Legislation Committee recent meetings - Yale SOM PDD

I am a member of the BOA's Legislation Committee.  The first meeting I attended was January 28th and was the first of two public hearings before the committee to hear Yale's application for a designation of a Planned Development District (PDD) and zoning amendment petition to facilitate development of a new School of Management campus at 155-181 Whitney Avenue.  The Board of Aldermen is the zoning authority for the City.  Mike Morand, from Yale's Office of State & City Affairs, presented Yale's petition/application.  Their architect's (Foster & Partners) design, which meets Yale's needs and allows them to consolidate SOM functions and programs, requires a building of a size and sited on their property in such a way that would not conform to the two existing zones that govern their property.  Morand explained correctly that as-of-right they could have built within the existing zoning parameters; but for many reasons which he laid out, Yale has applied to the BOA for a PDD designation which will allow them to build on their property as per their submitted general plans. 

The job of the Legislation Committee was to hear from the petitioner, from the public, and from City departments, so the committee could make a recommendation to their colleagues on the full board regarding this request.  After having read pages of testimony, background and advice, after hearing more than nine hours of testimony from Yale, the public, and with advice from and consultation with City Plan and Corporation Counsel, the committee deliberated and unanimously recommended the PDD application and zoning amendments: "Favorable as amended (by the committee)."  The full board will hear, debate and probably vote on Yale's application/petition at the BOA's next, regular meeting, March 1st.

I and my colleagues heard and read lots of testimony for this application.  There were two evenings of public hearings.  The majority of public testimony was indeed "pro."  There was thoughtful "con" testimony presented too.  Our deliberation was focused on whether the applicant's petition is compliant with PDD objectives in Section 65(a) of the City's zoning Ordinance.  The PDD must be 1) "In accordance with the comprehensive plans of the City," 2) "Composed of such uses, and in such proportions as are most appropriate and necessary for the integrated functioning of the planned development and for the City," 3) So designed in its space allocation, orientation, texture, materials, landscaping and other features as to produce an environment of stable and desirable character, complementing the design and values of the surrounding neighborhood and showing such unusual merit as to reflect credit upon the developer and upon the City..."  There is also State Statute, Section 8-2m to be satisfied.  This included provision that the development is designed for the betterment of the City and the neighborhood, and that the zoning change is not less use-restrictive, nor is there an expansion of a pre-existing nonconforming use.  Agreeing that these applicable objectives are satisfied in the application, I did indeed vote with my colleagues to unanimously recommend approval of Yale's PDD petition with conditions and amendments.  Conditions include: public pedestrian and bicycle access from Pearl St. through to Whitney Ave. and greater set-backs than originally proposed.

This is just a very brief synopsis of what the committee considered and did, of what I heard at two long meetings (the Feb. 11th meeting ended after midnight), and includes references to lots of written testimony, background, and advice made available to me and the other committee members... And, if this all sounds technical and complicated?... it is...  But, if anyone would like to hear even more, see and/or read any or all of the testimony, see the architect's plans and renderings, etc., please call me.  I believe that the committee did its job, and now the "favorable-as-amended" application/petition moves to the full BOA for final action on this zoning application/petition.

Legislation Committee Recent Meeting - Grand Ave New Zoning

The second Legislation Committee meeting I attended was earlier this month, Feb. 8th.  This public hearing was held at Fair Haven School, right in the neighborhood where the pending zoning change is proposed.  The neighbors, business owners, Alders, and the community organization, Grand Avenue Village Assoc. (GAVA) all came to testify in support of the proposed Zoning Ordinance Amendments.  Yes, all the public testimony was "pro" and in favor of this change that has been in the works for ten years or so.

The City's Comprehensive Plan of  Development (published 10/03) had identified this neighborhood and business district as one of City's traditional neighborhood business districts that could benefit from a new zoning designation.  The zoning district along Grand Ave. is currently zoned General Business (BA).  This zoning regulates neighborhood business centers in essentially the same manner as more highway-oriented commercial use, according to City planners.  The proposed zoning ordinance text amendments, before the Committee and open for public testimony that night,  propose a brand-new Neighborhood Center Mixed Use (BA-1) designation for the properties along Grand Ave. from James St. to Perkins St.

After hearing all the favorable testimony and also having read and heard prepared written advice, background, and testimony, I voted with my colleagues to give unanimous, favorable-as-amended support for City zoning ordinance text amendments to establish a Neighborhood Center Mixed Use zoning district (BA-1) and zoning map amendments to change the zoning of properties along Grand Avenue from James St. to Perkins ST. from General Business (BA) to Neighborhood Center Mixed Use (BA-1).  This legislation was then given it's First Reading before the full Board, Feb. 16th, and will most likely be voted on at the next BOA meeting, March 1st.

This zoning ordinance amendment only applies specifically to the Grand Ave. properties, but some day similar zoning amendments could designate other neighborhood business districts identified in the Comprehensive Plan - including Westville Village - as a Neighborhood Center Mixed Use District.  Some of the perceived benefits include excluding BA zone permitted uses like motels, hotels, gun repair, auto dealers, and drive through businesses.  The BA-1 zone also provides for Special Permit/Exemption uses including convenience stores, barber shops, package stores, large parking lots, and any use over 5000sqft.  Also, it will be much easier to locate residential above first floor commercial uses and also introduce uses including fitness clubs, indoor ATM's, and live-work loft residences.  There will be form differences too including building height requirements of 2-4 stories, encourage building up to the street, and require first floor facades to be glassed.  Parking requirements will be reduced overall and a new Parking Management plan will accompany this zoning change.

Again, this is a brief synopsis.  If anyone would like to hear more, I'd be glad to chat and share all of the materials I have on this issue including a handy Chart illustrating the Use differences between BA and the proposed BA-1 zones.

City Services & Environmental Policy Committee report - 2/18/10

I am the vice-chair of the BOA's City Services & Environmental Policy committee (CSEP).  This committee's first meeting of 2010 was chaired by Alderman Justin Elicker (Ward 10).   We met last week (2/18/10) to hear public testimony and to consider action on six items.  One item was not considered that evening because no one came to testify.  We also did hear favorable testimony on a residential parking zone item before the committee, but it was given "leave to withdraw" as the area is already designated a residential parking zone (zone 7).  The other items included signs and awning requests that will "encroach [hang over] on the public right-of-way" for which by Charter the BOA controls.  The comittee heard only favorable testimony and after further questioning and discussion, two businesses, Koji Restaurant and Labyrinth Books, were given favorable recommendation for their requests.  The BOA will vote on these at the next regular meeting, March 1st.

The other two items were requests from the community.  Residents from the City Point neighborhood were requesting signs be placed at two entry points to the City Point neighborhood stating "Welcome to City Point Historic District."  Design has been approved by City Plan and costs and insurance will be covered by the donor for this project, the family of the late, long-time City Point resident, Judge & Mrs. Arthur Healey.  The committee moved this item favorably with the inclusion of the City Plan Commision's conditions including requiring a Certificate of Appropriateness from the City Point Historic District Commission, proof of insurance, and the City's right to revoke this privilege if the signs become hazardous, not maintained, or insurance lapses.

Two members from the Amistad Committee testified in favor of a proposal by them, State of CT Freedom Trail, the Farmington Canal Heritage Trail, and supported by several Alders.  This proposal is for an Order to designate a section of the Farmington Canal Heritage Trail for William Lanson.  Lanson is one of New Haven's most significant African American figures and designed the New Haven section of the Farmington Canal which was built between 1810 - 1812.  The committee also favorably moved this item for the full Board's consideration in the coming weeks.

Again, this is but a brief synopsis.  If anyone would like to hear more, I'd be glad to chat and share all of the materials I have on these items.

Captial Projects Committe meeting report - 2/11/10

Feb. 11th I attended my first Capital Projects Committee meeting.  This committee is not a BOA committee but a committee established by City Charter, Section 78.  I was elected by my colleagues to be one of the BOA's two representatives along with Alderwoman DePino (18-R).  The other members include the City's Controller, City Planner, and Mayoral appointments of City residents and a member from the City Planning Commission.  Chairman of this committee, resident, Zelly Goldberg, presided over this meeting where City department heads and representatives testified to their capital project requests to be included in the Capital Projects section of the Mayor's Proposed FY 2011 Budget.  The committee heard details for all of these requests and asked many questions and made requests for additional information. Requests came from the following 16 City departments: Building, IT, Assessors, Community Services, Airport, Library, Parks, DPW, Engineering, Economic, Police, TT&P, Fire, City Plan, LCI, and NHPS.

According to previous submitted and approved City budgets, capital budget is primarily used to finance improvements with an average life of five or more years as well as large-scale permanent improvements.  Also included are regular capital improvement programs for the maintenance of City streets, sewers, parks, and major equipment (mowers, fire trucks, etc.).  Funding comes from the City's general obligation bonds/notes and State and Federal grants.  The City's bonding limits are set forth in State Statute and vary by category.

These department requests and supporting justifications are gathered by this committee and forwarded to the Mayor by Feb. 15th for inclusion in the Mayor's Proposed Budget that is due to the Board of Aldermen by March 1st.  The BOA will hold public hearings and further evaluate the Capital Budget requests in context with the entire Proposed Budget in committee meetings and as a whole.  The Capital Projects Committee did send these requests on to the Mayor, and as a member of the committee I have lots of information I can now share with my colleagues as the City's entire FY2011 budget is considered over the next few months.

As usual, this is but a brief summary of this 3 hour meeting and references lots of documentation I have and is available to all.  If anyone would like to chat more about and/or look over these many requests totaling $46 million ($19 million of which is for the last four school reconstruction projects), please call me.