On November 14th Tom Brennan along with his attorney Raymond Rizzio presented preliminary plans for a new development project on Fairfield Avenue between Clarkson and Courtland Ave., (former Rich DeParle property). It is important to recognize that the developers were very willing to share their initial plans with us and that the community had an opportunity to participate in this process. However, upon further research and investigation and having consulted land use professionals and architects, in addition to reviewing the plans in detail, the BRHA board will be opposing this application for the following reasons:
 
1.     Unfavorable parking spaces - the regulations call for 1.5 spaces per apartment, many of the proposed spaces are stacked
2.     Access points -  twelve apartments are only accessible from the street, so tenants may chose to park on the street, only four have access from the front and the back
3.     Detracts from streetscape - four apartments will have bedrooms viewable from the street,
4.     Height of buildings-the attic space could be converted into bedrooms at a later stage
5.     Impact on abutting neighbors -the 45 feet height is out of context with the neighborhood
6.     Design issues - this  does not incorporate adequately the principles of urban design e.g. the end walls  at each corner have no windows so abutting residents will view solid walls, there are also issues with through ventilation, air circulation and light.
7.     Unfavorable traffic patterns- no traffic report has been provided, however entering and exiting from Courtland Avenue will be problematic
8.     Impact on potential residents - the interior courtyard seems dense with vehicles and is oriented to the vehicle, the design has no facility to encourage community for the residents, with three story tall blank walls
9.    Concerns on changing a residential zone to mixed use for a development that is not mixed use for a design that appears to have some flaws especially given the proposed density and architectural design
 
In addition, it is important to note that John West, Consultant to the Zoning Department, recommends that the petition to the ZBA not be approved.  His reasons are:
 
1.     The petition does not meet the 5 findings for hardship as required by Zoning Regulations in Section 14-7-4,
2.   The development objectives can be achieved within the zoning requirements.
 
The DeParle lot, a 24 two bedroom apartment proposed development, will be heard by the Zoning Board of Appeals at City Hall on Tuesday January 8th 2008 at 6.30pm. The public notice appeared in the Connecticut Post on December 27th 2007.
 
NEXT STEPS - WHAT WE NEED FROM YOU:
 
1.     UNDERSTAND the facts, come to Harborview Market on Sunday, January 6th between 8.30am and 10.30am, and we will show you the plans and explain in detail the issues with the building. Please keep in mind this is an extremely strategic location on the avenue that impacts two major residential streets. We  need to make sure this development meets the appropriate standards!
2.    Join us at City Hall Tuesday, January 8th at 7.30pm (number 8 on the agenda). Understand the facts, voice your position, and represent your community!
 
When we organize as a unified group the City and ZBA will listen. Make sure your voice is heard.
 
Thank you,
The BRHA Board
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Additional Background Information:
The development site: Fronting Fairfield Avenue between Courtland Avenue and Clarkson Street, the area is zoned partially as an R-B (Residential two family) on Clarkson and partially as an OR-S (Office Residential - Storefront).  The end of Clarkson will be rezoned to OR-S.
 
The developer is requesting the following four variances:
1. Increase the maximum height of the building from 35 feet to 45 feet
2. Allow parking between the building and street for two parking spaces
3. Reduced required number of parking spaces from 39 to 37
4. Waive interior landscaping of  parking area

Subject: ZBA Petition for 415-417 Midland Street in Black Rock
 
Description:
The project is to change the third floor of a two family dwelling to a separate apartment, changing the building to a three family dwelling, on a lot in an R-B district. The application requests a variance of use to allow a three family dwelling rather that a one or two family dwelling. The project also asks for variances to enable adding the appropriate number of parking spaces for a 3-family house.
 
The existing two family dwelling requires three parking spaces. Four parking spaces exist, one in a driveway on the north side of the building and three at the west end of the site perpendicular to Garden Terrace and just inside the property line. These three spaces appear to have been installed recently. Also, they are nonconforming in that they have a 27-foot wide curb cut and do not have perimeter landscaping. The denser use of the building requires this additional parking and curb cuts, is out of character with the neighborhood and inconsistent with the intent of the zoning.
 
Action:
The petitioner has not demonstrated required hardship and therefore the BRHA Board recommends that the variances for this project should not be granted.
 
This petition will be heard by the Zoning Board of Appeals on Tuesday, January 8th at 6:30pm. Please support your community, join us at City Hall and oppose this petition.
 
Black Rock Homeowners Association

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