East Norwalk TOD development scrutinized by consultants

NORWALK, Conn. – A consultant hired by Norwalk has declared that the mixed-use development proposed for next to the East Norwalk train station is “good opportunity” that will help the neighborhood.

A traffic consultant was less positive about the development proposed by Spinnaker Real Estate Partners for the 3.6-acre property, the site of the old factory outlet.  

The public hearing on the development was set to continue Wednesday but was postponed and rescheduled to Monday, April 2.

The development would feature 189 apartments, 39,492 square feet of office space, 5,550 square feet of retail and a 4,260 square feet restaurant, and maintain the Pooch Hotel now open on the property. There would be 311 parking spaces on site, in addition to the 311 parking spaces on adjacent state property, dedicated to commuters.

It’s called by some “spot zoning,” because Spinnaker is seeking a zoning change to allow a Transit Oriented Development on the four lots that it is planning to buy, should it get Zoning approval for the request.

Public sentiment is thus far leaning in favor of the development, with 32 people telling the Zoning Commission to approve it and 19 urging a denial. Three of the naysayers specified that they’re not against Spinnaker’s plans but feel the city should wait for the planned East Norwalk Transit Oriented Development study to be completed.

Stantec, a consulting firm hired to lead the currently underway development of a new Plan of Conservation and Development (POCD), was asked by Planning and Zoning to weigh in on Spinnaker’s proposal.

“The pedestrian environment is improved by adding new buildings that replace large surface parking lots,” Stantec wrote. “Housing provides ‘eyes on the street’ to improve the sense of safety for pedestrians. Retail on East Avenue contributes to the village environment and provides an amenity for commuters, residents, and office workers. A wider sidewalk along a portion of Rowan Street allows for street trees and creates a more attractive physical environment.”

While some have objected to the height of the buildings proposed by Spinnaker, Stantec said they are similar to the existing building on the site and the adjacent 25 Van Zant St.

The existing building is 46 feet high along Rowan Street and the new Building B would be 59 feet tall along Rowan Street, Stantec wrote, suggesting a top floor step back that would lessen the apparent height from the sidewalk and provide a patio for residents.

“The proposed project will bring new life to a large, mostly vacant, and underused site directly adjacent to the Metro-North train station,” Stantec wrote. “… While the proposed project is ahead of the East Avenue Rail Station TOD Study which will set a comprehensive vision for the neighborhood, it reflects many TOD principles appropriate for its station-adjacent location. The proposed project is just one element of what this broader study of new design and investment opportunities to enhance East Norwalk will be. The proposed project appears to present a good opportunity to catalyze other improvements around the East Norwalk train station that will benefit both the neighborhood and the city.”

An independent traffic consultant, WSP, confirmed the data provided by traffic engineer Michael Galante on behalf of Spinnaker but said concerns remain “regarding future conditions in light of the many construction projects and traffic detours anticipated in this area.”

Cars attempting to leave the site during heavy traffic periods could block the parking spaces closest to the road, and users of handicapped parking spaces would have to back into East Avenue to get out, WSP wrote. There’s a similar problem on Rowan Street but given the lower traffic volumes, it’s not likely to be an issue.

WSP also expressed concern about the planned Osborne Avenue driveway, questioning if the sightlines are adequate to keep pedestrians safe. Commuters may use parking spaces that aren’t intended for them and there’s no safe path provided from handicapped spaces, which are next to the railroad tracks, to the office building, WSP wrote.

The data is questionable in light of the planned renovation of the area railroad bridges because if construction on 230 East Ave. is delayed then the bridge detours aren’t factored into the plans, WSP wrote.

Not only that, but the intersection of East Avenue and Van Zan Street should have been included in the study, WSP said.

Spinnaker’s attempt to get TOD approval ahead of the TOD study, combined with its deadline for buying the property, has led some to say the city is pushing through the application.

On Thursday, Lisa Brinton Thomson suggested that the desire to approve Spinnaker’s project quickly is linked to an upcoming change in the building code.

“As I understand it, building materials change from wood to less flammable materials after July 1,” Brinton Thomson said in an email. “In light of some of the comments/concerns that have come out regarding taller structures and the fire department’s ability to serve – thought this might be of interest.”

“The new code may be less stringent than the current,” Norwalk Chief Building Official Bill Ireland said in an email.

Spinnaker has already agreed to comply with the new code, Matt Edvardsen of Spinnaker said in an email, explaining, “The construction plans and specifications for both the rehabilitation of the existing building as well as the new construction proposed at 230 East Avenue will conform to the 2018 CT State Building (2015 ICC) and Fire Safety Codes (2015 NFPA).  This was previously confirmed by the Applicant, 230 East Avenue LLC, at the Code Enforcement Administration Committee Plan Review Meeting held on January 25, 2018.”