Regularly Scheduled Public Hearing and Administrative Session Meeting Minutes
March 26, 2025
- Text Amendment – Petition of Affordability LLC seeking a text amendment seeking to create a new Section 32 titled Oronoque Affordable Housing District (OAD) – 100 Oronoque Lane – Petition of Affordability LLC seeking a change of zone from RS-1 to OAD.
Attorney Mennilo, representing the Town of Stratford, submitted for record resumes for R. Basuto and G. Logan. Also submitted information from Curseaden Law.
Speaking in opposition:
Alan Llewelyn, Huntington Road submitted forty-five {45) signatures in opposition and expressed health and safety concerns.
P. Lorch, Seminole Lane submitted signage posted on Oronoque Lane. For the record, when asked for a show of hands in opposition approximately one-hundred {100) residents raised their hands.
Attorney Belis, representing petitioner, discussed 8-30g and submitted memo from Town of Stratford regarding sewer extension, memo from J. Edwards, engineer, regarding movement of building and sewer treatment plant. Also discussed water at Oronoque and environmental concerns. He also noted Commission can ask applicant to make reasonable changes. If denied applicant can modify or proceed to court. He submitted for record “Applicant Memo of Law”.
Attorney Sullivan discussed 131 Beach Road, Fairfield petition which was referred to at last meeting. She noted site plan was required with the text amendment. Mr. Belis replied that according to State Statute a conceptual site plan can be presented. Attorney Sullivan replied that information needs to be before Commission in order to determine safety issues.
Mr. Petrucelli made a motion to close Text Amendment for 100 Oronoque Lane. The motion was seconded by Ms. Manus. The motion carried unanimously.
- 588 Success Avenue – Petition of Tyler Mills seeking a Special Permit to establish a billiards hall in a CA Zone –
588 Success Avenue – Petition of Tyler Mills seeking a Cafe Liquor Permit incidental to a billards hall in a CA Zone – Tyler Mills, Norwalk discussed application noting there will be security on weekends. Hours of operation – M-Th-5 p.m-l a.m, Fri-Sat- 5 p.m.-2 a.m., Sun 12p.m.-12 a.m.
Mr. Habansky noted no comments have been received.
K. Ross. J. Guttman and H. Pirdade spoke in favor of application.
Mr. Petrucelli made a motion to close 588 Success Avenue. The motion was seconded by Ms. Manos. The motion carried unanimously.
- Petition of Peter Harvey seeking to amend the zoning regulations to allow for the outdoor sales, storage, service and display of marine vessels within 1500 ft of the water/coastal resources in a CA Zone at 326 Ferry Boulevard
- Petition of Peter Harvey seeking a Special Permit to establish a facility for the outdoor sales, storage, service and display of marine vessels and a ice cream shop in a CA Zone
Peter Harvey, representing petitioner, submitted Certificates of Mailings. He discussed application noting residential construction not permitted on this lot and he feels this application meets requirements for a Special Case.
J. Brown, applicant, discussed boating classes which will be available on site. Mr. Habansky discussed revised site plans including trees in front of fencing and perimeter and trees along back of property.
Mr. Joseph would like to see report from DEEP on land restriction.
Attorney Rosati, representing owners of property, noted currently front and rear of property subject to land use restrictions, which prohibits residential use of property. Submitted documents from Raymark Super Fund and map of property.
J. Ackley, Waterfront Commission spoke in favor of application, T. Scrader and M. Neilson also spoke in favor of application.
- Petition of Affordability LLC seeking to amend the Zoning Regulations to create a new Section 32 titled Silver Oak District (SOD) – 600 Silver Lane – Petition of Affordability LLC seeking to change the zone from RS-3 to SOD Zone
Attorney Belis, representing petitioner, submitted Certificates of Mailings.
Also submitted were letters of opposition from:
Laura Dancho, Greg Dancho and Paul Aurelia.
Mr. Belis discussed previous approval and new 8-30g application. He noted there will be thirty (30) affordable units which would be made available to Stratford residents first. He referred to conceptual site plan.
Attorney Sullivan referred to 151 Beach Road again which states a conceptual application is unacceptable. She also discussed settlement between Curcio party and Town of Stratford which states agreement in place for eleven (11) units. Attorney Belis feels affordability is not bound in any way by settlement agreement with Town of Stratford.
Oposition: M. Paggarino, J. Guttman, G. Glick, P. Lords, E. Bezy, A. Albaies-quiles, and Mayor Laura Hoyudick.
Mr. Petrucelli made a motion to continue 600 Silver Lane until April. The motion was seconded by L. Manos. The motion carried unanimously.
Mr. Petrucelli made a motion to close the Public Hearing. The motion was seconded by Ms. Manos. The motion carried unanimously.
Administrative Session
- Petition of Affordibility LLC seeking a text amendment 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 OAHD
Mr. Watson listed comments and concerns from consultants:
- Attorney Mennillo – public safety, health and environment will sustain harm
- R. Basulto, Engineer -Lack of fire access
- G. Logan, soil scientist-will generate pollutants and negatively impact nearby watercourses
- Lt. Logan, Police Department – significant traffic safety risk
- Other observations – full site plan not submitted
Mr. Petrucelli discussed implementing a stipulation for Workforce Housing.
Attorney Sullivan feels the application does not meet standard of 8-30g as a site plan was not provided (only conceptual plan was provided) and practical affordable housing already exists in Stratford. She suggested application be denied.
Mr.Watson made a motion to deny 100 Oronoque Lane. The motion was seconded by Ms. Lamberti.
Roll Call vote – Ms. Lamberti-yes, Mr. Watson-yes, Mr. Joseph-no, Ms. Manos-no, Mr. Petrucelli-no. Vote failed 3-2
Mr. Petrucelli made a motion to table 100 Oronoque Lane. The motion was seconded by Ms. Manos. The motion carried unanimously.
- Petition of Affordibility LLC seeking a text amendment seeking to create a new Sectjon 32 titled Oronoque Apartment District (OAD) – 150 Oronoque Lane – Petition of Affordability LLC seeking a change of zone from R5-1 to OAHD-
Mr. Petrucelli made a motion to table 150 Oronoque Lane. The motion was seconded by Ms. Manos. The motion carried unanimously.
- 588 Success Avenue – Petition of Tyler Mills seeking a Special Permit to establish a billiards hall in a CA Zone- Mr. Petrucelli made a motion to approve 588 Success Avenue. The motion was seconded by Ms. Manos. The motion carried unanimously.
- 588 Success Avenue – Petition of Tyler Mills seeking a Cafe Liquor Permit incidental to a billards hall in a CA Zone
Mr. Petrucelli made a motion to approve 588 Success Avenue. The motion was seconded by Ms. Manos. The motion carried unanimously.
- Petition of Peter Harvey seeking to amend the zoning regulations to allow for the outdoor sales, storage, service and display of marine vessels within 1500 ft of the water/coastal resources in a CA Zone
Mr. Petrucelli made a motion to approve Text Amendment due to consistency with POCD with effective date of May 1, 2025 and a stipulation to include landscaping comments from Inland Wetlands. The motion was seconded by Ms. Lamberti. The motion carried 5-1
- 326 Ferry Boulevard – Petition of Peter Harvey seeking a Special Permit to establish a facility for the outdoor sales, storage, service and display of marine vessels and a ice cream shop in a CA Zone
Mr. Habansky suggested as a requirement only new boats will be kept outside, no repairs done on outside of property, suggestions from Architectural Review Board be followed and landscaping suggestions be implemented.
Ms. Lamberti made a motion to approve 325 Ferry Boulevard with the suggestions of Mr. Habansky. The motion was seconded Mr. Petrucelli. The motion carried unanimously.
- Petition of Affordability LLC seeking to amend the Zoning Regulations to create a new Section 32 titled Silver Oak District (SOD} 600 Siver Lane – Petition of Affordability LLC seeking to change the zone from RS-3 to SOD Zone
Cam Site Plan Review – None
Sediment and Erosion Control Application – None Accessory Apartment Application-
- 53 Sunflower Avenue – Petition of Joseph Cusano seeking to establish an accessory dwelling unit incidental to a dingle family dwelling in a RS-4 Zone
Mr. Habansky informed the Commission that Zoning Enforcement Officer did a site plan review. Noted that it complies with all regulations.
Mr. Petrucelli made a motion to approve 53 Sunflower Avenue. The motion was seconded by Mr. Watson. The motion carried unanimously.
Zoning Enforcement Complaints: None
Adjournment
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