Board Members Present: Robert Hiscox, Gil Graveline, Don Pomeroy, Al Havican (arrived at 7:35 p.m.), & Tom Galvin Alternates Present: Jack Crumb Others present: Bill Donovan, Land Use Inspector Members Absent: Anthony Parrella (alt.) & Al Delelle (alt.)
Chairman Robert Hiscox called the meeting to order at 7:01p.m. The meeting was taped.
Chairman Hiscox seated Jack Crumb for Al Havican.
Chairman Hiscox read entire “Notice of Public Hearing” as it appeared in the Republican American on December 30, 2005 and January 6, 2006.Correspondence: (pertinent only to this public hearing) The Chairman noted correspondence from Chesprocott Health District dated January 9, 2006 addressing their concerns with the pool, the kitchen in the community building and mosquito protection. Also a letter dated January 3, 2006 from Deborah Towers addressing her concerns regarding the water quality, the wetlands, flood control, and grants in order for the town to purchase land. B. Donovan also presented the Commission with Land Tech Consultants Engineering review on the Toll Brothers project.
Public Hearing: Toll Brothers, 120 Scott Rd. Special Permit Application for a proposed elderly housing project. Atty. Edward Fitzpatrick is representing Toll Brothers with this proposal. John Mancini as project engineer and Dan Walton, the Senior Project Manager for Toll Brothers were also in attendance. Atty. Fitzpatrick discussed the proposal. This project consists of 366 units of age restricted housing. The regulations allow 8 units per acre in regards to density; this proposal is for 2 units per acre. The property is a total of 177 acres and the project will consist of 6 phases. The development is a cluster of either 3 or 4 units. Toll Brothers is a well known developer of very high quality developments. A similar development was completed in North Haven. R. Hiscox mentioned the Commission making plans to attempt to go to North Haven to view that project. B. Donovan will organize the site walk. The first phase consists of the construction of one of the two access roads off of Scott Road, both access ways will cross over wetlands. Toll Brothers is presently before the Wetlands Commission with this same proposal. R. Hiscox wanted to mention that questions from the public on Wetlands issues should be directed towards the Wetlands Commission at their meeting. The first phase will include the Community Building and Residential Units. The closest unit will be 300 feet in on the property. The Community Building will include a fitness center, a men’s and women’s sauna, a recreation room, a billiards room, and a 2nd floor balcony over looking the pool, the tennis courts and the putting green. The project layout is dictated by the nature of the property and the wetlands the property contains. No building has more than 4 units. An architectural drawing showing the outside of a unit was presented for review. Attorney Fitzpatrick stated that this project complies with all Commerce Park regulations including set back requirements, bulk standard requirements, density requirements, and parking requirements. Atty. Fitzpatrick also presented the Commission with the architectural plan of the Community Building/Club House. The Community Building will have showers, bathroom facilities and a kitchen. All units will contain bathroom and kitchen facilities on the first floor. The residents will have choices on whether or not the master bedroom will be on the first or second floor. Atty. Fitzpatrick presented the Commission with proof of notification to abutting property owners. He also presented a fiscal impact study done by Don Klepper-Smith of Data Core Partners LLC. Atty. Fitzpatrick stated that this project consists of 55 units of affordable housing. People who are interested in buying one of the affordable housing units will submit an application to the developer and the developer will determine, according to the State’s guidelines, who is income qualified. The price of the affordable housing units are determined by the State of Connecticut based on a ratio. The affordable units will be spread out evenly throughout the development. John Mancini, principle with the firm BL Companies, stated they began planning this project about 2 years ago. Mr. Mancini stated that approximately 130 of the units are walk out units. The ultimate goal is to have no soil leave the site and no soil imported. They want to lay out the units so that there’s a localized balance of units like a neighborhood. This is a private development with private roads. They plan to extend public water from Route 69 over Oak Lane and then northerly on Scott Road to the project. There will be a private sewer connection to sewers in Progress Road in Waterbury. Each unit has a minimum of 1 garage space. The interior units have 1 car garages and the exterior have 2 car garages. Mr. Mancini stated that the wetlands surrounding the project are wooded area type wetlands, seasonally wet with some ponding. A stream also passes through the westerly side of the property. 51% percent of the site will go undisturbed. There will also be a lawn/grass area, which is shown on the plan in the light green. There will be a home owners association that will manage all the properties. There will be a walking trail that goes through the gas easement and an open garden area with a path for seeding, a gazebo, and the club house. J. Mancini presented the Commission with an Overall Existing Watershed Map. This site is unique in the sense that it’s at the high point of two watersheds. This frames the existing drainage patterns on site. J. Mancini also presented the Erosion Control Plan and the Grading, Drainage and Utility Plan. The site will be served by water from Route 69, there will be fire hydrants placed throughout the site, the site will also have gas. The sewer will be expanded as the site is phased. The sewer will not be disturbing the bottom of the wetlands beds and crossings; the sanitary sewer will cross over the bridges not under. J. Mancini also discussed the general topography. There will only be approximately 4,500 square feet of wetlands disturbed.
Al Havican arrived at 7:35 p.m. Jack Crumb was removed from his seat and Al Havican was seated.
J. Mancini also stated that there will be six SWMB (storm water management basins). There will also be Cape Cod style curbing. The developer will work with the lay of the land. The roads also have drainage catch basins. The plans that were presented also show full landscaped drawings. There will be no development along Scott Road. J. Mancini also mentioned the towns and Department of Transportation’s construction on Scott Road during the next couple years. The project is also in full compliance with DEP regulations. This site/project will be registered with the DEP for Storm Water and Erosion Control. The Erosion Control Plan includes each of the six proposed phases. The Commission was also presented with the Traffic Impact Study. The applicant made sure they coordinated with the DEP (Department of Environmental Protection), the town and consultants and the Assistant Director of Public Works, Gene McCarthy. There will be no children in this community therefore there will be less traffic because of the fact this development is an Active Adult Age Restricted Community. 70% of the traffic will head north and 30% will head south out of the proposed development. Also presented was a plan showing the width of the road after the improvements done on Scott Road by the town the state and Toll Brothers. The road will be widened so that a car making a left in the proposed site will not stop traffic; there will be enough room for other cars to pass by. Atty. Fitzpatrick presented the Commission with the letter from the Connecticut Water Company indicating that there is sufficient water capacity for 450 units. Chairman Hiscox asked for comments from the public: Mrs. Corey, 91 Scott Rd. is concerned about traffic when Austin Road is opened up. John Mancini stated that the Austin Road extension is a state project and that is why Scott Road is going to be widened and improved. The town and state will be removing some of the dangerous and vertical and horizontal curbs to be able to handle the traffic that is here today and the traffic that might be there in the future after later development, whether it’s this project or others. John Perugini, Buckley Lane is concerned about the town only having one building inspector and whether or not he can handle this type of project by himself. He also wants to know if this project is already approved. The Chairman stated that this is the beginning of a process and the applicant is applying before other Commissions. This project is not approved until all the commissions give it their final approval. Mr. Perugini also mentioned the waterline and how the home owners on Oak Lane, where the waterline is passing through, would have to pay if they wanted to connect into it. The Commission stated that if the applicant meets all the regulations and any special conditions they have the right to receive an approval. Deb Ridolfi, 24 Alison Court, asked about the time frame from beginning to end for this project. J. Mancini stated that the entire process will extend about four or five years from beginning to completion. R. Hiscox mentioned having an annual review after each phase to allow for public input. Jeff LaMontagne, 3 Saunders Lane asked about the post office and what’s going to happen. The applicant stated that all of the mail boxes will be outside of the club house. Michelle Viti, 52 Scott Road, wanted the applicant to elaborate on the age restriction. Atty. Fitzpatrick stated that Toll Brothers only allow guests under the age of 55 for a period of no more than 30 days. Ms. Townsend, 174 Scott Road, wanted to know the difference between Elderly housing, senior housing, and age restrictive housing. The Commission stated that in the Plan of Conservation and Development it calls for more affordable housing available for senior citizens. Chairman Hiscox stated that affordable housing is not cost effective for private developers. He commented that the Town Council would need to take steps towards providing affordable housing for seniors in Prospect. Ms. Townsend also asked if there will be basements. The applicant stated that there will be basements. Doug Gokey, Timber Hill Lane, asked about the community garden center and the rock crushing operation which is happening directly next door to this proposed project and how it will effect the development. Mr. Gokey also asked about what’s going to control traffic from entering and parking in the development. J. Mancini stated that the closest building is approximately 800 feet from the future rock crushing operation. The wetlands are forested wetland which serves as a buffer. Elaine Trapp, 18 Summit Road asked about the projected prices and size of units. Also wanted to know what borders the east side of the property. Chairman Hiscox stated that there are open residential parcels coming off of Summit Road to the east of this property. Atty. Fitzpatrick stated that 5% of the proposed units will be handicapped accessible which is the minimum allowed per regulation 4.1.8.19. The units will range from 1,507 sq. ft., 1,700 sq ft. and 1,900 sq. ft and the prices start at the mid 100,000’s for affordable housing and the other units range from $280,000, $300,000, and $330,000. Ann Stein, Cook Road, asked about the open space component and about how the town comes up with the open space. The Chairman stated that this is not a subdivision therefore the open space regulation does not apply. Mrs. Stein also asked about affordable housing. After each phase will the prices go up and will the affordable housing increase? Atty. Fitzpatrick stated that the affordable units pricing is dictated by the state. This development is not being built as an affordable housing development. The development will be an age restricted elderly housing community that also satisfies the regulations by providing 15% of the total units as affordable. Mrs. Stein also asked if the town is taking into consideration the Plan of Conservation and Development. R. Hiscox stated that this project may possibly exceed the projected growth rates in the Plan of Conservation and Development and it is inline with the plan in terms of providing elderly housing; however it’s not addressing the need for affordable elderly housing. This development would cause an 8% increase in the town’s population. This sewer issue does fall into the plan which calls for sewers along the edges of town. Mrs. Stein also asked what would stop the sewer from extending. R. Hiscox stated that the sewer line is a private sewer line for this development only. The plan would stop this sewer from being extended into the center of town. Mrs. Stein also asked about the large parcel abutting this property and what is stopping someone else from developing that property. The Chairman stated that right now that land is zoned residential. The Commission has already had discussions about long term development of those parcels in terms of open space connections. Most likely there will be some kind of residential development on that property. Mrs. Stein also stated that the town is not looking at this project and what expense the town might incur and what safe guards are in place. She also asked whether or not the town would be allowing this type of development if it weren’t age restricted? The Chairman stated that if someone comes in for another type of development and they comply with all the regulations the town would have to take that into consideration. Mrs. Stein also asked about the Fire Dept. the ambulances etc. How much will it be affecting those and other things in the town? She also stated that she would like to see a development that has only one story units, to be more accommodating to the elderly. Atty. Fitzpatrick stated that anyone who wishes any of these units with a master bedroom on the first floor can request that. All of the units essentially may be used with only the first floor. Jenny Cappetta, 165 Scott Road, her biggest concern is the traffic. John Mancini stated that the figures he indicated for traffic were peak hour. The numbers are conservative because many of the people in this development would be entering and exiting the development during the off peak hours. Mrs. Cappetta’s concern is backing out of her driveway, not only with the volume of traffic but also the speed. John Perugini, Buckley Lane, expressed general complaints regarding town wide concerns. David Cappetta, 165 Scott Road, feels that a cluster development of a smaller scale, consisting of one-family homes might soften the impact on the town. The Commission continued this Public Hearing to February 1, 2006 at 7:10 p.m. Atty. Fitzpatrick stated that he, the developer and the engineer will stay after the meeting to answer any questions or concerns the public would like to ask them that weren’t addressed at the meeting.
Gil Graveline had to leave prior to the adjournment of the meeting.
Motion by A. Havican, seconded by D. Pomeroy to adjourn the meeting at 9:10 p.m. Unanimous.
Robert Hiscox, Chairman