pontiac Lane,
R. Ciecko, North Trail,
D. Kanner, Pontiac Lane,
C. Ross, Brinsmayd Avenue,
T. Aubin, Running Brook Lane,
J. Weidner, Erie Lane,
M. Albino, Bison Lane
Attorney Stephen Bellis discussed exemption from 8-30g which does not abide by Zoning Commission regulations but set their own standards for 8-30g. Objected to modified pleading and Mr. Logans’ report which should be stricken from the record. Bellis also noted that there are sewers on Oronoque Lane. He is asking Commission to change zoning to Affordable Housing Development proposed amendment for this property.
Seeing no other members of the public speaking in favor or opposition of this petition, Mr. Petrucelli made a motion to close Text Amendment and zone change 150 Oronoque Lane. The motiobn was seconded by Ms. Manos. The motion carried unanimously.
New Public Hearing Items
Text Amendment – Petition of Affordability LLC seeking a text amendment seeking to create a new Section 32 titled Oronoque Apartment District (OAD) 100 Oronoque Lane
Petition of Affordability LLC seeking a change of zone from RS-1 to OAD
Attorney Bellis, representing petitioner, noted application is for only zone change and text amendment. Conceptual site plans were submitted. He noted Stratford has only 6.04% affordable housing and does not meet the threshold of 10%.
Mark Nolan, who is on the preferred list of Administrators will be used. This property covers .917 acres. Project will have under building parking, six (6) stories and sixty-six (66) units.
Attorney Kristen A. Mennillo, representing Town of Stratford, noted Section 22a-19 allows the town to intervene. Project will have substantial impact to the environment. Distributed Section 22a-19. She also requests the petition be kept open.
R. Basulto, Robson Forensics, distributed and reviewed Engineering Report. He noted conceptual drawings and emergency access do not work and this project will cause a definite health and safety hazard.
G. Logan, REMA, distributed and reviewed “proposed residential development” noting this will be a reasonable likelihood for damage to the environment.
Attorney Bellis noted Mr. Logan couldn’t design storm water drainage. Mr. Basultos’ conceptual design plans are for more than one (1) bath per apartment. He questioned the radius of emergency vehicles entering property.
Attorney Mennillo noted this project poses definite and quantifiable harm for safety. Entered into record 2024 Town Profile.
Opposition: Residents submitted list of neighbors objecting to this application
K. Alhberg spoke of traffic concerns,
C. Glad submitted petition of neighbors to reject this proposal,
Letter blaming Mayor Hoydick, and Affordability LLC business details:
S. Senati, Comache Lane, P. Borsche, Seminole Lane, A. O’Neal, 3rd district council member, R. Gray, North Trail, B. Ross, Brinsmayd Avenue, R. Camillo, D. Alleizhauser
Mr. Petrucelli made a motion to continue Public Hearing to March 26th.
The motion was seconded by Ms. Manos. The motion carried unanimously.
Mr. Petrucelli made a motion to close Public Hearing. Ms. Manos seconded the motion. The motion carried unanimously.
Administrative Session
540 Longbrook Avenue – Petition of HyAxiom Inc. seeking to install eleven (11) fuel cells and incidental equipment on a portion of the site 540 Longbrook Avenue
Mr. Habansky noted four (4) requirements applicants agreed to
1) 8′ fencing
2) buffer with 8′ plantings
3) eliminate emergency plans
4) submit packet of exhibits to ZEO.
Mr. Petrucelli made a motion to approve approve 540 Longbrook Avenue with Mr.
Habansky’s requirements. The motion was seconded by Ms. Manos. The motion carried unanimously.
Text Amendment – Petition of Affordability LLC seeking a text amendment seeking to create a new Section 30 titled Oronoque Affordable Housing District (OAHD) – Left on table
150 Oronoque Lane – Petition of Affordability LLC seeking a change of zone from RS-1 to OAHD – Left on table
Text Amendment – Petition of Affordability LLC seeking a text amendment seeking to create a new Section 32 titled Oronoque Affordable Housing District (OAHD) – continued to 3/26/2025
100 Oronoque Lane – Petition of Affordability LLC seeking a change of zone from RS-1 to OAHD – continued to 3/26/2025
Approval of Minutes – Ms.Lamberti made a motion to approve minutes of January 29th• The motion was seconded by Mr. Petrucelli. The motion carried unanimously.
- Special Public Hearing- March 12th
- Regular Public Hearing – March 26th
Adjournment- Seeing no other business to discuss, Mr. Fredette made a motion to adjourn at 9:25 p.m. The motion was seconded by Ms. Manos. The motion carried unanimously.
