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Application of Summit Saugatuck Llc

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Application of Summit Saugatuck Llc APPLICATION OF SUMMIT SAUGATUCK LLC TO WESTPORT PLANNING AND ZONING COMMISSION FOR ZONING REGULATION AMENDMENT, REZONING, SITE PLAN, AND COASTAL SITE PLAN, HIAWATHA LANE AND HIAWATHA LANE EXTENSION Applicant's Third Supplemental Materials March 18, 2019 Timothy S. Hollister William L. Kenny, PWS, PLA Andrew V. Tung, AStA, LEED AP [email protected] [email protected] [email protected] Shipman & Goodwin LLP William Kenny Associates LLC Mark J. Shogren, P.E. One Constitution Plaza 195 Tunxis Hill Cutoff South mshogren@di vneytungschwalbe.com Hartford, CT 06103-1919 Fairfield, CT 06825 Divney Tung Schwalbe (860) 251-5000 (203) 366-0588 One North Broadway White Plains, NY 10601 (914) 428-0010 David R. Ginter, P.E. Michael A. Galante David Ball, AIA [email protected] [email protected] [email protected] Redniss & Mead, Inc. Frederick P. Clark Associates, Inc. The Monroe Partnership 22 First Street 41 Ruane Street 8 Knight Street Stamford, CT 06905 Fairfield, CT 06824 Suite 204 (203) 327-0500 (203) 255-3100 Norwalk, CT 06851 (203) 957-3900 Felix Charney Philip R. Sherman, P.E. [email protected] [email protected] Jake Grossman 444 Wilmot Center Road [email protected] P. 0 . Box 216 Summit Saugatuck LLC Elkins, NH 03233-0216 55 Station Street (603) 526-6190 Southport, CT 06890 (203) 354-1500 7442907 TABLE OF CONTENTS March 18, 2019 1. Memo to Planning and Zoning Commission in response to questions from February 28 and March 7, 2019 2. Documents from Norwalk and Westport files (2006-12) regarding emergency access across Aval on East Norwalk 3. Memo to Planning and Zoning Commission regarding affordable unit designation 4. Copies of deeds showing Summit Saugatuck LLC ownership of Hiawatha Lane 5. Parking: support for proposed ratios 6. Revised Saugatuck Village District regulation (redline and clean copy), March 2019 (summary of revisions at Tab 1) 7. Letter from M. Galante, F. P. Clark Associates, March 15, 2019, regarding accident data and traffic analysis without TOD credit 8. Figures prepared by Divney Tung Schwalbe, March 15, 2019, showing exiting vehicle sight lines and refuse truck turning movements (responses to CDM Smith, March 7, 2019) 9. Site plans showing four homes on Avalon East Norwalk property 10. Survey showing access point to DOT site 11. Illustration/ calculation of passive recreation space, prepared by Divney Tung Schwalbe, March 14, 2019 12. Updated Lot Coverage Worksheet and illustration, prepared by Divney Tung Schwalbe, March 15, 2019 MEMORANDUM TO: Westport Planning and Zoning Commission FROM: Summit Saugatuck LLC DATE: March 18, 2019 RE: Response to Questions and Comments from February 28 and March 7, 2019 1. Fire Response To date, Summit as applicant has agreed to requests of Mr. Kingsbury and Fire Marshal Gibbons as follows: •. full NFPA 13R sprinkler system; • Type II-A non combustible construction; • relocation of courtyard light poles shown on November 2018 plans; • relocation underground of utility wires proposed along west/ northwest side of Hiawatha Lane; • grades where firefighting operations may be conducted not to exceed five percent; • mountable curbs in the courtyard; • shift of Building E to provide ladder access; • standpipes in stairwells; • garage ventilation; • height reduction; • repair of culvert at Davenport Avenue/ Hiawatha Lane to ensure load­ bearing capacity for emergency vehicles; • load-bearding capacity for outriggers within the courtyard, and on perimeter access, and sidewalks; 7442907 I s3 • snow removal plan; • minimum 20 foot wide access around building perimeter and within courtyard; and • looped water system to ensure and increase supply and pressure. A third emergency access on land in Norwalk is being reviewed with the management of Avalon East Norwalk, and the Norwalk Conservation and Zoning Commissions and Fire Department (background documents at Tab 2); Fire Marshal Gibbons has agreed that he does not have jurisdiction in Norwalk. It is important to note that the access in Norwalk is not necessary for safe occupancy of Summit's proposed development. The Saugatuck neighborhood consists of more than 70 structures that have existed for decades, and the Westport Fire Department has served the neighborhood based on the existing access at Ferry Lane. In addition, once Ferry Lane is accessed, there are two routes to the Summit property - Davenport A venue and Hiawatha Lane. Thus, the improvements in Norwalk constitute a third potential access. Summit is pursuing this access in an effort to accommodate the request of Westport fire officials, but not as a necessity. Water supply is being reviewed with Aquarion: 2. Parking The SV District regulation amendment proposes 1.4 spaces per one bedroom / studio, and 2.0 spaces per two bedroom unit. The ITE standard for parking spaces in low/ midrise apartment developments is 1.23 spaces per one or two bedroom unit. In addition, at Tab 5 are parking survey data collected by Milone & MacBroom at multi-family developments in New Haven and Fairfield Counties which indicate demand in the range of 1.3 spaces per unit. Finally, at Tab 5, is a recent article from Planning magazine regarding excessive parking requirements. 3. Revised SV District Regulation Based on comments from the Town Planner, we have made the following revisions (Tab 6) to the November 2018 Submission Draft of the proposed SV District regulation: • narrow eligible acreage for SV District to seven to ten acres; • lower maximum height by 10 feet, to 52 feet maximum; • lower maximum stories to four; • reduce maximum total coverage to 55 percent; 2 • reduce maximum building coverage to 32 percent; • increase setbacks to align with current site plan and add retaining wall exemption; · • clarify that§ 31-15.1 is not applicable to an SV District; • clarify the term "private road"; • clarify signage requirements; • clarify lighting standards; • clarify storm drainage standards; • delete sentence referring to outdoor trash receptacles; • delete reference I exception to§ 44-1.7; and • fix typo, "Dispersed" to "Dispersal." 4. TOD Credit I Sight Lines The applicant's traffic analysis takes a 10 percent trip generation credit based on the proximity of the subject property to the Saugatuck train station. Connecticut DOT agrees with this credit, see Tab 7. However, it is important to understand that at the peak hours, this credit only involves six to eight trips per hour. As a result, the applicant asked Mr. Galante to re-run his trip generation and Level of Service calculation without the TOD credit. The difference is inconsequential. If the Commission wishes to disregard the TOD credit, it may do so. Tab 8 contains sight line illustrations requested by CDM Smith. 5. Building Height In the SV District regulation, maximum building height has been lowered 10 feet and stories have been clarified. See Tab 6. 6. Four Homes At Avalon East Norwalk The site plan at Tab 9 shows the location of four single-family homes approved at the east end of what is now the Avalon East Norwalk site. These homes, obviously, have not been built, nor have utilities been installed, and the approval for them is nearing expiration. 3 7. Access To DOT Retained Land A question has been asked about access to DOT land after development. Access will be available along Hiawatha Lane at the southeast corner of the DOT parcel. See Tab 10. 8. Rock Removal Summit's geotechnical engineers have confirmed that no rock removal will be necessary for building foundations. 9. Calculation Of Children The applicant respectfully disagrees with the calculation submitted by Milone & MacBroom, Inc. ("MMI"). First, since the 2006 Rutgers study that MMI refers to, the school­ aged population in almost every Connecticut town has declined, yet MMI uses a multiplier ten times higher than the Rutgers study. Second, MMI's calculation is based on "multi-family" development with no additional information as to bedrooms or monthly rent (as the Rutgers study uses). It is well-documented that units with more than two bedrooms have more children living in them than one and two bedroom units, but one and two bedroom units generally have very few. It is unstated what bedroom mix the "MMI multiplier" is based on, and whether MMI recognizes that the Summit Saugatuck proposal contains only one bedroom, studios, and two bedroom units. MMI's calculation is not supported. 10. Coverage Calculations Divney Tung Schwalbe has reviewed its coverage calculations (Tab 12) and as a result, in the SV District regulation (Tab 6),Total Impervious Coverage has been reduced from 60 percent to 55 percent and total building coverage has been reduced to 32 percent. Divney Tung Schwalbe has provided these notes about its calculations: Gross Lot Area: 384,057 square feet; includes ten south parcels plus bounded section of Hiawatha Lane (Lot 1: 351,567 square feet) and two north parcels (Lot 2: 32,490 square feet) as shown on attached Lewis Associates "Lot Merger Plan" (1/19/17). Deductions: 80 percent of areas of steep slopes (25+ percent) and wetlands. Building Coverage: includes five buildings plus "green roof' above parking level plus emergency generator. Total Coverage: includes Building Coverage plus driveways and parking; excludes walks, pedestrian ways, and terraces/ patios less than three feet above adjacent grade. 4 2 -, •• WESTPORT CONNECTICUT PLANNING & ZONING TOWN HALL, 110 MYRTLE AVENUE • WESTPORT, CONNECTICUT 0688.0 . (203) 341-1030 • (203) 341-1079 RECEIVED (203) 454-6145 - fax JUL 3 t 2009 Cl1Y OF NORWALK July 28, 2009 PLANNING & ZONING Mr. Michael Greene Norwalk Planning & Zoning 125 East Avenue Norwalk, CT 06856 RE: Norden Place: Application to the Norwalk Zoning Commission for proposed amendments to Section 118-711 to permit multifamily and single family housing by Special Permit in a Restricted Industrial zone and a special permit application for 240 multifamily units, 4 single family residences (25 units to designated as workforce housing units) and related recreational facilities Dear Mr.
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