NORWALK, Conn. — Norwalk’s Planning & Zoning Commission voted last night to approve a special permit for a 32-unit apartment building on Day Street, advancing a redevelopment project that would add new housing near the South Norwalk train station but reduce on-site parking during construction and displace a local distillery.
The proposal, brought by New York developer Peter Kosann – doing business as Alpha 5MK 19 Day LLC – adds a six-story, 32-unit residential building behind the existing 56-unit structure at 19 Day Street. The complex sits in a mixed industrial-residential zone that has been steadily redeveloping over the past decade.
Parking Woes
Parking remains a point of tension on the project. The combined 88-unit complex would include 88 striped parking spaces, plus 10 tandem spaces. While the existing 56 units require 73 spaces and the 32 new units would require 32 new parking spots under current Norwalk zoning law, 10% of the total required spaces would be waived under zoning rules that allow for parking reductions near transit stations.
While commissioners wondered whether a 1:1 unit-to-parking-space ratio would be sufficient for multiple-car tenants, most opposition centered around disruptions to parking access during building construction.
In public hearings, residents expressed concerns over where they will park during construction, as well as noise, dust, and vibration from demolition. Representing the applicant, Attorney Elizabeth A. B. Suchy – a Stamford-based land-use lawyer who has represented several major Norwalk redevelopment projects – informed the commission that the developer is already negotiating with nearby property owners to secure temporary parking, and that costs “would not be passed down to tenants.”
Distillery Displacement
More contentious is the demolition of a local distillery at the site. Under the current plan, the two-story, 9,800-square-foot building occupied by SoNo 1420 America’s Maritime Distillery will be demolished to clear the rear of the parcel for temporary parking spaces and the foundation of the new 32-unit structure. In an Oct. 22 public hearing, multiple tenants and business owners testified that the distillery is a critical part of the neighborhood’s identity and a local draw. Residents called SoNo 1420 “historic,” “a staple,” and “a community gathering for so many people,” while another resident warned the commission is permitting the applicant “to do as Joni Mitchell warned – to pave paradise and put up a parking lot.”
In the hearing, SoNo 1420 founder Ted Dumbauld testified in person that he was not opposed to “development in the town of Norwalk,” but warned commissioners to be cautious about “promises [the landlord] may or may not make to this committee.” Dumbauld recounted that while the landlord claimed he had communicated with Mr. Dumbauld about the development, Dumbauld only learned about the planned demolition of his business from a reporter seeking comment on the matter. “He can’t be trusted,” Dumbauld said of the landlord.
In the Nov. 5 meeting, Attorney Suchy stated that her client discussed the development with Mr. Dumbauld after the hearing and was working to help SoNo 1420 relocate. Per Suchy, Dumbauld “expressed to us he no longer had an objection to the project.”
Final Vote and Next Steps
Commissioner Tammy Langalis shared some sentiment surrounding the issue: “It’s difficult sometimes as commissioners because we…have human feelings for people…and concerns for their well-being.” But commissioners also noted their legal role is limited to zoning, not landlord-tenant disputes or business losses. “I sympathize with the feelings of the tenants,” Commissioner Louis Schulman said, “but this is frankly a matter of law,” and a decision should be made on “the basis of what rules, regulations, and law permit.”
In preparing the resolution for a vote, the commission made just one change to the text, reflecting hours of public input and internal debate. In the clause:
“That the Commission acknowledges that development has the potential to displace existing viable businesses on site, which are vital to the City of Norwalk’s economy, and requests that any future development assist businesses that are being displaced in relocating within Norwalk.”
Commissioner Schulman suggested changing the adjective “vital” to “important,” to avoid hyperbole. The commission made the change and moved to a vote.
“Abstain,” said Commissioner Darius Williams. “Yes,” said Commissioner Schulman. Two negative votes followed, then Commissioner Tammy Langalis cast her vote: “I don’t love this project, but I’m not going to vote against it. So, I guess that’s a yes.” Four yeses followed to bring the vote to 6-2-1 in favor of approving the project.
Suchy told commissioners that no demolition or construction would begin for at least 9 to 12 months. The distillery would be demolished first, followed by site work and phased parking relocations.
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