Just a couple of hours after a rally of more than 60 people came to Town Hall to push for approval of a dog park, the Town Council approved the creation of a dog park on property adjacent to the Animal Control facility on Beacon Point Road subject to rules, regulations and legal language to be determined.

The vote at the April 14 monthly council meeting to approve creation of a dog park was eight in favor and two opposed. The two opposition votes, by Council Chairman Joe Kubic and Ordinance Committee Chairman Ken Poisson, were because the dog park plan has not proceeded through the normal process of committees, commissions and the town attorney’s office. Rules and regulations for the park have not been set, and costs for operating and maintaining the park are not known by the council.

“I don’t think what has been presented is enough,” said Kubic. “It needs to be vetted more. Voting for it is irresponsible.”

Before his own no vote, Poisson said, “There are a lot of things missing.”
Kubic and Poisson expressed no opposition to the concept of having a dog park.

After years of talking about possibly establishing a town dog park and having a group of volunteers raising money for such a park, there was some urgency for the town to act, because the Stratford Dog Park Association was at risk of losing a $5,000 grant from Petco if a firm plan for constructing a park was not set by the end of this month.

Discussion of the motion to create a dog park at the Beacon Point property was largely favorable from the council until Poisson and Kubic spoke up with dismay that they were being asked to approve a plan with so many unanswered questions. Tensions rose as the chairman not only expressed how he might vote, but implied that he would accept support from other members to hold off on a vote until the plan was more completely vetted.

(See related story on dog park rally and the mayor’s announcement that land for the park was selected.)

Councilman Craig Budnick, who read the dog park approval motion for consideration, referred to his colleague Poisson with an expletive as Poisson objected to allowing the leaders of the Stratford Dog Park Association to speak in reply to a question from the council, because they are not Stratford residents. Budnick used the pejorative term quietly, almost under his breath, but it was audible to those who were listening carefully. The unrest between the two continued into a post-meeting period, with Budnick eventually apologizing to Poisson.

Mayor John Harkins, who is not a regular voting member of the council and who normally attends council meetings without injecting himself into discussions on formal motions of the council, spoke up on the dog park motion, as he may have sensed the vote was on its way to being postponed.

Harkins recommended that the council approve the motion to create a dog park subject to rules and regulations being established by the town attorney’s office.

Majority Leader Jim Connor spoke up a couple of times, effectively interrupting the chairman’s comments, and implored Kubic to close discussion and bring the matter to a vote.

Kubic called the vote, voted against the motion, and said, “It’ll come back,” meaning that the issue will come back to the council for approval after rules, regulations, costs, and other questions are resolved.

Dog park organizers said that they believe they got enough from the council last night to convince Petco not to rescind the $5,000 grant.

One of the speakers at the Town Council public forum that precedes each monthly council meeting, Kristen Cruz, said that a “dog park will bring community to our town, with education and fun that is free and accessible.”

This land adjacent to the Animal Control facility on Beacon Point Road is the approximate location that Mayor John Harkins has designated for a new town dog park. Paula Lockshier photo.

The Town Council, with the support of Mayor John Harkins, unanimously rejected the Board of Education’s recommendation to build a new high school on Longbrook Park property.

The 10-to-0 vote was made at the beginning of the April 14 monthly council meeting in response to a special resolution saying that building a school at Longbrook “would not be in the best interest” of Stratford.

The Board of Education made its recommendation last Friday, April 11, at a short-notice, special meeting of the Board of Education at which parents were decrying the plan to take parkland for a new school, and an estimated 100 residents went to Longbrook Park on Sunday, April 13, to protest the Board of Ed’s recommendation. Councilmen and various town officials met with the residents at Longbrook to tell them they would vote down the idea of a school there. No Board of Education members attended the protest.

Harkins told The Star on Monday, April 14, before the council meeting that he did not support a school at Longbrook, and “I will be opposing it.”

He said, “There are a lot of unanswered questions,” there could be restrictions on the land and there are a lot of neighbors to consider. The Board of Education’s action on Longbrook Park was hasty and rushed, Harkins said. “It was poorly handled.”

The mayor declared the matter “dead on arrival.” Five hours after that statement, the council voted it down.

Responsibility for school building issues in Stratford is split — the BOE determines its needs, preferences and educational specifications required, but the town of Stratford owns the properties, has final approval authority, and manages construction and renovation projects.

Town Council chairman Joe Kubic told The Star after the vote that the Board of Education’s recommendation of Longbrook Park for a new school was “not a responsible act for elected officials.”

Theresa Sheehy, elected to the Board of Education in November, was the only member of the board to be with the public at the Town Council’s public forum Monday night. Kubic put the crowd of residents at ease when he told them before the public forum that a new school at Longbrook Park was “not something that [the council] would ever approve.”

“Both votes are correct,” Sheehy told The Star, meaning that she felt the Board of Education was right to push for the best school facility it had to choose from, and that the council was right to stand up for the taxpayers who appeared strongly opposed to the Longbrook Park location.

What BOE was thinking
After hearing of the council’s rejection of the Bord of Education’s recommendation of Longbrook Park, Superintendent of Schools Dr. Janet Robinson that the Board of Education’s purpose with its vote was to start the process of reviewing a plan for a new high school at Longbrook, and that she expected public hearings would follow. She concedes she is still “unsure of the process” for school building construction projects in the town of Stratford, having joined the district last July.

The board’s intent was to say, “This would meet the educational needs,” and then put it out for discussion, Robinson said.

Board of Education Chairman Andrea Veilleux was not available to comment after the council vote, but at press time she and BOE vice chairman Bob Chaloux submitted a letter to the editor (see page 4, this edition) explaining their action. In short, Veilleux and Chaloux say that time was of the essence because of an impending June 30 deadline for state grant money, and the town gave BOE only two options — renovate the existing Stratford High or build new at Longbrook Park. The BOE voted for what Veilleux and Chaloux say is “best for our students’ education.”

The BOE recommendation “was more about new construction” being preferred over renovation than it was about the location of Longbrook Park, Robinson said. “I was surprised [the Longbrook Park] location was brought to the board,” said Robinson.

Councilman Jim Connor said during the his group’s meeting that he saw “no intent for wrongdoing,” but that “the cart got before the horse.”

Why the rush
The council action on Monday, which was not on its meeting agenda, came to the forefront after the special meeting last Friday of the Board of Education, which was called with just two days’ notice. The panel voted four-to-two in favor of building a new high school on 30 acres of Longbrook Park, rather than continuing with renovation plans that have been in the works for more than three years.

The motion that passed was to move the recommendation of new construction to the Town Council’s Building Needs Committee for further consideration.

The special BOE meeting with little prior public discussion was advisable, according to Board of Education Chief Operating Officer Clarence Zachery, because decisions had to be made before the end of June. He explained that the state grant money that was obtained for a Stratford High renovation plan, which has been in various stages of planning for about three years, was contingent upon construction beginning by June 2014. Because that is not feasible at this point, Zachery said, the town would need to apply for an extension by June 30 in order not to lose that grant money. First, then, the town had to decide between the renovation plan and a build-new plan.

Additionally, according to Board of Education member Jancee Pust-Marcone, for the town to apply for state grants for a new school building, applications need to be in by June 30 in order to make this year’s legislative calendar.

About a dozen parents who live adjacent to the park attended, some with young children, and voiced opposition to the plan and dismay at the short notice given and the lack of public discussion on the matter of taking open park space away from their neighborhood.

Longbrook Park was never raised as a viable site at a regular meeting of the Board of Education, but it was raised at two meetings of the BOE’s Plant and Planning Committee, which are posted in Town Hall and online. The most recent Plant and Planning Committee meeting was April 7.

A feasibility study for a high school at Longbrook Park was not immediately available.

Resident Michael Elio said at Friday’s BOE meeting that he felt the town was trying to sneak through a plan without due process.

Other neighbors complained about potentially losing open space and about traffic congestion, decreased home values, and losing a “quaint” neighborhood.
Resident Sarah Barnes, baby in hand, told The Star she bought her house two years ago because of the adjacency of the park, and now will move away, “absolutely.”

“I am heartbroken,” Barnes said.

Voting in favor of building at Longbrook were Chairwoman Andrea Veilleux, Robert Chaloux, who attended the meeting via telephone, Theresa Sheehy, and Jancee Pust-Marcone.

Voting against the motion were Christian Barnaby and Len Petruccelli.
Said Republican Town Committee Chairman Lou DeCilio, “Stratford is not blessed with a lot of open space. You can’t just look at things from a numbers perspective. You have to take into account people.” He said people’s biggest investment, their house, would decrease in value if a high school were build across the street.

Zoning Commission Chairman David Fuller, far left, and Town Council Majority Leader Jim Connor, far right, along with other townspeople at Longbrook Park in Sunday, April 13, listen to Councilman Craig Budnick speak to residents about the Board of Education’s vote in favor of building a new high school at that location. The next day the Town Council unanimously rejected the recommendation of a school there, killing the idea. Roger Salls photo.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

95 3rd Ave, First Connecticut Capital to Marlene Firlotte, $440,000.

115 6th Ave, Patricia A. Mcgrath to William F. and Cathleen Teskey, $175,000.

115 Auburn St, Henry Alice R Est and Patrick K. Henry to Jonathan S. Deida, $177,500.

89 Canaan Ct Unit 27, Emira Kraja to Elizbieta Twardowska, $49,800.

165 Carol Rd, Devlin Yvonne C Est and Katrina K. Camera to Your Mansion RE LLC, $115,000.

297 Cedar Knoll Dr, Cawthra Betty O Est and Barbara L. Debiase to Kalcar Corp, $180,500.

106 Edgewood St, Annette M. Attianese to Michael Torres-Delgado, $145,000.

Franklin Ave Lot 95, Hajtol Susan Est and Carol Brochu to Marcus Rocha-Dejesus, $196,000.

Franklin Ave Lot 96, Hajtol Susan Est and Carol Brochu to Marcus Rocha-Dejesus, $196,000.

290 Franklin Ave, 290 Franklin Avenue Dev to Michelle Smith, $280,000.

36 Garden St, William J. and Geraldine Tanner to Matthew Wingert and Peter Donato, $214,000.

235 Henry Ave Unit 12e, Sack Andrew J Est and Nancy E. Davison to Licari Properties LLC, $75,000.

36 Larkin Ct, US Bank NA to Pans Realty Of Shelton, $60,000.

593-a Oronoque Village Condo, Joan M. Evans and Patricia A. Martin to Jason Wojnarowski, $163,000.

90 Reut Dr, Wells Fargo Bank NA Tr to Your Mansion RE LLC, $157,000.

81 Seminole Ln Unit A, FNMA to Marlitz LLC, $12,856.

62 Stagg St, Thomas Kryzanski to Heated Design LLC, $210,000.

Washington Pkwy, Miller Helen Est and William R. Miller to Robert Wiltsie, $187,000.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

44 Allyndale Dr, Paul J. and Patricia M. Bodnar to L C. Calzetta-Patrovic, $223,000.

36 Arthurs Ct, Margaret C. Doyle to Jack S. and Kelly D. Wallace, $360,000.

2 Birch Dr, FNMA to Nilo Chacha and Diana Riera, $62,200.

1700 Broadbridge Ave Unit A35, Margaret Hunyadi to Jerome and Timothy Donaher, $55,500.

1877 Broadbridge Ave, Genesis and Marcelo Ortiz to Adolfo Nunez, $203,000.

40 California St Unit B3, Sonia T. Camacho to June M. Comcowich and Cynthia Sparks, $60,000.

53 Canaan Rd, Gauthier William A Est and James W. Gauthier to Magda Lekarczyk, $20,000.

434 Columbus Ave, Earl Brooks to Guiying Zheng and Ming Tong, $31,300.

434 Columbus Ave, Atkinson Ada L Est and Fredenia Breooks to Guiying Zheng and Ming Tong, $93,900.

436 Columbus Ave, Atkinson Ada L Est and Fredenia Breooks to Guiying Zheng and Ming Tong, $93,900.

1460 Elm St Unit 320, Paul J. Sucec to John F. and Lynn T. Scott, $150,000.

55 Fallon Dr, Nilza Mandry to Robin Schilb, $169,900.

65 Glenfield Ave, Louise Gray to Catherine V. Rivera, $147,250.

86 Henry Ave, Bank Of New York Mellon to Spaz Property LLC, $99,900.

235 Henry Ave Unit 12n, Charles Schemera to Licari Properties LLC, $65,000.

145 Reed St, Daniel K. Jopp to Brett and Sarah A. Yeater, $365,000.

226 South Trl Unit B, John Wojnarowski to Claudia Holzemer, $291,500.

125 Terrill Rd, Julie A. Velez to Genesis Ortiz, $253,500.

125 Warner Hill Rd Unit 35, Jamie Malloy to Colleen Gaffney, $125,000.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

55 Fallon Dr, Nilza Mandry to Robin Schilb, $169,900.

65 Glenfield Ave, Louise Gray to Catherine V. Rivera, $147,250.

86 Henry Ave, Bank Of New York Mellon to Spaz Property LLC, $99,900.

235 Henry Ave Unit 12n, Charles Schemera to Licari Properties LLC, $65,000.

145 Reed St, Daniel K. Jopp to Brett and Sarah A. Yeater, $365,000.

226 South Trl Unit B, John Wojnarowski to Claudia Holzemer, $291,500.

125 Terrill Rd, Julie A. Velez to Genesis Ortiz, $253,500.

125 Warner Hill Rd Unit 35, Jamie Malloy to Colleen Gaffney, $125,000.

414 Blackhawk Ln Unit B, Vladimir V. Papov to Mary E. Kinsella, $175,000.

3340 Broadbridge Ave, FHLM to Cornerstone Home Svcs, $105,000.

396 Burritt Ave, Frank R. and Patricia A. Riera to Galt Holdings LLC, $83,500.

150 Chelsea St, Mary A. Turro to John J. Forth, $168,000.

116 Ferndale Ave, Altieri Ethel K Est and Diana Zdru to Peter N. and Sarah E. Rodrigues, $169,000.

103 Fiddler Green Rd Unit B, Frank T. and Annmarie R. Ballaro to Gregory and Kristina Romer, $204,000.

60 Hancock St, David Donato to Tania I. Dejesus, $161,900.

65 Housatonic Ave, Gregory J. Raucci to Douglas M. Fogg, $225,000.

391 Huntington Rd, Kalcar Corp to Donald Beatrice, $300,000.

1185 James Farm Rd, Mark and Irene Smaga to Eric and Sharena Rankin, $345,000.

1680 Main St, Alan M. Busek to Erena J. Fitzgerald, $283,490.

70 Nemergut Dr, Kelly Theodore H Est and Patricia P. Alfano to Bank Of America NA, $248,373.

68 Orchard St, US Commercial Finance LLC to Claudia Arenas-Vega and Cristina Jorquera, $220,000.

500 Prospect Dr, Devitt Marjorie M Est and James Sullivan to Old Bishop Development, $135,000.

531 Sedgewick Ave, Carolan Bridget Est and Eileen M. Kabel to Marco Lopez, $132,000.

35 Shaw St, Ferris George Est and Samuel M. Rizzitelli to Vasile W. Corjuc, $46,000.

N/a, Lawrence A. Wells to Elizabeth Ulreich-Moran, $310,000.

Legislation that will create a special tax distract to enhance the proposed redevelopment of the Stratford Army Engine Plant has been passed by both the State House of Representatives and the State Senate. The bill is expected to be signed by Governor Dannel Malloy and would become effective July 1.

Mayor John Harkins thanked the entire Stratford state legislative delegation for their efforts in getting this key piece of legislation through the General Assembly, which will now become a springboard to one of the largest economic development initiatives in the history of Stratford.

“The creation of this new tax district is another milestone on the way to this critical and exciting redevelopment project in Stratford,” said Mayor Harkins.

“I’d like to personally thank state Rep. Laura Hoydick, state Rep. Larry Miller, state Rep. Terry Backer, state Sen. Kevin Kelly and state Sen. Andres Ayala for all of their efforts and support in shepherding this initiative through the legislative process.”

Under the new legislation, the district would essentially be allowed to levy taxes and issue bonds in an effort to help finance a successful redevelopment project, specifically items such as road construction, sewage systems, environmental remediation and other infrastructure necessary improvements.

Developer Point Stratford Renewal (PSR) agreed to terms with the Army on a purchase and sale agreement for the vacant 77-acre Stratford Army Engine Plant property last October. The developers will be pursuing a mixed-use redevelopment of the site, bringing with it jobs and significant economic activity. All development on the site will be subject to the town’s land use processes.

PSR is a collaboration of three Connecticut companies: Loureiro Properties LLC, Development Resources LLC and Sedgwick Partners LLC, each of which brings extensive experience and expertise in the redevelopment, remediation and financing of innovative and adaptive reuse projects.

Stratford Army Engine Plant. Courtesy Point Stratford Renewal.

Unit sales and average prices of single family homes sold in Stratford in the first four months of 2014 are flat compared to the same period of 2013.

Homes are selling in an average of 135 days this year, which is 10 days faster than last year.

Condominium sales in Stratford have increased 37% in the January through April period, but the average price of sold condos decreased 3.6%.

Condos are selling in an average 141 days this year, which is 38 days faster than last year.

These results, reported by Greater Fairfield County Consolidated MLS Inc. for The Star, are in the wake of robust sales in 2013 when homes sales increased 18% in units and 8% in average price, and when condo sales were up 15% in units and 12% in price.

Details
According to the exclusive report there were 120 sales of single family home sales in the January through April 2014 period compared to 121 sales last year.

The average price this year was $214,158, and last year it was $213,710.

For condominiums, there were 48 units sold in the first four months of 2014, while there were 35 in the same period last year.

This year the average price was $151,272. Last year, January through April, the average price was $157,000.

Inventory
This year at the end of April there were 318 single family homes on the market; last year there were 266 on the market on April 30.

The inventory of condos on the market at the end of April was 94 units this year and 102 last year.

This home was not on the market, but it is picturesque in early May in north Stratford. Greg Reilly photo.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

246 Clover St, USA HUD to Jamile Saunders, $144,330.

52 Cupheag Cres, Bank Of America NA to Ewa Perkowska and Norbert Mazerski, $32,900.

104 Euerle St, Keith R. Rich and Sara E. Hidalgo to Carlos A. Jiminez, $135,000.

1 Pauline St, Russell Barton and Susan Stone to Laura Vanriper, $1,500,000.

54 Sheppard St, FNMA to Zachary and Daniel Chantlos, $115,525.

150 Topaz Pl, Nicholas M. Krupansky to Mark J. and Alexandra Davis, $246,000.

192 Weber St, Gulash Susan Est and Helen Grosso to David Reyes, $28,245.

In a collaborative effort to redevelop and put tax delinquent properties back on the rolls, town officials are working on the next step in rehabilitating designated brownfield properties. After receiving two $400,000 assessment grants — one in 2011 and another in 2013 — Stratford Conservation Administrator Brian Carey has been overseeing the assessment of brownfield properties throughout the town. “These are severely underutilized properties creating hardship for residents,” said Carey, emphasizing the strain these properties place on the community both environmentally and financially.

As defined in the Connecticut General Statutes, a brownfield is “any abandoned or underutilized site where redevelopment, reuse or expansion has not occurred due to the presence or potential presence of pollution in the buildings, soil or groundwater that requires investigation or remediation before or in conjunction with the restoration, redevelopment, reuse and expansion of the property.”

The town currently owns three designated brownfield properties: Contract Plating at 540 Longbrook Avenue, Mercer Fuel at 2350 Stratford Avenue and Peasley Products at 993 Honeyspot Road, with an estimated 80 more properties targeted for remediation and redevelopment.

Last week the Town Council approved a budget that includes revenue of $4.6 million expected from the sale of foreclosed brownfields sites.

In the coming months, the town expects to foreclose on several other properties that have been markedly tax delinquent, some for as long as 15 years. Brian Carey said that he does not want to see properties foreclosed on unnecessarily, but noted that these sites are severely delinquent and constitute a burden to the community environmentally. “Every site is different and requires its own Remedial Action Plan based on future end use for the property,” said Carey, regarding how contaminants and hazardous materials will be disposed.

Assess before marketing
Assessment of brownfield sites is completed in three phases. Phase I: preliminary survey of site and general fact-finding; Phase II: determining the presence or absence of specific contaminants through soil and ground water testing, and exactly how far the pollutants have spread; and Phase III: preparing a Remedial Action Plan (RAP), including options for cleanup and cost estimates.

Mercer Fuel, for example, has been vacant since the early 1980s. A former coal facility, the town has completed its assessments and removed three 30,000-gallon oil tanks. It is hoping to begin demolition this summer. “I hope the public will see the progress being made,” Carey said. “This is about developing properties that move the community forward. It is a keystone project,” he said.
While the assessment grants have helped get these projects off the ground, they are limited in their use. “The only problem is that we have to be strategic about how we spend this money,” said Carey, pointing out that the grant money is earmarked. “Two hundred thousand dollars is for petroleum assessment only, leaving only $200,000 for other hazardous waste assessment.”

Carey stressed the importance of needing full access to the ground underneath the buildings to complete the contaminant assessments. For Contract Plating, “We will finish the assessment of the whole property after the demolition has been completed,” he said. “The main contaminants at this site are chromium, cadmium, and some PCBs,” adding that he believes water contamination will not be a concern as it uses city water, not well water. He said the pollution levels vary, but he believes that the majority of contamination exists two feet below the surface, which is why wood waste company Good Earth is allowed to lease the property currently. “You can have air pollution from soil vapor, but that is not an issue in these areas,” he said, “That is more of a problem on Raymark properties and Superfund sites in general, which this is not.”

Carey says he is waiting on a draft copy of the Phase III Environmental Site Assessment on Peasley Products, the third town-owned property. “Further investigation will likely be required based on the most recent investigation before a remedial action plan can be developed. There are PCBs in the soils that require further assessment.”

Preparing for market
Carey says he is anxious to get these properties shovel-ready for developers, so that they are easier to market. That requires demolition, which in turn requires significant funding. He estimates the cost of demolishing the building at Contract Plating at $800,000 to $1 million, and he hopes to begin the bidding process for demolition this summer if the money can be secured. He says the town is seeking additional funding through the Environmental Protection Agency (EPA), the Department of Economic and Community Development (DECD), and the Department of Housing and Urban Development (HUD).All three agencies have specific brownfield financing available to aid in the process at various stages.

The town’s cost of remediation will be determined by whether the town or a developer handles the actual cleanup and disposal of the contaminants, which are unique to each property. “The only bad thing is that grants for remediation are relatively small, which is why we want to get developers involved in the process.” Carey says that while the town is continuously seeking new grant opportunities for remediation, he hopes to also attract developers who will assume liability for the cleanup after purchasing the property at a low price.
Stratford Director of Economic Development Karen Kaiser agrees. “Because the town is handling the assessment phases of these properties, we are taking care of a lot of the work ahead of time,” making it easier for development to begin.

Brownfields are not Superfund sites
Carey emphasized, “The most important thing that people need to understand is that these brownfields are not Superfund sites. They are totally different types of federal designations,” he said. While Superfund sites, such as Raymark, are completely EPA-run and operated, brownfields are locally controlled and remediated, allowing for more flexibility while maintaining EPA oversight. “This makes the process so much more efficient and allows us to take care of expenses immediately,” he said, clarifying that, even in the hands of private companies, remediation will be consistent with the regulatory standards, and those standards must be met.

Each site will also be assigned a case manager from DEEP.
Brownfield sites do not fall under the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) which, according to the town, “ensures the party who created the environmental contamination pays for the cleanup.” Carey explained that much of this pollution occurred around or before the 1980s. Many of those companies are currently destitute or are limited liability corporations.

Raymark properties do fall under CERCLA, however, and therefore are not classified as brownfield.

A great example
According to Carey, Two Roads Brewery stands as the premier example of how a business can successfully utilize a brownfield property. The company, operating since 2012, secured a DECD brownfield grant initially and went on to redevelop the property, pouring its own resources into the site. He would like to see other businesses follow suit, filling voids that exist in the community and cleaning up the manmade pollution in the process.

The town plans to finish assessment of this 540 Longbrook Ave. brownfield property after the buildings are demolished and then market the land for sale.

Updated May 21. Unit sales and average prices of single-family homes sold in Stratford during the first four months of 2014 are flat compared to the same period of 2013.

There were 120 sales of single-family home sales in the January through April 2014 period compared to 121 sales last year.

The average price this year was $214,158, and last year it was $213,710.
Homes are selling in an average of 135 days this year, which is 10 days faster than last year.

The number of homes on the market is higher this year at the end of April. There were 318 single-family homes on the market on April 30; last year there were 266 on the market on April 30.

These results, reported by Greater Fairfield County Consolidated MLS Inc. for The Star, are in the wake of robust sales in 2013 when home sales increased 18% in units and 8% in average price.

Jerry Ward, of William Pitt Sotheby’s International Realty on Main Street, believes that the snow and “awful weather” during the early spring were factors in the lackluster sales results. In those conditions, Ward said it is not unusual for sellers to take a little less money in a sale.

He said also that some people whose mortgages are larger than the value of the home held off on marketing their homes as they waited to see if the U.S. Congress would tax any forgiven debt as income. Congress had not acted on that question as of mid-May.

Generally speaking, Ward said that Stratford’s market reflects what occurred in the surrounding towns of Milford, Monroe, Trumbull and Shelton during the first four months of 2014.

Ward said that unit sales and prices were up in the Greenwich, Darien, Norwalk areas, as that part of the county gets the first benefit from a very tight market in New York City. Increased sales from New York City work west to east, Ward said.

Condo sales up at low end
The CMLS report shows condominium sales in Stratford increasing 37% between January and April, from 35 to 48 units, but the average price of condos decreased 3.6%, to $151,000.

The price range with the biggest jump in unit sales is the low end, under $100,000. Seventeen units sold in this range during the first four months of this year compared to six units last year. This would be a factor in a declining average sale price.

Condos are selling in an average 141 days this year, which is 38 days faster than last year.

The inventory of condos is declining. In April 2014 there were 94 units for sale; at the end of April 2013 there were 102 units for sale.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

246 Clover St, USA HUD to Jamile Saunders, $144,330.

52 Cupheag Cres, Bank Of America NA to Ewa Perkowska and Norbert Mazerski, $32,900.

104 Euerle St, Keith R. Rich and Sara E. Hidalgo to Carlos A. Jiminez, $135,000.

1 Pauline St, Russell Barton and Susan Stone to Laura Vanriper, $1,500,000.

54 Sheppard St, FNMA to Zachary and Daniel Chantlos, $115,525.

150 Topaz Pl, Nicholas M. Krupansky to Mark J. and Alexandra Davis, $246,000.

192 Weber St, Gulash Susan Est and Helen Grosso to David Reyes, $28,245.

34 Hawley Glen, Christopher C. Lazar to Victoria Monks, $168,000.

402 Hickory Woods, Carolyn and Carole J. Deluca to Lorraine K. Riccio, $245,000.

40 Masna Pl, Rod Harmon to Abigail Alvarez-Quiles and Nathaniel Quiles, $308,000.

255 Nemergut Dr, Rebecca L. Thorpe to Deborah Smith, $270,000.

59 Quail St, Lillian Nieves to Edwin and Eisabell Garcia, $211,000.

90 Ryan Ave, Bank Of America NA to Ethel Hall, $76,760.

1461 South Ave, Julio Diaz to Andres and Sindy Jimenez, $125,000.

344 Windsor Ave, Paul Ortiz to Thomas and Maureen Brown, $295,000.

246 Clover St, USA HUD to Jamile Saunders, $144,330.

52 Cupheag Cres, Bank Of America NA to Ewa Perkowska and Norbert Mazerski, $32,900.

104 Euerle St, Keith R. Rich and Sara E. Hidalgo to Carlos A. Jiminez, $135,000.

1 Pauline St, Russell Barton and Susan Stone to Laura Vanriper, $1,500,000.

54 Sheppard St, FNMA to Zachary and Daniel Chantlos, $115,525.

150 Topaz Pl, Nicholas M. Krupansky to Mark J. and Alexandra Davis, $246,000.

192 Weber St, Gulash Susan Est and Helen Grosso to David Reyes, $28,245.

34 Hawley Glen, Christopher C. Lazar to Victoria Monks, $168,000.

402 Hickory Woods, Carolyn and Carole J. Deluca to Lorraine K. Riccio, $245,000.

40 Masna Pl, Rod Harmon to Abigail Alvarez-Quiles and Nathaniel Quiles, $308,000.

255 Nemergut Dr, Rebecca L. Thorpe to Deborah Smith, $270,000.

59 Quail St, Lillian Nieves to Edwin and Eisabell Garcia, $211,000.

90 Ryan Ave, Bank Of America NA to Ethel Hall, $76,760.

1461 South Ave, Julio Diaz to Andres and Sindy Jimenez, $125,000.

344 Windsor Ave, Paul Ortiz to Thomas and Maureen Brown, $295,000.

The U.S. Environmental Protection Agency (EPA) announced on May 28 that the Town of Stratford has been awarded a $200,000 Brownfields grant for removal and clean-up at the Mercer Fuel towers site on Stratford Avenue.

Stratford was just one of six Connecticut municipalities awarded clean-up funds in this latest round of Brownfields grants.

Mayor John Harkins thanked the EPA and those involved in securing the funding, which will help create another site for economic development in Stratford.

“My administration has been focused on and actively seeking funding to cleanup and redevelop contaminated properties to help grow our grand list and ease the burden on property taxpayers,” said Harkins. “This latest commitment of funding from the EPA is a product of hard work and diligence by many people in many departments. I look forward to receiving the grant funding and to making this property productive once again for our local economy.”

According to the EPA, there are an estimated 450,000 abandoned and contaminated sites in the United States. EPA’s preliminary research has shown that redeveloping brownfield sites results in an efficient reuse of existing infrastructure and decreasing instances of storm-water runoff.

Stratford Town Hall

The dogs of Stratford have long dreamed of a wide-open off leash park space to call their own. With the recent progress made by the Stratford Dog Park Action Committee, the Stratford Town Council and the mayor’s office that dream is now closer than ever to becoming a reality.

In an effort to secure additional funding, above what they have currently raised through grants and donations, the SDPAC has entered the fourth annual Bark for Your Park contest sponsored by PetSafe, a pet behavior and lifestyle solutions company.

One city will be awarded $100,000 to build a local dog park and four other pet passionate finalists will also receive $25,000 each.

“The town has finally set a location, and we are overjoyed,” said Carissa DeBernardo, president of the SDPAC, “but our work is not over as the park’s construction and all ongoing maintenance costs will be funded through community donations.”

Now that Stratford has been nominated, and leaders have designated a place for the dog park adjacent to the town’s animal control facility, members of the community are being asked to vote for Stratford.

Citizens are asked to vote every day to help Stratford move forward in the contest. Supporters can vote two times per day through June 7, once on www.petsafe.net/barkforyourpark and once on the PetSafe facebook page.

The 15 finalists will be announced on June 13, when they will be asked to produce a video and continue barking for their park. The finalist city with the most votes will receive $100,000 to build a PetSafe dog park. Three runner-ups and the city with the highest percentage of votes to its population will each receive $25,000. Winners will be announced on Aug. 7.

For more information a visit www.dogparkstratford.com

The town of Stratford has designated this area near the Animal Control Facility for a dog park. Plans are being finalized.

UPDATED June 3 9:45 a.m.- With six out of ten members present, the Stratford Water Pollution Control Authority approved a 6.5% increase in user fees for the fiscal year 2015, which begins July 1, at a special meeting on June 2.

The sewer fee for Stratford residences was increased $25 per year, from $375 to $400, and the fee for commercial accounts was increased by 30-cents per unit, going from $4.37 to $4.67.

Mayor John Harkins had proposed a 13% increase in sewer fees — to $425 for residences and $4.95 for businesses. Revenue from those fees would have established a balanced budget, according to Stratford Chief Administrative Officer Steven Nocera during the meeting.

Stratford Chief Administrative Officer Steven Nocera, standing, listens to WPCA member Stephanie Philips, partially obscured in white, ask questions before voting to increase the sewer fee. WPCA members Jim Connor, in dark suit, and Jason Santi were also at the table. Greg Reilly photo.

With the 6.5% increase in sewer fees the WPCA will be expected to take about $525,000 from the its $5.2 million cash reserve account, unless expense savings can be found in the WPCA budget, Nocera said.

If there were no fee increase this year Nocera said that the WPCA would have been expected to take $1.1 million from its cash reserves if the expense budget remained the same.

The WPCA is comprised of the 10 individuals elected to the Town Council. Absent from Tuesday’s meeting on the sewer fee vote were Craig Budnick (R-7), Matthew Catalano (R-2), Paul Hoydick (R-10), and WPCA Chairman Peter Massey (R-1).

During discussion of the possible sewer fees Nocera and Stratford Director of Finance Susan Collier brought up the possibility of the town selling to the WPCA the land on which the Water Pollution Control facilities sit. The town is committed to raising $4.5 million in general fund revenue from the sale of properties during fiscal year 2015 to pay for expenses in the expense budget.

WPCA member and Town Council Chairman Joe Kubic said after the meeting that he expects that the town will sell its nine acres of land to the WPCA, which is legally a separate entity from the town, and that such a sale would be part of a plan to eventually sell have the WPCA break away from the town and become part of a new regional water authority.

Also after last night’s WPCA fee increase meeting, WPCA member and Councilwoman Stephanie Philips told a group that lingered that she has heard that a possible new regional water authority would consist of Stratford, Trumbull and Monroe.

Part of the Stratford Water Pollution Control facility on Beacon Point Road. Greg Reilly photo.

Nocera’s and Collier’s brought attention to the fact that dipping into the WPCA cash reserve account to cover annual operational expenses would affect the amount of cash that WPCA would have available to buy the land from the town, if it decided to do so. The nine acres of WPCA land has been assessed at $5.6 million, according to Mayor Harkins’ office, which gives it an estimated market value of $8 million.

Shortly after the Town Council approved the 2015 municipal budget that includes generating $4.5 million in revenue from the sale of town property, Council Majority Leader Jim Connor said that if that revenue was not raised that way there was a plan to use cash reserve funds from the Water Pollution Control Authority to “fill the hole” in the budget.

After that statement Town Attorney Tim Bishop pointed out that the WPCA, a separate entity from the town, using its cash to pay for town general operating expenses would be prohibited by law.

Now it is expected that the money to cover the $4.5 million budgeted revenue still will ultimately come from WPCA, but only after it pays the town to buy the land on which the WPC facilities sit.

The sale of that property to the WPCA has been mentioned as a possibility by Mayor John Harkins’ office. WPCA member and Town Council Chairman Joe Kubic (R-9) said on Monday that he fully expects that sale to take place.

Joe Kubic, WPCA member and Town Council chairman, listens to talk about the effect of raising sewer fees during the WPCA meeting June 2. Greg Reilly photo.

It is just a matter of making sure the sale is at the right price, Kubic said.

Councilwoman and WPCA member Stephanie Philips (D-3) said Monday that she does not think there are more than three votes now on the WPCA in favor of buying the land from the town.

On the $4.5-million revenue question Chief of Staff Marc Dillon said that the plan for that revenue remains the same — raising it through the sale of town-owned properties, and the WPCA land is one of the pieces that possibly would be sold.
If the revenue is not raised from property sales, “Obviously we would come up with a Plan B,” Dillon said.

Councilmen and WPCA members are the same
The Town Council would be responsible to approve the sale of town property, and the WPCA would be responsible to approve the purchase of the property. Because the WPCA is comprised of the very same 10 people who make up the Town Council, it appears that the councilmen will be negotiating with themselves on any possible WPCA deal.

Currently the town’s chief administrative officer, Steve Nocera, is working on a possible WPCA deal, on behalf of Mayor John Harkins, and presumably Nocera would remain involved in the negotiations.

The following property transfers are copyrighted material previously published in the Commercial Record, a weekly trade paper. It is reprinted with permission from the publisher, The Warren Group, thewarrengroup.com.

32 Bodine Ct, Ronald G. Traverse to Alan Munden, $24,000.

1700 Broadbridge Ave Unit A17, David E. Krajcik and Janice D. Zuscin to John T. Lampart, $53,000.

1700 Broadbridge Ave Unit A38, Otero Wanda F Est and Raisa I. Williamson to Richard Sutherland, $112,500.

400 Burritt Ave, Enoc Blanco to Mai T. Tran and Tam T. Nguyen, $173,500.

1030 Cutspring Rd, James J. Gresko to Sonia I. Rodriguez, $270,000.

1460 Elm St Unit 118, KRZ Remodeling LLC to Beverly Collins, $199,888.

235 Henry Ave Unit 22h, Carrie A. Pfister to Pawel and Ewa K. Kmiecik, $78,000.

50 High Park Ave, FNMA to Dina G. and Iosif Corjuc, $114,000.

243 King St, Grace C. White to Mirtha Paris, $105,000.

195 Lincoln St, Gelormine William R Est and Christopher T. Goulden to Gianluca and Carey J. Biondi, $185,000.

40 Macs Harbor Ct, Widmann Anthony Est and Thomas Kinney to Nanette Brown and Dyllian Gonzalez, $435,000.

3044 Main St, 500 North Avenue LLC to Long Brook Station LLC, $10,000.

3044 Main St, 500 North Avenue LLC to Long Brook Station LLC, $10,000.

7294 Main St, Arista Stratford LLC to Parkway Plaza Inc, $2,175,000.

65 Monroe St, US Bank NA Tr to Steven Mason, $72,600.

65 Monroe St, US Bank NA Tr to Steven Mason, $72,600.

90 Orchard Hill Dr, Marybeth Miller to Melvin A. Barrios and Mayra Concha-Barrios, $180,000.

95 Red Bird Dr, Sell Fast Home Buyers LLC to Shalynn M. Swinton, $243,900.

179 Sedgewick Ave, Ashley M. Taylor to Abdul Baxter and Danielle Carrington, $120,000.

350 Thompson St, US Bank NA Tr to Thanhlan and Xuanvy Pham, $142,000.

770 Woodend Rd, Ogallagher James F Est and Lee A. Popoli to 770 Woodend Rd LLC, $440,000.

291 Woodstock Ave, John D. Calhoun to Jason J. Benisch, $260,000.

Stratford received $200,000 from the U.S. Environmental Protection last week to help clean up the contaminated Mercer Coal towers property on Stratford Avenue, which is owned by the town. With an assessment already under way there, and clean-up grant money secured, the town will now be able to remove the towers and make the property more marketable. The town’s goal is to turn contaminated properties, known as brownfields, back into tax-generating developments.

In addition to the EPA grant to remediate Mercer towers, which essentially means to remedy deficiencies or mistakes by ways that could include removing contaminants, the Greater Bridgeport Regional Council also received $900,000 from the EPA recently specifically for the purpose of remediating brownfield properties, and some of those funds are intended for Stratford.

It is not yet clear how much of that money will be allocated here, but Stratford Director of Economic Development Karen Kaiser welcomed the news: “The timing is perfect. The town is also foreclosing on the corner property by Mercer Fuel,” helping to assemble contiguous properties for marketing and resale.

Redevelopment agency
Kaiser’s office has been working closely with the Stratford Redevelopment Agency (RDA) to market various brownfield properties around town. When Mayor John Harkins formed the RDA in late 2012, the goal, according to RDA Chairman Thomas Malloy, was to bring tax-delinquent properties of all kinds, including brownfields, back onto the rolls.

Emphasizing that the RDA works alongside other departments, Malloy stated, “The RDA is not a unilateral authority and we present our findings and recommendations to the Town Council for ultimate approval.”

Malloy said that the town received another grant in mid-May — approximately $145,000 from the annual Federal Community Development Block Grant (CDBG) — aimed at general improvements of properties throughout cities and towns. That appropriation was going to be used for removing the Mercer Coal towers, but after receiving the new EPA grant, Kaiser said that the money from the CDBG can now be used to help remediate other properties.

Stratford Conservation Administrator Brian Carey estimates the Mercer towers will be removed in late fall of this year.

Budget adds to urgency
The timing of the grants is advantageous for the town as the 2015 municipal budget calls for $4.5 million in revenue to be raised from the sale of properties currently owned by the town, potentially including Mercer Fuel. Both Kaiser and Malloy believe securing grants will help improve the chances of selling the properties.

Councilman Jason Santi, (D-4th) had reservations about the likelihood of the town selling brownfield properties, and he voted against the budget. According to Santi, he voted no for several reasons, including the uncertainty of these properties actually selling. He said, “This could potentially create a budget gap if the sales do not come to fruition .… My opinion is this about the sale: I hope the town does sell the properties and we could make sure the town sees some increased tax revenue.”

Regarding the potential risk of not selling the properties in time, Malloy said that he believes the revenue goal is “definitely attainable,” noting that the town is currently in negotiations with developers who are interested in buying properties. When asked for further details about who might actually purchase the properties, both Malloy and Kaiser said they did not want to jeopardize the process by commenting prematurely. For his part, Councilman Santi said it was difficult to vote in favor of the budget proposal without having more information about the properties available for review.

According to Kaiser the $4.5-million figure is actually “an extremely conservative estimate,” because it does not take into account the nearly 15 other commercial properties currently in the pipeline for foreclosure and resale. “We are grateful for the EPA grants because they help bring the properties back up to market value, which will in turn improve neighborhoods and help increase property values in the bordering areas,” Kaiser said.

Sites handled differently
While it is possible to market the properties at a lower cost to a private developer who would assume liability for cleanup, Kaiser believes the properties are easier to market if the work is done ahead of time. Cleaning up the properties before resale would “obviously be more beneficial, and with the help of the brownfield assessment grants, the town has wiped out nearly a year of research for developers.”

Of the 15 additional properties, Kaiser said that it is not yet known how many will actually be designated as brownfields. Brian Carey clarified that while there are many brownfields in Stratford, not all will require the same kind of remediation. “There are 80 potential commercial brownfield sites. The key word is potential,” Carey said. “It does not mean that the town will be involved to the same degree on every site that is encumbered by contamination. It is just an estimate.”

Other town-owned brownfields
Kaiser said that the 540 Longbrook Avenue site, formerly home to Contract Plating, will benefit significantly from the new I-95 Exit 33 interchange — a key selling point for potential buyers. She believes the interchange will open up direct access to that part of Stratford. “This will be huge for the whole area. It is a prime location for redevelopment,” Kaiser said.

On June 9 the Town Council approved a motion for the Town Attorney to draft a contract for a lease-with-option-to-purchase 993 Honeyspot Road, formerly Peasley Products. Negotiations with an interested party are underway.

Town officials are advertising Mercer towers, 540 Longbrook and 993 Honeyspot nationally and working with the GBRC, which has developed a software tool for the region to pull demographics and identify voids in the community. According to Kaiser, both her department and the RDA are actively contacting businesses and are also working with commercial brokers, national developers, the Department of Economic and Community Development (DECD) and Connecticut Innovations to market the properties.

Water facilities land
When asked about a possible sale of the town’s nine acres of land on which Water Pollution Control facilities sit, Kaiser was quick to point out that it is a “totally separate” issue.

That property is being handled by the mayor’s office, with ultimate approval required by the Town Council. Harkins has explored the possibility of selling the land and regionalizing the WPCA operation, but according to RDA Chairman Malloy, “The WPCA is not a part of this effort, but regionalizing is a possibility down the road,” but one that carries with it a host of complications as it is publicly owned and operated.

With EPA grant money to help, the town aims to finish an assessment of contamination at this Mercer Coal property at 2350 Stratford Ave., remove the towers, clean up the property and sell it for redevelopment. Lina Rainone photo.

The largest remaining hurdle to be overcome before the sale of the Stratford Army Engine Plant to Point Stratford Renewal (PSR) can be completed continues to be the Connecticut Department of Energy and Environmental Protection (DEEP) and the owners of the plant, the U.S. Army, agreeing on what will be required to clean up the Housatonic riverbed adjacent to the property, it was disclosed during a meeting here on Monday.

Mud samples have been taken from the riverbed and analysis by DEEP is underway. Results are expected to be formalized by August, according to Stratford Economic Development Director Karen Kaiser. Progress is being made, but months pass by.

Once DEEP decides how much cleanup will be required, there may be some negotiating with the Army, which agreed in the purchase-sale agreement to be responsible for remediating the riverbed. When an agreement is reached on the scope of work, the Army would then determine how much it will pay to get the work accomplished.

The principals representing the Connecticut DEEP part of the equation came to Stratford Monday and heard directly from PSR that there is interest from the marketplace in becoming a partner developer at the 77-acre site between Main Street and the Housatonic River, but an issue those potential partners express is with timing. The implication is that the sooner DEEP and the Army come to terms on the mudflats, the sooner PSR will be able to close the deal on the purchase and get partner developers under contract.

When PSR principals Jeffery Loureiro and Mike Ryan were asked if they still expect the close their purchase transaction by the end of 2014 they mentioned that a couple of months’ delay that occurred early this year may push the deal into 2015.

Loureiro and DEEP Deputy Commissioner Macky McCleary told The Star that there is a possibility that once the Army agrees on the scope and cost of river remediation it may contract with PSR to conduct the actual cleanup work. In addition to being a principal with PSR, Loureiro is chief executive of Loureiro Engineering Associates, specialists in environmental engineering.

McCleary and he both believe that having PSR handle the cleanup could expedite the process, have cost advantages, and allow the work to be done in a complementary way during the remediation and development on land.

Master plan evolves
DEEP Commissioner Robert Klee and McCleary heard from Ted Lane and Donald Gershman of Point Stratford Renewal that much interest in the engine plant property is coming from residential developers. PSR’s tentative master plan now contains up to 1,500 residential units across a spectrum of price points and types.

Mayor John Harkins, Connecticut Dept. of Energy and Environmental Protection Commissioner Robert Klee and Deputy Commissioner Macky McCleary get an update from Ted Lane of Point Stratford Renewal, standing, on development plans at Stratford Army Engine Plant on June 16. Greg Reilly photo.

In addition, he said it is important for him see the blight that old vacant industrial properties impose on adjacent neighborhoods. Coming to the engine plant “helps to get a cohesive vision of the potential reuse,” he said.

The environmental protection commissioner said, “We cover a breadth of issues including recreational use of natural resources.” He said he was pleased to hear about the bicycling paths along shore.

McCleary, who is the hand-on administrator working between DEEP and the Army, said, “This is a generational opportunity to get the property redeveloped.” He said he wants to be part of the solution, and not be a hindrance to the deal being completed.

Stratford Army Engine Plant is bordered to the east by the Housatonic River. Courtesy Point Stratford Renewal LLC.

With heavy excavating equipment working on town property adjacent to Bunnell High School, and with no formal plan for altering the land in the files of the Planning and Zoning Department, Stratford Director of Public Works Maurice McCarthy told the Planning Commission on Tuesday that the town’s intention is to level the land and plant grass so the land can be used as a playing field by the school and by other town sports groups.

McCarthy spoke in response to Commission Chairman Chris Silhavey’s invitation to answer questions in public at the Planning Commission meeting July 15.
The land being worked on is on the north side of Connors Lane. It was acquired by the town from the Pirhala family in 2002, along with land on the south side of Connors Lane, which is being used for a community garden and other farm-like purposes.

McCarthy said that, while Public Works was in the area to replace an earthen berm to protect neighbors from water runoff, the town chose also to “clean the area up.” He told The Star that the town administration asked him to do the work to prepare the land for athletic field use.

McCarthy described the field work as providing fill and topsoil for a field, leveling it and planting grass. He told the Planning Commission that there would be no permanent fixtures — no irrigation, no lights, no bleachers.

Planning and Zoning Administrator Gary Lorentson told the meeting that the memorandum in the file suggesting that the town wishes to make a soccer playing field came with no explanation from the Recreation Department or from any schools athletic director about the demand for playing space and how this field use might precisely address the issue.

“This whole project has seen very little information, and that is troublesome to me,” Lorentson said.

The need
Bunnell High School Principal Dudley Orr told The Star that his view is that the best use for the fields — both north and south of Connors Lane — is for community purposes, and that he has “never had designs on that area.”

It was unclear at press time if recommendations to use the Connors Lane land for multi-purpose, student-community agricultural purposes included the space that is now intended for a sports field.

Sixth District Councilman Ken Poisson addressed questions from Lorentson and Commissioner Ann-Alice Baker during the meeting about the need for a playing field on Connors Lane.

Poisson said that “Bunnell would get first dibs” on the use of a new playing field on Connors Land, but then other town organizations, such as youth soccer, would be allowed to use the field just as all school fields are usable by non-school groups.

“There is a lack of practice area in this town,” Poisson said. “What is really missing in this town is rectangular grass fields” for soccer, football, lacrosse and rugby.

He said that in his role on the Town Council’s Park and Recreation Committee he frequently hears requests for fields for practice. “More room to spread these teams out would be great,” said Poisson.

Baker said it is her impression that Bunnell and Stratford high schools have enough field space, and that she has heard complaints from Connors Lane neighbors about the recent removal of trees around the proposed playing field.

Lorentson and Silhavey asked Poisson to help the process by obtaining formal information from athletics and recreation people in town describing supply and demand for field space.

Silhavey asked the town attorney to advise the commission on whether or not the property, now proposed for a playing field, has any use restrictions tied to it, since the Town Council approved the acquisition 12 years ago.

[Check back to this site for an expanded report.]

Soil work is underway at town land on the north side of Connors Lane, adjacent to Bunnell High School, on July 15, the same day that the Department of Public Works explained to the Planning Commission that it is “the town’s intention” to make the space into a playing field for various organizations to use. Greg Reilly photo.

Even though the Planning Commission chairman and the administrator of Planning and Zoning on July 15 both requested more information about the work that the town is conducting at its property between Connors Lane and Bunnell High School, earth continued to be moved to make a sports playing field there in the days following the planners’ requests.

Town attorney Tim Bishop had advised the mayor’s office earlier and he explained to The Star on July 17 that a formal Planning Commission review of the town’s plan to change the use of the property from undesignated open space to a soccer field is not needed, because the work does not legally constitute “substantial improvement.”

There are no plans for bleachers, irrigation, lighting or other permanent structure at the land, which is part of the eight-acre property that the town acquired for $1.25 million in 2002 from the Pirhala family. Those types of improvements would require land-use board approvals, Bishop said.

Regrading and providing dirt to expand the size of a field for sports play is not legally a “substantial improvement,” according to Town Attorney Tim Bishop. Greg Reilly photo.

The deed for the property includes no restrictions on the use of the property, and Bishop said that the Town Council has not made an ordinance restricting the use of the property.

P&Z Administrator Gary Lorentson requested a report from the recreation department about the supply and demand for athletic field space in Stratford, and he asked for a report on how the proposed driveway change would affect traffic.

Planning Chairman Chris Silhavey told The Star on July 17, “We did not ask them to stop site work. The commission will still review the information we requested at the meeting and forward any recommendations to the town as soon as is possible.”

Director of the Department of Public Works, Maurice McCarthy, said that he believes that all the information that the Planning and Zoning needed was contained in a one-page memorandum that he addressed to the Planning Commission on June 26.

In his memo McCarthy mentions removing trees and a fence, leveling land, improving drainage, relocating and widening a driveway known as Weaver Drive that runs between Connors Lane and Bunnell parking lots, and installing a sidewalk along the driveway.

McCarthy said that the only aspect of that work being done that requires approval by a town land-use board is the widening of the Weaver Drive driveway, since it affects an area of wetlands. He said that the Inland Wetlands and Watercourses Commission approved the driveway plan on July 16.

McCarthy expects the driveway work to begin in the next couple of weeks, which would be before the next Planning Commission meeting.

Other use of the former Pirhala property
About half of the town’s eight-acre “Pirhala” property is south of Connors Lane, and much of that is used for community gardens and farming. It is managed under the name The Farm at Stratford — a local sustainability project of Soundkeeper, Inc. in coalition with the Town of Stratford.

A study committee in 2008 recommended that the space acquired from Pirhala be used for various community and education farming uses, and it mentioned that the portion north of Connors lane could possibly be used for and athletics field.

Board of Education Chairman Andrea Veilleux said that there is currently no curriculum program in effect that uses the community garden, but she expects future discussions to explore ideas.

There is a Learning Garden program that is ongoing at the community garden section of the property under the direction of Nancy Zycheck, a special education teacher at Stratford High School. This program is a club activity and not a part of the academic curriculum, according to Board of Education Chief Operating Officer Clarence Zachery. The program uses about 160 sq. ft. of land for study of “comparative planting” and the effectiveness of natural pesticides, according to Jason Garnett who manages The Farm at Stratford.

There is room available in the farm section on the south side of Connors Lane for growing plants in case a school or the Board of Education requests space for academic curriculum purposes, Garnett said.

Although there appears to be no negative effect on education of the town dedicating the open space next to Bunnell as athletic playing field space, Zachery said, “The work on the north side (of Connors Lane) came as a surprise” to the schools central office.

The town scraped the top of a field and moved that soil where it would be used as fill on July 17 to expand the field for sports. Greg Reilly photo.