File No.
PETITION TO THE PLANNING & ZONING COMMISSION CITY OF BRIDGEPORT, CONNECTICUT
1. NAME OF PETITIONER Grand Brass, LLC
2. Is the Petitioner's name a Trustee of Record? Yes No X
If yes, a sworn statement disclosing the Beneficiary shall accompany this application upon filing.
3. Address of Property 552 Housatonic Avenue, Bridgeport, CT (number) (street) 4. Assessor's Map Information Block No. 1534 Lot No. 1
5. Amendments to Zoning Regulations, indicate Article n/a Section Attach copies of Amendment.
6. Description of Property (Metes & Bounds) 469.48' x 10.26' x 85.85' x 670.26' x 381.38' x 80.67' x 630.78' x 80' x 67.04' x 42.5' x 418.46' x 137.5'
7. Existing Zone Classification Mixed Use - Industrial Light
8. Zone Classification requested N/A
9. Describe Proposed Development of Property No development proposed.
10. Approval(s) Requested 14-11 Subdivision, & 14-3 Coastal Area Management
Signature Charles J. Willinger, Jr. Date June 2020 (print same) If signed by Agent, state capacity (Lawyer, Developer, etc.) Attorney
Mailing Address 1000 Bridgeport Ave., Suite 501, Shelton, CT 06484 Phone: 203-366-3939 FAX: 475-269-2907 Email: ciwillinger(&,wwblaw.com [email protected] Fee received. Date 20 . Clerk THIS PETITION MUST BE SUBMITTED IN PERSON AND WITH COMPLETED CHECKLIST
• Completed & Signed Application Form • Completed Site Development Plan U Written Statement of Development and Use u A-2 Site Survey U Building Floor P an LI Drainade Plan 0 Building Elevations Li Property Owner's List U Fee LI Cet-VOf Incorporation & Organization And First Report
ENDORSEMENT OF APPLICATIO
Ofrner's Si natie Date :..5a1112.,(0rc a4016, Duly Authorized
Print Owner Name Owner's Signature Date CITY OF BRIDGEPORT PLANNING & ZONING COMMISSION
STATEMENT IN SUPPORT OF:
PETITIONS FOR SUBDIVISION APPROVAL AND COASTAL AREA MANAGEMENT APPROVAL
552 HOUSATONIC AVENUE
GRAND BRASS, LLC
Petitioner is the owner of property known as 552 Housatonic Avenue ("Property"). The Property is located in the Mixed-Use Industrial Light zoning district. In 2005 the petitioner divided a portion of the Property which is improved with a building and outdoor storage area utilized by United Rentals.
The current petition is to permit a portion of the remaining Property to be further divided creating a lot along the Pequonnock River to be reserved for a future water dependent use, thus allowing the ability to develop the remaining property without disturbing the waterfront parcel.
The two lots to be created by the subdivision comply in all respects with the development standards applicable in the Mixed-Use Industrial Light zoning district.
Since the Property abuts the Pequonnock River, an application for coastal area management approval is submitted herewith pursuant to the Bridgeport Zoning Regulations, § 14-3-2 a.2. As is indicated in the application, there are no adverse impacts to coastal resources as a result of the subdivision. GRAND BRASS, LLC 552 HOUSATONIC AVENUE, BRIDGEPORT, CT ABUTTING PROPERTY OWNERS &OWNERS WITHIN 100 FEET OF SUBJECT PROPERTY
ABUTTING PROPERTY OWNERS Property Description Owner(s) Mailing Address 560 North Washington Ave. Melric Trading Co., LLC 1 Bruce Lane # 6A & #6 G Westport, CT 06880 560 North Washington Ave. City of Bridgeport 45 Lyon Terrace # 7 &# 8 Bridgeport, CT 06604 412 Housatonic Ave. Southern Connecticut Gas c/o Utility Shared Service Company 70 Farm View Dr. New Gloucester, ME 04260
Grand Brass, Lie. Fairfield County Bank 168 323 North Avenue 255 Tunxis Hill Road Bridgeport, CT 06606 Fairfield, CT 06825
221172270 EIGHT HUNDRED TWENTY AND 00/100 DOLLARS PAY DATE AMOUNT 07-29-20 $820.00
TO THE Bridgeport Zoning ORDER OF
p000 1:2 2 / LT 2270': 6 L6508 LOatio SECURITY FEATURES: MICRO PRINT TOP & BOTTOM BORDERS COLORED PATTERN MICROPRINT SIGNATURE LINE • MISSING FEATURE INDICATES A COPY
DATE:07-29-20 CK#:168 TOTAL:$820.00 BANK:gbr-op - Grand Brass, LLC. PAYEE: Bridgeport 2oning(bptzonin)
Property Account invoice Description Amount
grbrass 7065 7/28/20 CAM Application-Grand Brass Subdivis 820.00
820.00 COASTAL AREA MANAGEMENT REPORT
SUBDIVISION OF PARCEL IA
Housatonic Avenue and Grand Street
Bridgeport, CT
Prepared for
GRAND BRASS, LLC
July 23, 2020
Waldo & Associates LLC 89 State Street Guilford, CT 06437 ...... e. 1....s. E to irg :..- .
Nimitlint%o- '''.--- Waldo & Associates LLC has been requested by Grand Brass LLC to prepare a Coastal Area Management Report related to the subdivision of Parcel 1A of the property located at Housatonic Avenue and Grand Street in Bridgeport, CT into two parcels. The proposed parcels are identified as Parcel 2 and Parcel 3. The subdivision is shown on a map entitled "Record Subdivision Map - Parcel 1A" Housatonic Avenue and Grand Street, Bridgeport, Connecticut, prepared for Grand Brass, LLC dated revised 7-15-2019 by Lewis Associates.
PROPERTY DESCRIPTION
Parcel 1A is 278,603 square feet in area. It is located east of Housatonic Avenue and south of Grand Street. It is bounded by the Pequonnock River to the east, a six-acre property located at 522 Housatonic Avenue to the north and west and Housatonic Avenue to the west. Properties to the north and south of the parcel are developed with industrial and commercial uses.
The coastal resources in the vicinity of the property are associated with the Pequonnock River and include General Coastal Resources, Coastal Hazard Areas, Coastal Waters and Estuarine Embayments and Developed Shorefront. The property is not adjacent to or near any identified shellfish concentration area. There are no areas of State and federal listed species or Critical Habitats in the vicinity of the property identified on the Natural Diversity Database Maps published by CT DEEP. A portion of the property along the Pequonnock River is designated as flood hazard area on Flood Insurance Rate Map panel 0900160429G dated 7/8/2013.
1 EXISTING CONDITIONS
The property is currently undeveloped with the exception of relic marine structures along the Pequonnock River waterfront. There are sections of steel sheet pile bulkhead, sections of masonry and concrete bulkhead and a section of sloping shoreline protected by rip rap along the shoreline There is also the metal superstructure of a former marine crane and in water wooden structures including wooden piles that supported previous marine industrial uses along the southern most section of shoreline.
PROPOSED CONDITIONS
The subdivision that is before the City of Bridgeport includes the subdivision of Parcel lA into two parcels. Parcel 2 is an 80-foot-wide strip of land along the Pequonnock River with a total area of 50,869 square feet.
Parcel 3 is a 227,734 square foot rectangular parcel west of the southern section of Parcel 2 and fronting on Housatonic Avenue to the west. There is a 24 foot wide access easement along the southern boundary of Parcel 3 which provides access to Parcel 2 from Housatonic Avenue.
Consistency with Applicable Coastal Resources and Standards
Coastal Resources are located on and adjacent to the subject parcel. Specifically, the coastal resources on the subject parcel are General Coastal Resources, Coastal Hazard Areas, Coastal Waters and Estuarine Embayments and Developed Shorefront.
2 General Coastal Resources
General Coastal Resources by definition applies to all properties within the CAM boundary. As per CGS 22a-93(7) "Coastal Resources" means the coastal waters of the state, their natural resources, related marine and wildlife habitat and adjacent shorelands, both developed and undeveloped, that together form an integrated terrestrial and estuarine ecosystem.
Policy that applies:
CGS §22a-92(a)(2): To preserve and enhance coastal resources in accordance with the policies established by chapters 439, 440, 446i, 446k, 447, 474 and 477
Consistency with Policy:
The subdivision of Parcel 1A complies by not impacting coastal resources on or near the property. The subdivision of land will have no impact on any coastal resources nor on the use of any of the resources.
Coastal Hazard Area
Coastal Hazard Areas as per CGS 22a-93(7)(H) means those land areas inundated during coastal storm events or subject to erosion induced by such events, including flood hazard areas as defined and determined by the National Flood Insurance Act and all erosion hazard areas as determined by the Commissioner of CT DEEP.
3 Policy that applies:
CGS §22a-92(a)(2) To preserve and enhance coastal resources in accordance with the policies established by chapters 439, 440, 446i, 446k, 447, 474 and 477.
Consistency with Policy:
The subdivision complies by not impacting coastal resources on or near the property. The flood hazard area along the Pequonnock River extends a maximum of approximately 200 feet from the river shoreline. Parcel 2 is impacted by the flood hazard designation and a small area along the eastern boundary of Parcel 3 is also impacted.
Policy that applies:
CGS §22a-92(a)(5) To consider in the planning process the potential impact of coastal flooding and erosion patterns on coastal development so as to minimize damage to and destruction of life and property and reduce the necessity of public expenditure to protect future development from such hazards.
Consistency with Policy:
Any future development that may be proposed on the parcels that are the subject of this report will comply with all applicable federal, state and local flood plain management and sedimentation and erosion control regulations.
4 Compliance with FEMA and state building code standards for construction in the flood hazard area will protect life and property and coastal resources, will prevent erosion and will minimize damage due to flooding.
Policy that applies:
§22a-92(b)(2) (F) to manage coastal hazard areas so as to insure that development proceeds in such a manner that hazards to life and property are minimized and to promote nonstructural solutions to flood and erosion problems except in those instances where structural alternatives prove unavoidable and necessary to protect existing inhabited structures, infrastructural facilities or water dependent uses.
Consistency with Policy:
No structures are proposed as part of this subdivision. As a result, the subdivision is consistent with this coastal area management policy.
Policy that applies:
§22a-92(b)(2) (J) to maintain the natural relationship between eroding and depositional coastal landforms and to minimize the adverse impacts of erosion and sedimentation on coastal land uses through the promotion of nonstructural mitigation measures.
5 Structural solutions are permissible when necessary and unavoidable for the protection of infrastructural facilities, water-dependent uses, or existing inhabited structures, and where there is no feasible, less environmentally damaging alternative and where all reasonable mitigation measures and techniques have been provided to minimize adverse environmental impacts.
Consistency with Policy:
This subdivision does not propose either structural or nonstructural erosion control solutions.
Policy that applies:
§22a-92(c)(2)(B) to maintain, enhance, or, where feasible, restore natural patterns of water circulation and fresh and saltwater exchange in the placement or replacement of culverts, tide gates or other drainage or flood control structures.
Consistency with Policy:
The subdivision of Parcel 1A will not alter or affect the patterns of water circulation. No alteration or repair of flood control structures is proposed.
6 Coastal Waters and Estuarine Embayments
Coastal Waters, as per CGS Section 22a-93(5) are those waters of Long Island Sound and its harbors, embayments, tidal rivers, streams, and creeks which contain a salinity concentration of at least five hundred parts per million under the low flow stream conditions as established by the Commissioner. As per CGS Section 22a-93(7)(K) "Nearshore Waters" means the area comprised of those waters and their substrates lying between mean high water and a depth approximated by the ten meter contour.
The subject property has frontage on Coastal Waters of Long Island Sound, along the Pequonnock River.
Policy that applies:
§ 22a-92(a)(2)(A) To manage estuarine embayments so as to insure that coastal uses proceed in a manner that assures sustained biological productivity, the maintenance of healthy marine populations and the maintenance of essential patterns of circulation, drainage and basin configuration; to protect, enhance and allow natural restoration of eelgrass flats except in special limited cases, notably shellfish management, where the benefits accrued through alteration of the flat may outweigh the long- term benefits to marine biota, waterfowl, and commercial and recreational fin fisheries.
Consistency with Policy:
The subdivision of Parcel 1A will not result in the alteration of nor impact to the Coastal Waters.
7 Developed Shorefront
"Developed Shorefront" means those harbor areas which have been highly engineered and developed resulting in the functional impairment or substantial alteration of their natural physiographic features or systems.
Policy that applies:
CGS §22a-92(b)(2)(G): To promote, through existing state and local planning, development, promotional and regulatory programs, the use of existing developed shorefront areas for marine-related uses, including but not limited to commercial and recreational fishing, boating and other water- dependent commercial, industrial and recreational uses.
Consistency with Policy:
The subdivision of Parcel lA complies by not impacting coastal resources on or near the property and by not limiting potential future marine related uses of the property.
8 L:\_CARLSON PROJECTS\2000-218C-DINARDO\DWGS\SUBDIVISION MAP LOT 1A 7-15-19.dwg L:\_CARLSON PROJECTS\2000-218C-DINARDO\DWGS\DIVISION PLAN.dwg