THESE MINUTES ARE PRESENTED IN DRAFT FORM AND HAVE NOT BEEN FORMALLY APPROVED BY THE ENFIELD PLANNING AND ZONING COMMISSIONOFFICIAL COPIES OF MINUTES, WHEN APPROVED, CAN BE OBTAINED FROM THE TOWN CLERK OR PLANNING OFFICE.
ENFIELD PLANNING AND ZONING COMMISSIONMINUTES OF A REGULAR MEETINGSEPTEMBER 4, 2008
A Regular Meeting of the Enfield Planning and Zoning Commission was held on Thursday, September 4, 2008, in the Council Chambers, Enfield Town Hall, 820 Enfield Street, Enfield, Connecticut. Chairman Charles Duren called the meeting to order at 7:30 p.m.
PRESENT: Charles Duren, Chairman
Elizabeth Ballard
James Hickey, Jr.
Kathleen Sarno
Michael Dumont, Alternate
Ronald Gregory, Alternate
Charles Ladd, Alternate
ALSO PRESENT: Jose Giner, Director of Planning
MINUTES
Commissioner Ballard made a motion, seconded by Commissioner Dumont, to approve the Minutes of July 24, 2008. Mr. Giner noted on the printed copies on pages 17 and 18, the numbers are out of order. Mr. Giner has since corrected the numbering.
The Minutes were approved by a unanimous vote.
STAFF COMMENTS
a. Town Attorney (in writing)
Chairman Duren noted there is one case pending concerning the Zoning Board of Appeals.
b. Zoning Enforcement Officer (in writing)
Commissioner Ballard noted the report from Ms. Higley is an excellent report. Chairman Duren agreed.
c. Director of Planning
Mr. Giner reported there will be an FOI workshop at the Enfield Street School on September 10, 2008 for boards and commissions. It will be from 6:30 to approximately 9:30 p.m. Speaking at the workshop will be an information officer, Mr. Thomas Henick, from the Freedom of Information Commission. Mr. Giner will send the Commission a reminder about this meeting.
Mr. Giner stated Plan of Conservation and Development consultant interviews were held last night. The Selection Committee did select a lead candidate. They are checking references and will negotiate a scope of services and a contract. The Committee heard four quality presentations.
Mr. Giner reported Barbara is back. They have also hired a replacement for the Wetlands Agent starting on September 10, 2008. The new Assistant Planner is Katie Bednaz. Katie has worked for both public and private firms and has recently worked for the Town of East Windsor as its Wetlands Agent and Zoning Enforcement Officer.
Mr. Giner thanked everyone who attended the July 31 Business After Hours. It was very well attended.
Mr. Giner stated he has a request from Henry Dutcher who is in the control room tonight. Tonight is the first night this meeting will be televised. Mr. Dutcher would like to meet with the Commission for about fifteen minutes before the next meeting to go over how to make the live broadcasts more appealing and technically better.
Mr. Giner had a request from Ken Carlson for a discussion regarding zoning policy with respect to living space in cellars and basements. Mr. Giner will schedule this discussion for the September 18, 2008 meeting.
Mr. Giner reported on an informal request from Konover regarding the Button Farm property. Chairman Duren asked that members of the Commission receive the Minutes of the previous meetings on this subject.
Mr. Giner had a request from Enfield Dek Hockey for a discussion on allowing flea markets or similar sales in industrial districts by special permit. They have advertised and held a couple of such flea markets before they were cited by the Zoning Enforcement Officer. They would like to make an argument informally for possibly changing the zone before they submit a formal application.
Mr. Giner reported on the Mayfield Park project. The foundation hole was filled in by the developer. Most of the sand piles are stabilized and are not blowing around. During his last meeting with the developer, the developer indicated he was having trouble finding construction financing and the project was stalled. He was hopeful to get financing soon. Chairman Duren noted the topsoil was stripped and he had a concern for the neighbors with the sand blowing around. Mr. Giner stated the piles near Dartmoor are covered with vegetation and are not blowing around. The ones that are still a concern are the ones by North Maple. Mr. Giner will get some estimates of what it will cost to hydro-seed this area. There is some bond money to cover this work.
Mr. Giner reported the town is finalizing the details to get identification cards for Commission members. The Enfield Police Department has developed a photo id badge. Mr. Giner will notify everyone when the details are available and Commission members can have their pictures taken.
Mr. Giner gave an update on the survey. He had someone from the Capitol Region Council of Governments working on developing a survey that will provide some quantifiable feedback over time. The staff person who will be doing this came from Bellevue, Washington, where she was an Assistant Town Manager and did a good survey for the city.
At the last meeting, the Commission requested a discussion regarding policy for repeat temporary events. Because of the length of tonight’s meeting, that will be postponed to the September 18, 2008 meeting.
CORRESPONDENCE
Chairman Duren reported Correspondence includes the following: a letter from Bob Baillargeon of Enfield Dek Hockey; a letter from the Town of East Longmeadow regarding 328 Parker Street; a letter from the Town of East Longmeadow regarding Glendale Road and Baldwin Street, a summary of zoning, subdivision and POCD referrals from the Capitol Region Council of Governments, a letter from Deborah Kern of Konover regarding the Bissonnette Property, a letter from the State Department of Environmental Protection regarding reconstruction of a drainage channel, and zoning enforcement letters to various individuals in the Town of Enfield. Finally, Mr. Giner advised the Commission of a Connecticut Land Use Academy on Saturday, September 27, 2008 at the UConn Torrington Campus from 8:30 a.m. to 3:00 p.m. Chairman Duren also received several letters from Ken Carlson. Chairman Duren advised the Commission of various publications that are available for their review.
BOND RELEASES
a. SPR#1381 – Request for Erosion and Sediment bond release in the amount of $1,440 by Yankee Casting at 243 Shaker Road
Chairman Duren noted receipt of a memo from John Cabibbo dated August 4, 2008 recommending release.
Commissioner Hickey made a motion, seconded by Commissioner Dumont, to approve the request for release of the erosion and sediment bond in the amount of $1,440 for Yankee Casting, 243 Shaker Road, SPR#1381. Some discussion followed on the exact amount of the bond. Mr. Giner determined it was $1,440 rather than $1,400. The motion was approved by a 7 – 0 – 0 vote. The landscaping bond was not released pending receipt of documentation as to when the materials were planted.
PUBLIC HEARINGS – CONTINUED FROM JULY 24, 2008
a. PH#2648 – Special Use Permit for conversion of North School from office use to residential apartments to consist of nine one-bedroom apartments and common spaces at 51 College Street, zoned TVC, Map 27, Lot 102, Enfield People for People, Inc., Applicant/North School Enterprises, LLC, Owner. (Must close tonight)
Chairman Duren stated the legal notice was republished in advance of tonight’s meeting.
All alternates will be sitting in for this public hearing.
Chairman Duren made a statement to the audience in the interests of public disclosure. He has been at meetings or been stopped while shopping by interested citizens who wanted to discuss this application. He has withdrawn from the room when possible and reminded the people that he cannot discuss applications that are on the agenda outside of the public hearing. In all cases, he has not gotten into any discussion with them regarding the hearing. Secondly, it came to Chairman Duren’s attention with the delivery of materials last Friday regarding this hearing that an agency that he had served with as an officer and as a member of its board approximately seven years ago would be furnishing the applicant with some of its services if the application is approved. Chairman Duren has no association with such agency and he has no personal or financial interest in this agency. He feels he can act totally and impartially on this application.
Chairman Duren read a list of rules for this public hearing to the audience.
Chairman Duren reminded the audience that there is additional room in the lower room of this building.
Attorney Thomas Fahey of Windsor Locks appeared before the Commission representing Enfield People for People. He stated they are prepared to follow the guidelines in terms of the time limit. He covered a couple of technical issues. They have submitted a multi-page collection of fact statements regarding supportive housing which they will refer to with the various speakers tonight. They have also submitted a petition with 125 signatures and a parking study which will also be referred to. Present tonight is their architect, Paul Selnow, but they are not planning on calling him. They think the plans speak for themselves. The comments that Mr. Cabibbo has made have already been incorporated into the plans. They agree with the comments and will submit new plans with all those things incorporated.
Attorney Fahey stated they would like to now show a twelve-minute tape regarding supportive housing.
Attorney Fahey introduced Jack Tait, President of Enfield People for People.
Jack Tait, 78 Laurel Street, stated he intends to tell the Commission a little bit about Enfield People for People and supportive housing. Enfield People for People and this community have over the last twenty years given people who are disadvantaged a second chance. Enfield People for People has successfully done this on two other occasions in Enfield. Mr. Tait stated they are here tonight to ask the Commission and this community to do it again. Give a chance to people who for whatever reason have become homeless or are at risk of becoming homeless.
Mr. Tait stated he is a life long resident of Enfield. He has lived in this town for over sixty years and he has lived in Thompsonville for over thirty-five years. He has served on the Enfield Town Council for five years and he has been involved in the politics of Enfield for over forty years. Mr. Tait is currently President of Enfield People for People and his wife and he have been associated with this organization for more than twenty years.
Mr. Tait stated Enfield People for People has been in existence for about twenty years. They have built two co-op projects, one on Grove Street in Hazardville and their second one on Pleasant Street in Thompsonville. Both these projects are built and designed to accommodate those who could not achieve the home ownership dream on their own. Mr. Tait presented some before and after pictures of their Pleasant Street project.
When they built these projects, Mr. Tait noted they had the same resistance they are facing today. No one wanted those people in the neighborhood. Both these projects today are models for their respective communities. Their properties are some of the best kept on the street and their residents are model citizens who are proud, successful and productive and have worked hard to maintain their place in the community.
Mr. Tait stated the supportive model they are proposing is the answer to the problems of homelessness today. It provides a permanent solution and is designed to help people that are homeless or on the verge of homelessness. There are many people in Enfield who are one paycheck away from being homeless. This is a serious problem in the community and they are proposing a solution to the problem called supportive housing. Supportive housing is part of the solution and it is not part of the problem. Supportive housing is a structured model overseen by three organizations. The first is Enfield People for People, the developers of this property. They will retain ownership of this property and they will pay full property taxes on this property. The second is the service provider. North Central Counseling Services will be that service provider. The third element is a professional property manager. DeMarco Corporation has agreed to be the property manager for this project. Each has a distinctive role to play. The service provider, North Central Counseling Services, will be responsible for counseling, medication services, case management services, employment services, and crisis intervention. A case manager will be on the premises thirty-five hours a week Monday through Friday. The property manager has the responsibility for background checks, credit checks, rent collection, and building maintenance. This building will be equipped with passive security devices. There will be cameras on the inside and outside and there will be card key access. These residents will be required to sign a lease and that lease enforcement will be done by DeMarco Corporation.
Mr. Tait stated in order for people to qualify to be in these units, they will have to pass these tests. They have to be homeless or at risk of being homeless. They have to have a psychiatric disability or dependency. They have to have the ability to live independently. They have to sign a lease for which they will receive a rent voucher. They will pay thirty percent of their income for rent and abide by provisions of that lease. Occupants can also be a young person aging out of foster care or a veteran.
Mr. Tait stated the determination of who is going to reside in this building will be a joint decision between North Central Counseling and DeMarco Corporation. The final decision will be the property manager’s.
Mr. Tait stated they have heard all of the statements from people opposing this project. He would like to address a few of those concerns. Enfield People for People will pay full property taxes on this property. Statewide, supportive housing projects paid over $2 million in property taxes last year.
Mr. Tait stated there will be no sexual offenders, no drug dealers and no persons convicted of major felony crimes admitted to this program. There has been much discussion about the current number of social services in Thompsonville. Stan Shapiro, the Director of NCC, will address those issues.
Mr. Tait stated they will not be absentee landlords. There will be a presence on this property by either DeMarco or North Central Counseling every day, Monday through Friday, and there is an emergency on-call crisis team that will be available twenty four seven three sixty five.
Mr. Tait stated Enfield People for People has been a contributing member of this community for over twenty years. They are not here to gain profit from deteriorating property or have careless disregard for the safety or security of the community. Supportive housing is a structured model with a high success rate nationwide over the last ten years. It is also the least expensive for taxpayers. Mr. Tait referred to page 9 of the submission the Commission received where there is an excellent chart which shows the various costs of supportive housing and other methods. Also in that submission is an article entitled “The Explainer” which shows how supportive housing started in Connecticut. Supportive housing is clearly part of the solution and not part of the problem. This model has proved itself all across the state.
Mr. Tait stated the Enfield People for People board of directors are all residents of Enfield and several live in Thompsonville. None receive any remuneration for their work. They are concerned citizens of Enfield and they do what they do because they are here to help those who are less fortunate and need a second chance. None of them would associate their good names with anything that would be harmful to this community.
Mr. Tait stated Enfield People for People will own this building and have general oversight over the property and the contracts with both service agencies. It is a beautiful old building and it will retain its historical characteristics. They intend to replace much of the asphalt with green grass and plantings. They want this to look like a home and not an old vacant building. It will be an attractively designed model for the redevelopment of the Thompsonville area.
Stan Shapiro, 139 Vernon Street, Northampton, Massachusetts, the Division Director for North Central Counseling Services stated he has worked for fourteen years in Enfield. North Central Counseling Services is excited about this proposal by Enfield People for People to help revitalize Thompsonville by renovating the North School. North Central will be the provider of services to residents who live in the newly renovated building. They believe this project will greatly benefit the tenants and the surrounding community and can serve as a model for housing that will help to revitalize the Thompsonville area.
Mr. Shapiro stated North Central was started almost fifty years ago by Enfield residents under the leadership of Dorothy Allen, the former Director of Social Services. Over the last fifty years, North Central has maintained a strong connection with the Enfield community and has been the leading provider of mental health services and housing services in the North Central region over that time. Until eight years ago, North Central operated programs out of the North School site that we are now talking about renovating. Of the approximately 1,500 clients served by North Central each year, over forty percent are Enfield residents. North Central is a service division of Community Health Resources which also has divisions serving the Manchester/Vernon area. Community Health Resources is a private nonprofit corporation affiliated with the Department of Mental Health and Addiction Services and the Department of Children and Families. North Central has extensive experience providing a full array of psychiatric rehabilitation services to individuals and families who are struggling with mental illness and serious emotional disorders in the community. Over the years, they have provided psychiatric services to thousands of Enfield residents, some of whom may be your neighbors, your friends, sons or daughters, spouses or parents. The services include counseling and medication clinics, case management services, family support programs, employment services, housing assistance, day programs, mobile crisis intervention and residential programs. Many of the programs are community based in which the staff work with individuals and families to help them live independently in the community. That includes helping people to care for their own health needs, learning independent living skills, budgeting their money, caring for their apartments, managing their symptoms of psychiatric disorders and becoming involved in the larger community.
Mr. Shapiro stated tenants of North School apartments will work with housing case managers who will be located on site and they’ll have full access to all North Central services including employment support, clinical or medication services and rehabilitation services.
Mr. Shapiro stated recently he has been present during some discussions about the residential programs operation by North Central Counseling Services in Enfield. He would like at this time to clarify any misconceptions pertaining to the numbers and quality of their residential programs. North Central is the only affiliate of the Department of Mental Health and Addiction Services and the Department of Children and Families operating programs in the area. In Thompsonville, North Central manages only two buildings. They operate one twenty four hour, seven day a week staffed group residence. This program has received awards for historic preservation of a building and has repeatedly been recognized statewide as a model program for residential rehabilitation. Also, in Thompsonville, North Central owns one building composed of two three-bedroom apartments which are rented to tenants. This is a quiet building that has rarely attracted attention. These are the only two residences operated by North Central in Thompsonville. In other parts of Enfield, North Central operates four licensed residences. All of these licensed residential programs are staffed twenty-four hours seven days per week. They all consist of well cared for buildings and trained and experienced staff. They are aware of only one other licensed provider who operates residential programs in Enfield. To their knowledge, they operate three to four residential programs to individuals who have developmental disabilities and none of these programs are based in Thompsonville.
Mr. Shapiro stated many of the individuals to whom they provide services do live in apartments and rooming houses in Thompsonville and other parts of Enfield. These are owned by private landlords or private businesses and not by licensed service providers. Some of these are maintained in excellent shape by their owners and some are not well kept and are owned by negligent landlords. Because people with mental illness tend to have few economic resources, many of them are forced to live in poorly maintained housing. Their clients who live in poorly maintained and monitored buildings are vulnerable to unsafe housing, crime and the problems associated with drugs in the community. North Central provides assistance to their clients who live in these settings but does not own or operate them. If they did, they would be repaired and monitored. Their clients who live in Thompsonville frequently voice the same concerns that Mr. Shapiro has heard raised by those who question the renovation of North School. They are frightened by crime, frightened by dilapidated buildings and the volume of the drug trade. Like the other citizens of Thompsonville, they want safe housing and to be protected from being victimized. This is exactly why they are supporting the redevelopment of North School, a project which will beautify an existing eyesore of a building and provide safe, secure modern permanent housing for nine individuals and a model for the renovation of Thompsonville.
Mr. Shapiro stated this development is part of the solution. To be clear, North School apartments will not be a shelter. Instead it will provide permanent leased space housing for the nine members of the community who will live there. Tenants will be adults who have low income, psychiatric disabilities or risk of homelessness and are working on their recovery. Existing Enfield residents who meet these criteria are the primary target group. Both of the organizations working to develop this project, Enfield People for People and North Central Counseling Services are Enfield based and have long traditions of serving the Enfield community. Information about the development will be made available to existing community groups who provide services to people at risk of homelessness including groups that work with veterans.
Mr. Shapiro stated there have been questions raised about why this development would be placed in Thompsonville. Mr. Shapiro stated the majority of the residential properties they operate are not in Thompsonville. The development will beautify an existing and historic structure in the Thompsonville neighborhood. It will also increase the amount of real estate tax from this property. Thompsonville is the only neighborhood in Enfield with a large number of multi-family residences which can accommodate individuals who will live in apartments. In addition, Thompsonville is the only neighborhood in Enfield that enables tenants with psychiatric disabilities and who have low income to easily use community resources that are essential for their recovery. From this site, they have easy access to the mental health and medical services that are essential to their continued recovery - neighborhood stores, social services, community services, local houses of worship and, eventually, public transportation services that are being planned for Enfield residents.
Mr. Shapiro stated finally it is worth noting that Next Steps, the State of Connecticut program to which Enfield People for People is applying for funding for this project, will provide funds for redevelopment, funds for a reduced rent voucher for each tenant, and funds to pay for case management services on site at the building. This is a unique opportunity to obtain millions of dollars for a proven model of community revitalization for Thompsonville without the use of town funds. It is difficult to understand how those interested in the future of Thompsonville could turn down such an opportunity. Mr. Shapiro is looking forward to working with Enfield People for People, DeMarco Associates, tenants of North School apartments and the Thompsonville community to create a model living environment and to participate in the revitalization of Thompsonville.
Attorney Fahey submitted Mr. Shapiro’s comments for the record.
Chairman Duren asked if the comments made by Mr. Tait could also be submitted.
Attorney Fahey introduced Maria DeMarco. Ms. DeMarco stated she founded, owns and operates DeMarco Management. She started the company in 1993 and prior to that she had worked in real estate management for another sixteen years. Their main office is in Hartford, Connecticut, and they have offices throughout the State of Connecticut. The closest one to Enfield is in Somers. Her company currently manages the Somers Housing Authority and they have an office on site.
Ms. DeMarco stated in the past fifteen years that she has been in business, they have grown to about 137 full time employees. They manage over 2,000 units throughout the State of Connecticut and most of them are subsidized by either state or federal governmental agencies. Ninety five percent of their work is this type of housing. They are very experienced. When applicants apply for these funds, the State of Connecticut requires that they select a property manager. Ms. DeMarco stated she has the really hard job. She is the one that makes sure that all the rules are followed. She is the one that makes sure the tenants are selected appropriately, that collects the rent and pays the bills. She maintains the property and gets the telephone calls whenever anything goes wrong. Ms. DeMarco stated her name and phone number will be on the door of this building so that anyone can call her at any time. In her experience, Ms. DeMarco stated this model is by far the best that’s out there. Ms. DeMarco stated she does market rate housing, housing for the elderly, and for the disabled and low income. She stated her job is made so much easier when she has this team. The service providers, People for People as the owners, they all are in this together.
Ms. DeMarco stated it is up to her to screen appropriately, to maintain the property appropriately and to follow all the rules. In order to guarantee that she does this, the state monitors her and scores her. Ms. DeMarco is proud to say that all the buildings that she manages are typically the nicest buildings on the block.
Ms. DeMarco stated what she likes about this program is there is money built in to maintain it appropriately. The town is guaranteed a project that will look the same from day one thirty years from now. The other thing she likes about this program is it works. She works in properties where low income people are allowed to live there and left alone. That doesn’t happen here. There are service providers. There are people that Ms. DeMarco can go to and say someone isn’t behaving appropriately.
Ms. DeMarco stated her responsibilities are basically to advertise the property, oversee the screening process for all the tenants, and participate in the discussion about who will be allowed. Ms. DeMarco stated with the nine units there will be over one hundred applicants. She does supportive housing in Westport, Stamford, Canton and Ridgefield. There are people that need this housing everywhere. Ms. DeMarco stated her other responsibilities are to consistently report to the state as well as to the owner how the project is running both from a community aspect as well as financially. Ms. DeMarco stated she pays all the bills and takes all the phone calls. She is the liaison with the police, the fire marshal, and the building safety officials in town.
Ms. DeMarco stated this is an excellent team and she is happy to be a part of it. This will be her first project in Enfield. The Commission received part of a proposal that she provided that lists all the other projects that she does. She stated the Commission can go and look at them and they are usually the best properties in the town on the block.
Ms. DeMarco stated the people who will live here have such an incentive to do the right thing because they have housing. It is the most important thing to these folks. All she has to do is say you’re going to lose your housing and everybody does what they are supposed to do. On top of that, the professionals that are in town are fabulous and know what they are doing. Ms. DeMarco thinks this project is a winner for the town.
Attorney Fahey stated he doesn’t believe the Commission has Ms. DeMarco’s list yet but they will get that to the Commission.
Dave Berto, 312 Bridge Street, Suffield, is the owner and current occupant of the North School. He stated his company, Housing Enterprises, has been around for over ten years and the basic job that they do is they help other mostly non-profit organizations create all kinds of housing for people that need housing of all different types. They also specialize in trying to maintain historic preservation wherever they can.
Mr. Berto stated they proposed that the North School be a business incubator in late 2002 as part of an offering from the town. They ended up purchasing the North School from the town in July of 2004 for $1. The reason for that is they were working with an agreement with the town and partnership with the town to try to create something good out of the empty and abandoned North School. When they got into it, they determined that there was additional work that was necessary and additional costs. They worked with the town and completed that work and opened the building in May, 2007. As part of the initial agreement with the town, they entered into an option to repurchase with the Town of Enfield. That option to repurchase is in effect until July of 2009. During that time period, the town has the option to repurchase the property if it is not being used or if the current owner, Mr. Berto, has an offer from someone else to purchase the property. They have had those discussions with the town because there is an offer with this application. There is an agreement with the town that they are working within.
Chairman Duren stated Commissioner Falk did ask for this and the Commission has been given the total agreement.
Mr. Berto stated when they got started, the town did provide some funds to assist in the repairs and there is an agreement that if this property is sold, those funds will be repaid on a declining basis. If this application goes forward, those funds will be repaid in accordance with those terms.
Mr. Berto stated he has been working on this project to create a business incubator to help new businesses get started in the Town of Enfield. He is committed to that but it is not working in this location. He has been a member of the National Business Incubator Association and the Connecticut Business Incubator Network. He has advertised and followed up on all leads and the feedback is people don’t want to make a commitment to start a new business in an area –
Chairman Duren stated he did not feel Mr. Berto’s comments were relative to this hearing. Attorney Fahey stated he is trying to show why housing is an appropriate use.
Mr. Berto stated he has made a commitment to various people in the town when this proposal came up. If there are net proceeds from the sale of this property, he will invest those net proceeds into another facility in the Town of Enfield to transition the business incubator to a better location.
Mr. Berto stated he has been looking at trying to use this building for a business. It is not working out. As part of his job, he evaluates properties around the state. This property located in a residential neighborhood is best suited for a residential use because a business use or a commercial use is not attractive to this neighborhood. Mr. Berto believes what is being proposed is the best way to bring funds in and stabilize the building and put it back to use.
Mr. Berto stated regarding parking, there are not a lot of parking places on site. They have come up with a plan for six parking spaces that they feel is adequate for the tenants because many of them will not have cars. In the Commission’s packet is a parking study Mr. Berto did in the month of August to evaluate the parking at the public lot at the corner of Church, Whitworth and Pleasant Street. He went and checked over thirty times at various times of the day and night and weekends and there were always between ten and twenty-six empty spaces there. Most of the spaces are empty during the working hours. That parking lot is an ideal location for any staff and visitors that will be coming to this location.
Chairman Duren stated the Commission gave permission for parking to other groups and many are listed by the Fire Marshal. The Commission will take that into consideration.
Mr. Berto stated they looked at possible other uses for the North School as home ownership but it is not practical for this building because the costs of rehabbing and conversion are so high. You would have to sell those as condo units and it would never work viably. Mr. Berto stated this application is in his opinion the best use to preserve this building.
Nicole Sitterly, 60 Pleasant Street, stated she is a Thompsonville resident and she is in favor of the new housing facility for the homeless and the young adults that are aging out of foster care. As a woman who aged out of foster care when she was eighteen years of age, she shared some of the challenges facing these young adults as they look to start a life on their own. In order to rent most apartments, you need to have references and good credit, two things not easy to come by when you are an eighteen year old coming out of a foster care facility. There is no opportunity to build any credit and with being a first apartment, there is no rent history for references. Also, coming up with the money needed to get into an apartment is almost impossible for these young adults.
Ms. Sitterly stated she turned eighteen three days before her graduation from high school and she was given thirty days to find an apartment or she would be on the street. She had to find a landlord who was willing to let her move in without a security deposit and with no rent history or credit. When she found one, it happened to be a slum lord and things worked out for a few months until she couldn’t pay her rent. Ms. Sitterly stated she was very unsuccessful in living independently for a very long time. There is also the actual ability to budget and live independently successfully for these young adults. These things are not taught in foster care and the kids in foster care are on a points system and leveled. It’s a very structured environment for them. Going from that to complete freedom is a very difficult adjustment. Some will fail and continue to fail the rest of their lives. Being in a living situation where you are held accountable for your actions and have certain rules to follow will give those who need a little structure to stay on track a chance to make the transition a little less overwhelming. Video security on site will keep the residents and their guests from taking advantage of this situation.
Ms. Sitterly stated it took her until she was twenty-six years old and had four children to finally learn how to live on her own. What happens when these young people are put out on the street with nowhere to go is a life of destitution, prostitution for some of these young girls just to earn money and have somewhere to stay. This opportunity may help these young adults to become productive residents of Thompsonville. It would be a real shame if there was a way to help some of these young adults become successful members of the community and we turn this opportunity down. She assured the Commission that they most likely did not ask to be put into foster care and for one reason or another they are part of the system. They will age out and they will be on the streets unless we give them an alternative and a chance to save their lives. Ms. Sitterly apologized and stated she had to excuse herself to go back to Asnuntuck for a class.
Attorney Fahey stated he will reserve all of his comments for rebuttal.
Chairman Duren announced that for Public Hearing #2651, the attorney has agreed to continue the hearing to September 18. They will not present their application this evening.
Commissioner Hickey asked Ms. DeMarco if she or any or her staff has possessed accreditations from real estate management. Ms. DeMarco stated she is a CPA but has not kept it up because she doesn’t need it in this business. There are other designations that are required by HUD, CHFA and DECD. The real estate designation Mr. Hickey is referring to is typically for building owners and managers and used in commercial properties. It is not at all used in subsidized housing. Ms. DeMarco stated she has it. They do commercial properties so the managers who do commercial properties are encouraged to belong and have the designations that are appropriate to their responsibilities. The people that manage the housing properties have different designations.
Chairman Duren stated the zoning regulations under Section 4.30.7 – Section a limits it to one, two, three or four family buildings. He asked if this application requires a waiver. Mr. Giner stated no. In the past, the Commission has allowed under g. more than just a four-family building. There was one on Pearl Street that was a former funeral home that had six or seven apartments in it. They came in under g. which allows conversion of existing non-residential buildings such as industrial mill buildings and multi-family dwellings. Mr. Giner stated there has always been a broad interpretation of what multi-family dwellings were under 4.30.7g. Chairman Duren asked about 4.30.12 which is a non-profit homeless shelter. Mr. Giner stated this is coming in under the conversion section. It is consistent with what the town has allowed others to do in Thompsonville.
Chairman Duren stated the building is on the National Registry. Is there a special handling necessary? Attorney Fahey stated the building is known as a contributing building. A contributing property on the National Register of Historic Places is any building within the boundaries of the Historic District which contributes to its historic association and historic architectural qualities of the Historic District. Another key aspect of a contributing property is its historic integrity. As a general rule, historic properties help make a historic district historic. What this means is that under the program that they are seeking funding for, $1.9 million, the building will have to follow to the tee the rules of the historic association. Chairman Duren confirmed with Attorney Fahey that the exterior of the building is not going to be changed as Mr. Tait made reference to. He asked if the Commission could have a copy of that definition.
Chairman Duren stated in the memo dated July 22, 2008, the Town Engineer had some problems. Attorney Fahey stated their engineer has already put those comments into another set of plans which they can submit at this meeting if the Commission would like. Chairman Duren stated they should be submitted because the Commission has to close the hearing tonight. Attorney Fahey stated there are twelve sets and they are stamped as requested by Mr. Cabibbo.
Chairman Duren referenced the fire department memo of July 23, 2008 and noted a lot of it concerns parking. Attorney Fahey stated there was a lot of data showing that with the homeless shelter experience in Connecticut, approximately thirty percent of the residents have cars. There is pretty good data on that and the Commission has the exhibit showing that. That shows that they would need three spaces for nine units. Mr. Berto made the point that there is overflow parking available based on their analysis of the public lot for either guests or staff during the daytime. There are six spots on the site.
Chairman Duren asked how long the rental is going to be for. Attorney Fahey stated the rentals are yearly rentals and it would be from whenever the lease was signed.
Chairman Duren stated on the plans before the Commission, it stated it was for single occupancy. Chairman Duren thought it was a large place for one individual. He asked if single occupancy is the intent. Attorney Fahey stated these would not be for families. They are all one bedroom. Mr. Tait confirmed that this is single occupancy one bedroom apartments. Chairman Duren asked that this be a condition of approval.
Chairman Duren stated the Commission had a letter from Enfield Revitalization. In the first letter, they were in favor of it but the second letter they listed reasons why they were not in favor of it. Chairman Duren stated the Chairman of that Committee is present tonight and he doesn’t know if he will address that. Attorney Fahey stated he will because he talked to him today. Attorney Fahey requested an opportunity to respond to this letter.
Chairman Duren asked if this can be limited only to Enfield residents. Attorney Fahey stated they have to comply with the federal laws involving discrimination. He asked that Ms. DeMarco respond to where the residents are going to come from.
Ms. DeMarco stated what happens is the applicants come from the general area where the housing is because they select at the very beginning what agencies they will make the applications available to. However, they cannot say that those are the only people that are ever going to live here. You can use a point system and you can designate that certain areas within your community will receive a higher point level but you cannot say never will I let anyone live here that hasn’t lived in Enfield. Generally in her experience, ninety percent of the people that apply for the housing are from the area. People want to be where their families and their churches are.
Chairman Duren asked about storage in the basement for the residents. It mentioned lockers and he asked if they are going to be secured. Ms. DeMarco stated they are usually made out of chicken wire and they have a lock and you can see right through them. Residents would have access to those. There is a camera system and an electronic key system that allows monitoring of every door and who opens it and when. This goes for the storage area as well. She discussed how the keys are handled.
Commissioner Hickey stated under Section 4.3 of the ordinance, under section 2 of interpretations he sees no separate category for supportive housing. Mr. Giner stated this is being treated as apartments and as a conversion under that section. Mr. Giner believes the term supportive housing is a term they are using to describe the type of services available. For zoning purposes, it is a multi-family conversion. Attorney Fahey stated it is traditionally treated as apartments in other towns in northern Connecticut.
Chairman Duren summarized letters that have been received regarding this application in support of this application. Letters were received from State Senator John A. Kissel dated June 27, 2008, from Scott R. Kaupin, Mayor, Town of Enfield, dated July 17, 2008, from Jessica Resnickoff, Co-Chair of the Greater Enfield Alliance for Kids and Families dated June 26, 2008, from Jean Haughey, Director of Youth Services of the Town of Enfield dated June 26, 2008, from Pamela Brown, Director of Social Services, Town of Enfield, dated June 26, 2008, from Robert L. Livingston of the Enfield Congregational Church dated July 1, 2008, from Pastor Samuel Swift, Ministries of Love and Hope, dated June 21, 2008, from the Rev. John Morgans, Pastor, The United Methodist Church of Enfield, dated June 27, 2008, from Claire C. Hall, ERFC Executive Director, dated June 19, 2008, from Amy Morales, Family Resource Center Coordinator, Alcorn School, dated June 19, 2008, from Linda K. Bridge, Executive Director of the Enfield Food Shelf dated July 14, 2008, and from Bob Whittier, Abbe Road, Enfield, dated August 19, 2008.
Chairman Duren stated submitted is a petition signed by 125 people urging the Planning and Zoning Commission to approve this application. Also received was a memo from Loaves and Fishes dated July 24, 2008 and addressed to Jack Tait, President, People for People in support of this application.
Mr. Giner stated he was handed a letter from Reynaldo J. DeLeon against this application. Mr. Giner will copy this letter and petition and provide them to the Commission. Mr. DeLeon submits a petition with 103 names that states that converting the North School to supportive housing is not in the best interests. They are asking the town to reconsider and use the building for a police station for the STEP/Thompsonville division. Mr. Giner noted six of the people crossed out the section about the police station.
Chairman Duren stated the Commission’s charge is whether it is legally possible to do this under the town’s zoning regulations and whether it meets the criteria of a special use permit.
Chairman Duren opened this hearing to the audience.
Ken Nelson, 48 Laughlin Road, stated there is no guarantee this is going to be for Enfield residents. The Commission is calling it a multi-family home. When investors purchase a multi-family home, it is four units or less. Anything over five units becomes a commercial property. Mr. Nelson doesn’t know why they are able to follow different rules than the investor who would purchase that building. Mr. Nelson was shocked to hear that John Kissel and Mayor Kaupin support this housing. It will be $2.2 million for nine people which figures out to $275,000 per person. He questioned why not buy them a home in Enfield. He finds that in today’s tough economic times, there could be a fund started for fuel to help people this winter. Mr. Nelson doesn’t know any drug addicts or recovering addicts that have great credit. He questioned how they would qualify. Loaves and fishes supports it but you read in the newspaper how they need food. How much food could $2.2 million buy for all of Enfield residents? How much oil would it buy? Mr. Nelson stated as a Town Councilman he is speaking because he has gotten so much static over this and people are upset about it. He doesn’t support the application and does not agree with it. He is speaking on his own behalf and not as a Council member.
Mr. Nelson stated they are going to have security at this property. You are going to have a recovering drug addict who is going to walk out of the building and walk down the street where drugs are available. The temptation is there and why put people in a place that is going to tempt them. Mr. Nelson discussed the eviction process in Connecticut. He would like to see Enfield raise the standards. He was born on Martin Street and grew up on Terrace Street and Bigelow Avenue. Enfield was a good place and it is not the Enfield of today. He suggested we try to get back to the Enfield of yesterday where people are proud to live there. Mr. Nelson heard that Mr. Tait was going to get a position as the facility manager.
Chairman Duren asked that the speaker stay with North School and the zoning requirements and not get into personalities.
Mr. Nelson stated he called the building and it was answered as Housing Enterprises. Chairman Duren stated this has nothing to do with the zoning application before the Commission. Mr. Nelson does not think this proposal fits in in Thompsonville. He doesn’t feel it is the intent of the Plan of where we want Thompsonville to go.
Bobby Berriault stated there are a lot of people who are afraid of the kind of people that will be living at the supportive housing. Don’t be. There are good people and bad people in every town and situation. What we need now is to help our town residents out as it is our obligation to do so. For those of you concerned about supportive housing, let me say that the people who will live there are not those who are dangerous. They will be screened and interviewed before they move in. This supportive housing unit will not cost Enfield taxpayers a penny.
Chairman Duren stated some of the things just stated were presented by the applicant and Mr. Berriault should just state he is in agreement.
Mr. Berriault stated those of you who have other ideas about what is going into the North School building and if you want to move a police sub station into the building, taxes will go up as much if not more than a new fire station in town will cost. He noted we do not need a new police sub station because we already have one a block away. Mr. Berriault saw a need for compassion and to care for the people in our community. There are poor people and homeless people in Enfield. Mr. Berriault asked the members of this Commission to vote yes and to support the people of this town who need our help and who are desperate to receive it.
Chairman Duren stated the Commission deals with zoning regulations and he asked that people limit their remarks. If it has been said before, please limit your remarks.
Commissioner Hickey stated what the Commission is going to rule on tonight is contained in Section 9 and Section 4 of the zoning regulations and that is what the Commission is bound by.
Darrin LaMore, Chairman of the Enfield Revitalization and Strategy Committee, Conlin Drive, stated their first memo to Planning and Zoning in no way approved of this application. It was not meant to construe that. It was meant that if it was approved, that was our criteria. The newest and latest memo put together was in opposition to this application. There are two things he needs to change. Their social impacts on the village – their intent by that was we’re adding more subsidized housing in town instead of getting back to owner occupied. The low economic impact on the town where the property owners would not have to pay taxes – that was the information they had at the time. He has recently been corrected on that and they would rescind that. The other properties they have are ownership and not rental. We’re trying to get into a more owner occupied in Thompsonville. The owner occupancy in Enfield is the lowest in the country at 28%. Owner occupancy is the foundation for revitalization. The money could be used for greater things than just renting out more properties regardless of their use. Mr. LaMore stated the model for Thompsonville is ownership and not rental. This goes for thirty years. Thirty years ago we were in the process of urban renewal. Thirty years before that many of the families in this room were at the best times of their life down there. Thirty years is a long time for rental property and it is not something that the Committee feels would contribute to the future. Mr. LaMore stated he acknowledges there are poor people in Enfield and the people that are in this facility need assistance as well. He felt it is a lot of money to be used for a building when it could be used to help a lot of families in town facing foreclosure. Mr. LaMore stated the other issue they had was it would be on-call. On-call is very different than someone always there. It leaves half a day for these individuals to come and go as they please down there. The leading causes of homelessness are mental health issues and drug addiction issues. We’re going to have people that are recovering drug addicts and drug dealers will hunt them down. It adds to an enforcement issue with the police as well.
Jack Sheridan, 7 Buchanan Road, pointed out that the presenters of this proposition tonight talked about all kinds of things and didn’t abide by zoning only. He thinks people have a right to speak. Social Services in this town currently spends $8,048,867. The abutting towns don’t have any supportive housing and Enfield has already seven to twelve supportive housing units. If you look at the per capita income of Enfield that is $22,000, it is a lot to expect that you want to put together a housing unit that’s beyond the Planning and Zoning rule of four units. With the $2.2 million dollars and the $360,000 purchase price that is going to Mr. Berto who only put $60,000 into it, that comes out to $284,000 per unit. Mr. Sheridan stated we could buy each person a house. The taxes for this will be subsidized by the taxpayers. They don’t earn enough money to pay the taxes or the rent. Mr. Sheridan presented a memo dated May 15, 2003 from Ray Warren stating the building requires substantial investment to renovate. The building cannot generate the income to support the amount of debt needed. Mr. Sheridan stated that is true today.
Chairman Duren stated this is not zoning information.
Mr. Sheridan stated if a regular investor can’t make enough money, then the money is coming from the taxpayers. The Commission is representing the taxpayers of this town and not just the nine people they are trying to house there. If he wants to buy a house in Thompsonville and he wants to have a four family made into a nine family, the Commission would not let him.
Mr. Sheridan stated it talks about not enough parking even for a business incubator. It talks about stacking the parking. Chairman Duren stated the plans show six on site parking spaces with one of them being handicapped.
Mr. Sheridan stated the Shapiro Report said the last thing they need in that part of town is more rental property for individual apartments. They need business. The things that were approved for Mr. Berto to do were for a business incubator. The criteria and the time plan that he was supposed to meet were not met. That gives the town the purview to buy it back. Chairman Duren stated that is up to the Town Council. Mr. Sheridan stated he went to the Council and they said it was a Planning and Zoning issue. Pam Brown was one of the people mentioned in support of this application. She works in social services and lives in Massachusetts.
Catherine Chris, 58 Spring Street, spoke on behalf of North Central Counseling Services. When she first arrived in Enfield in September, 2005, she was homeless and placed in respite here in Enfield. She discussed her feelings about homelessness and stated North Central Counseling Services rushed to assist her. She also discussed her jobs which have meant she has successfully integrated herself into society. She discussed Northfield and Second Wind where she has resided. She now lives with a roommate who she met at Northfield.
Chairman Duren stated these comments are not something that deals with the zoning regulations. He asked that people who are in favor of this application state they are in favor of it. He did allow the first one because she set the tone for people that are homeless but it really doesn’t pertain to zoning regulations.
Lorraine Creedon, 57 Cottage Road, stated she is the secretary to Enfield People for People. She wants to support the project and thinks it is a very important project. She knows there are people in Enfield who are in need of this service and she urged the Commission’s support. Ms. Creedon stated her sister who resides in the Thompsonville section has a son who was moved out of Thompsonville when he could not find a home. They also have friends who live in this area who require supportive services and live in apartments in Thompsonville where they are constantly being moved because they can’t get the help that they need. She submitted this letter from her sister and she asked that the Commission support this project.
Rev. John Morgans, 10 Lancer Drive, stated he has heard many things about cost but he just wants to say how do you place a value on a life. It is a moral issue as well as a zoning issue. He is in support of this application and he hopes having compassion and understanding are also taken into consideration.
Linda Bridge, 273 Brainard Road, the Executive Director of the Enfield Food Shelf on Alden Avenue, stated being on the grass roots level of this, they are averaging 318 families per week that are coming in for food. The majority of those people are from Thompsonville but because of the economy it is starting to spread throughout the entire Town of Enfield. She knows there is a need and that is why she is supporting this whole issue. Ms. Bridge noted the severe hunger problem going on already.
Priscilla Brayson, 106 Green Manor Road, stated she has been in the Thompsonville area since 1988 running the soup kitchen. They work with a lot of people on the verge of being homeless and people that are homeless. The new thing is why we need supportive housing in the Thompsonville area. She discussed a patron coming to the soup kitchen by wheelchair. She found out the reason why his wheelchair was broken was that he lived on the second floor and in order to get up to the second floor, he had to drag the wheelchair up those stairs. It took him over an hour to get up those stairs. Another lady has a heart with twenty percent capacity and she also lives on the second floor. Ms. Brayson is in favor of a place that will take care of people that are single and living alone.
L. L. Collins, Hazardville Section of Enfield, thought if everybody who has a badge on tonight for People for People would bring people into their homes, then they wouldn’t need this housing on Church Street. She is against the application because she thinks we have done a lot for Thompsonville in the last fifty years. Now it is give me, give me and don’t give back.
Kelly Hemmeler, 40 Spring Street, stated she is opposed to this application. She is part of a group that is trying to revitalize Thompsonville and they are doing a lot of research on revitalization. They looked at the Main Street model and the 1992 model and they never saw anything about supportive housing.
Sue Read, 26 Prospect Street, stated she agrees with a lot of what Ken Nelson said. She is an affiliate of the Voices for Thompsonville group but she is here speaking as a resident of 14 years and as a mother. She lives next to the soup kitchen and has lived next to and around several group homes. She raised two children here. They witness more than their little eyes should see. There is a chance now to revitalize Thompsonville. She believes supportive housing is a great service but it is not where she wants to see Thompsonville going. She would like to see family oriented venues for our children and asked when do children get a voice.
Margaret Jedziniak, Abbe Road, stated she has two repurchase options for the same piece of property. She thinks this is relevant to that property. There are two repurchase options and they are both different concerning this property. She stated people don’t really know about the property. Chairman Duren stated the application before the Commission is proposed by People for People. The document that Ms. Jedziniak has concerns the Town Council and a lease agreement they have. Ms. Jedziniak questioned how you can make a decision on the zoning of it if none of these agreements are proper. She noted she doesn’t have the Town Council supporting her and the Mayor is on the other side. Chairman Duren stated that agreement was requested by the Commission. He asked if she has a copy of the other document. Ms. Jedziniak stated there are two documents and they are both different. They are agreements between the same people with the same property. Mr. Berto’s name is on this agreement. Chairman Duren stated this is an executed copy of a preferred developer agreement. Ms. Jedziniak stated she has a conveyance deed for a preferred developer agreement. There are two separate repurchase agreements. She doesn’t think it is proper for the Commission to make a decision on this property. These were legal documents that were signed. Chairman Duren stated the Commission has them. Following further discussion, Ms. Jedziniak stated the Commission should not make a decision tonight. Ms. Jedziniak thinks the Commission should have told the people when they read the letters and the petition that the Planning and Zoning Commission has to accept these letters and they have to read them but they do not take any consideration of this. It is not their purview to do that. It made the rest of the audience think that the Commission had the purview to make the decisions on those letters and to take them into consideration. But the Commission doesn’t take those into consideration and that’s what she’d like the people to know. Chairman Duren stated this is going out tonight to people on television and the attorney for the applicant still has more to go. The Town Engineer and others would like to go over the plans. If it is possible, the hea