[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6289635,"mediaKeyId","2532279-b60f2d8bab72d43710ee894642166deb","parentId",2532279,"title","Commission continues Crown 0.2 mixed‑use PDD hearing after debate over proposed residential on upper pad","audioSeconds",2248,"startMs",1906000,"endMs",4154000,"viewUrl","/Search/View?dp=1&key=2532279-b60f2d8bab72d43710ee894642166deb&start=1906&end=4154","thumbnailUrl","https://assets.pipeline.soar.com/2532279-b60f2d8bab72d43710ee894642166deb/thumbnail_1906000.jpg","articleUrl","/articles/6289635/Shelton-City/Fairfield/Connecticut/Commission-continues-Crown-02-mixeduse-PDD-hearing-after-debate-over-proposed-residential-on-upper-pad","mediaUrl","https://secure.pipeline.soar.com/6289635-429b4eda53df637a7e41b3d87e8d39f1/orig.mp4?Expires=1771154443&Signature=gOJqXhGbXntdZD36iTMX4Chqoa-AxiIk6-MZY~-XVa3YDgvnxn8r4CfJFoyJQwTJ-q5bSifqSHBcOBvdc5ndVgVujsj~VPV0R-7kT5-obMftFcEk1nuNtbUUnDf4DKrAYB7rf0vq~EFmsr3ZMJA-P7wYiSC1MhGD0g-PctF55dg4LNJBviLjWvciSzSDkUyGAn2yREfzoXVDdocnYasenwxa11wWgZqDEcAf00TRc8hF~htXvgwkMcXOP76aGtnxPKnbxSGAAymz6TuXSJxwfsST3lS6IPh5g5LKOC18uz3FAUmwvc-le3dmC4K9nKWIA8cvtaZhkEym23x4Hl5VcQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Shelton, CT","date","2025-02-05T00:00:00Z","article","The Shelton Planning and Zoning Commission continued the public hearing on Crown 0.2 LLC’s planned development district (PDD) for a mixed‑use project that would include a hotel, restaurants, grocery and retail at the Bridgeport Avenue / Long Hill Crossroads site.

Attorney Dominic Thomas, representing Crown 0.2 LLC, presented revised site plans and said negotiations with the adjacent Hawks Ridge Association had produced extensive changes to reduce visual and circulation impacts. Thomas said the applicant had agreed to a no‑build area, added buffer plantings, reconfigured central buildings and proposed eight townhouses at the rear edge of the PDD to create a transitional buffer. Pat Rose and engineer Manny Silva were present to describe the technical revisions.

Several commissioners objected to adding residential on the upper pad. Commissioner Cristiano said he would prefer the upper section remain undeveloped or be LIP (light industrial) — consistent with the site’s original intent — rather than contain new housing overlooking the shopping center. Attorney Thomas replied that the project requires revenue from the upper pad to finance substantial off‑site road improvements and re‑iterated that, if the commission was not sympathetic to residential on the top portion, the applicant would move the PDD line to the top of the retaining wall and leave the area above as LIP; he offered to submit a formal revised plan showing that option.

Brian McCann, counsel for the Hawks Ridge Association, said his clients appreciated the enhanced buffer and visual transition and asked the commission to consider the technical evidence offered in support of the revised plan.

The commission asked the applicant to file a revised initial development concept showing the PDD boundary moved back to the top of the retaining wall if that option is to be pursued; commissioners also requested the applicant show the landscape buffer that would remain without the upper portion in the PDD. Attorney Thomas said he would file revised plans and the applicant agreed to seek any required wetlands approvals. The commission voted to continue the public hearing and to accept an extension to allow submission of revised plans; the motion to continue (moved by Commissioner Kelly and seconded by Commissioner Parkins) passed 6–0.

Why this matters: The PDD proposal affects a major commercial corridor and includes off‑site road and traffic improvements the applicant says are substantial and necessary to support the development. Commissioners repeatedly raised land‑use policy questions about whether residential units are appropriate at the upper portion of a commercial PDD and whether the commission should require the applicant to preserve that area as open space or leave it as LIP.

Next steps: The applicant will submit revised site plans and a revised statement of uses and standards showing either (1) the original mixed‑use PDD with residential at the upper portion or (2) a reduced PDD with the upper area remaining LIP; the commission expects the item on the Feb. 19 agenda pending the applicant’s extension and revisions.","mediaType","Video","parentTitle","City of Shelton SPZC Regular Meeting - 2/5/2025","oneSentenceSummary","The public hearing on Crown 0.2 LLC’s proposed mixed‑use planned development district at Bridgeport Avenue and Long Hill Crossroads was continued after commissioners questioned a proposal to add residential units on the upper portion of the site.","taxTitle","Shelton City, Fairfield, Connecticut","taxId",64126,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289640,"Shelton Planning & Zoning approves multiple business signs, tables two applications",1485,229000,1714000,"/Search/View?dp=1&key=2532279-b60f2d8bab72d43710ee894642166deb&start=229&end=1714","https://assets.pipeline.soar.com/2532279-b60f2d8bab72d43710ee894642166deb/thumbnail_229000.jpg","/articles/6289640/Shelton-City/Fairfield/Connecticut/Shelton-Planning-Zoning-approves-multiple-business-signs-tables-two-applications","https://secure.pipeline.soar.com/6289640-7a1ea85f15982daccafac185ebc827fc/orig.mp4?Expires=1771154443&Signature=hHpYhaEYNYH~LKlJsQ3Ns~9hkgjwmuTQyyBnVrL~XjCsHsao16qvuiwmCLw8deiIsEBUdoB4o5PtzLMjm1Z9w-zrUtJbTcUM33IuifNGgl6SptWpJpcKvdTXzeDYxhvD7abxzsJ47qb73Hai9Q3leOWNKCdED1Pn0lRMgQxzymhpve1WRljdEZ8ohWjGzyYgD25O4vInHryxX0LRfTkprEkJ2ZQ9WeFnk0~Ue14Bjd1Qs4DCqEhkhd4vLeKiMkkkb8Exowi54mahCddWGNKCyVVqnzU-urgAyMyUdDfC-3x4qSENjprt3N3tv6mdxjnz5W1dugFY~uugVL7QB0UR3A__&Key-Pair-Id=KUT5TJCACFTXG","The Shelton Planning and Zoning Commission on Feb. 5 approved four commercial sign applications and tabled two others after brief discussion and requests for design revisions.

The commission approved a revised monument sign for Fountain Square, 801 Bridgeport Ave., after the applicant shortened the brick element and placed the development name and address where the subcommittee requested. Commissioner Amato said the applicant “revised it according to the discussion we had at the previous meeting,” and the motion to approve, made by Commissioner Motto and seconded by Commissioner Kelly, passed 6–0.

Dr. Jay Meyerson, owner of Strive to Live Well and Vitality, appeared for Vitality at 238 Leavenworth Road. He told the commission he took over an existing gym space and would use the same sign design but in different colors. The zoning subcommittee recommended approval; the commission voted 6–0 to grant the sign permit.

An Eagle Scout project sign for Plum Memorial Library, 66 Wooster St., was approved with design changes requested by the commission: put the street number at the top and the establishment date centered at the bottom. Attorney Steven Bellas, representing the library board, told the commission the scout must finish the work by March; commissioners approved the sign 6–0 contingent on the requested formatting change being conveyed to the applicant.

The commission tabled a sign application for the Citgo station at 265 Bridgeport Ave. The applicant was not present; commissioners asked the applicant to work with the property owner on revisions (including clarifying the placement of the address so it would not read like a gas price) and return to a future meeting. The motion to table passed 6–0.

Diderio Motors (3209 Bridgeport Ave.) was approved as submitted; the applicant is replacing existing signs at the same locations. The vote was 6–0.

The Kumon sign application at 698–708 Bridgeport Ave. was tabled after commissioners objected to a proposed roof‑mounted sign and said the applicant should remove phone numbers and website text from the upper glass panels and instead concentrate the business name in the center panels. The applicant (represented by Ashley Andrews) agreed to provide revisions; the motion to table passed 6–0.

Votes at a glance
- Fountain Square (801 Bridgeport Ave.) — Approved; motion by Commissioner Motto; second Commissioner Kelly; tally: 6–0.
- Vitality / Strive to Live Well (238 Leavenworth Rd.) — Approved; tally: 6–0.
- Plum Memorial Library (66 Wooster St.) — Approved with requested formatting changes; tally: 6–0.
- Citgo (265 Bridgeport Ave.) — Tabled for revisions; tally: 6–0.
- Diderio Motors (3209 Bridgeport Ave.) — Approved as submitted; tally: 6–0.
- Kumon (698–708 Bridgeport Ave.) — Tabled for revisions to remove rooftop placement and reduce copy; tally: 6–0.

Why this matters: Sign approvals and design guidance affect downtown wayfinding, storefront visibility and preservation of historic building character (the Plum Memorial Library sign was pitched as an Eagle Scout project for a historic building). The commission repeatedly emphasized consistency of address placement and limiting extraneous commercial copy on glass storefronts.","At its Feb. 5 meeting conducted via Zoom, the Shelton Planning and Zoning Commission approved four sign permit applications and tabled two others after applicant revisions and design concerns; votes were unanimous where recorded.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289619,"Commission accepts Goodguys withdrawal; reduces Gamble Place bond to $50,000",386,5333000,5719000,"/Search/View?dp=1&key=2532279-b60f2d8bab72d43710ee894642166deb&start=5333&end=5719","https://assets.pipeline.soar.com/2532279-b60f2d8bab72d43710ee894642166deb/thumbnail_5333000.jpg","/articles/6289619/Shelton-City/Fairfield/Connecticut/Commission-accepts-Goodguys-withdrawal-reduces-Gamble-Place-bond-to-50000","https://secure.pipeline.soar.com/6289619-025a5821695a3280998e9b07ff0f637f/orig.mp4?Expires=1771154443&Signature=WhW41VmfffP5OPn0qQgpv2jys4CIAjjlz8q4K4vVqy6wm5CZVKet6bIyOfQiK-r63qYtdBkK8cbYBONO7Z3eUL3WcZvlZz1orVDz5jt4FDXEfuHqvosEVABslMxS02f0CpLUz03CIsU6v2X9t-p7CMaucBJ1Z3V~frDnrlTck4cHEHiDnP73i2q1D-7dQ6DByceoC7wOFbFSfxERbSDyQwKq8fYr9cD3t58R4qsfyjTR5wNHj4ND7wv9Fw426hrQTLvwR6zcB~cODKAXqPIn~26UO73H0ZYOi3f3hClxbYzkVZNCHceh7BupUyKF0Aztugots8eLf2Ubioap2eNjCg__&Key-Pair-Id=KUT5TJCACFTXG","The Shelton Planning and Zoning Commission accepted a withdrawal from Goodguys Development of its request for a letter of zoning compliance. Staff confirmed the applicant emailed the request to withdraw the prior request; the commission formally accepted the withdrawal by motion (moved by Commissioner Kelly and seconded by Commissioner Motto) and voted 6–0 to record the withdrawal.

Later in the meeting staff presented a request to reduce the performance bond for the Gamble Place development from $514,235 to $50,000. Planning staff and the city engineer had reviewed the site and recommended the reduction; zoning and wetlands enforcement staff concurred. The commission voted to approve the bond reduction, 6–0. Staff noted the reduced bond is intended to cover remaining site needs and seasonal maintenance until the next review.

Why this matters: The withdrawal removes a pending administrative request from the record; the bond reduction reduces the developer’s financial guarantee and relies on staff and engineer verification that the site is stable and accessible to vehicular traffic.

Next steps: Staff will file the record of withdrawal and the amended bond amount; enforcement staff will continue to monitor the Gamble Place site over the upcoming season.","The commission accepted a withdrawal of an applicant’s request for a letter of zoning compliance and approved a request to reduce the Gamble Place performance bond to $50,000 on the recommendation of staff and the city engineer; both actions were approved unanimously.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289624,"Commission grants contingent approval for 10 Long Hill Ave. project; affordable units reduced to two",0,5585000,"/Search/View?dp=1&key=2532279-b60f2d8bab72d43710ee894642166deb&start=5585&end=5585","https://assets.pipeline.soar.com/2532279-b60f2d8bab72d43710ee894642166deb/thumbnail_5585000.jpg","/articles/6289624/Shelton-City/Fairfield/Connecticut/Commission-grants-contingent-approval-for-10-Long-Hill-Ave-project-affordable-units-reduced-to-two","https://secure.pipeline.soar.com/6289624-d844dacfc3a57f322d8bec29fd22ae7b/orig.mp4?Expires=1771154443&Signature=ZuCrmwblVT2~Dfm78ozUNokSZ3EWdQzPGbTGyn7DmFyOqCwQYqIUooKwJ0~HLKXTPHJa4p4FgDGTAK2t5RJmj7obl~QkwiPET1llnuPykgnBGonnxcC3Lj5Rnm8t0lFl3~320rBSytfOJjw36~UPbYW~FGpSzDJ-ZDbR0gi4pxoSUROzLCHe-~vcHRNGQzcYsLVpTx-pjpbJ1mJ846o4x3LBnp3Hh3UF~m9Ux2fpgB8aLel3gL282w1Ae4zhgvt8tbdVJQMr40jb3sxSjyLv3PKlrfgEynujhf85W-HsubaJ4OSWDwnl-s7mYagzHMNcNQFVrEb5muJ55ItFvbOR4A__&Key-Pair-Id=KUT5TJCACFTXG","The Shelton Planning and Zoning Commission voted to grant final site development approval for a three‑story residential building at 10 Long Hill Avenue, contingent on an independent engineering peer review paid for by the applicant.

Pat Rose of Rose Diesel and Company presented the plans for a 17‑unit building with 34 parking spaces (under and surface) and described building elevations, materials and screening. Civil engineer Manny Silva reviewed grading, stormwater and erosion control. Silva said the design uses an underground gallery system beneath the parking area to reduce off‑site discharge; the stormwater gallery and outlet control reduce runoff at the 5‑, 10‑, 25‑ and 50‑year design storms (reductions ranged from roughly 17% to 33% across events), and the design meets the state MS4 and town stormwater requirements.

Commissioners and staff discussed landscaping and screening for the uphill slope; Silva agreed to substitute evergreen screening species (red cedar or similar) and confirm planting detail. Commissioners also requested documentation of environmental remediation or monitoring history; counsel clarified environmental compliance and any transfer act obligations are handled through DEEP and recorded instruments, not by planning and zoning.

Commissioner Parkins moved to approve the final site development plans and to reduce the affordable housing unit requirement from three units to two (reflecting the lower total unit count). The motion included a condition that an independent, licensed engineering firm review the final plans for technical conformance; the cost of that peer review is to be borne by the applicant and the commission requested the peer review be completed in time for an item on the Feb. 26 agenda (staff and applicant to target a peer‑review response by Feb. 21). The motion passed 6–0.

Why this matters: The approval advances a centrally located residential infill project and adjusts affordable housing obligations consistent with the final unit count. The peer‑review contingency addresses staff capacity limits and ensures technical compliance with drainage and fire safety comments before final sign‑off.

Next steps: Staff to retain a licensed engineering reviewer at the applicant’s expense, review comments and sign off if the review is favorable; staff to post review results and notify the commission if substantive issues are raised.","Shelton P&Z granted final site development approval for a three‑story, 17‑unit building at 10 Long Hill Ave., contingent on a peer engineering review paid by the applicant; the commission also adjusted the required affordable units from three to two based on the reduced unit count.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289629,"Commission keeps public hearing open on proposed age‑restricted overlay after late legal memo",982,4168000,5150000,"/Search/View?dp=1&key=2532279-b60f2d8bab72d43710ee894642166deb&start=4168&end=5150","https://assets.pipeline.soar.com/2532279-b60f2d8bab72d43710ee894642166deb/thumbnail_4168000.jpg","/articles/6289629/Shelton-City/Fairfield/Connecticut/Commission-keeps-public-hearing-open-on-proposed-agerestricted-overlay-after-late-legal-memo","https://secure.pipeline.soar.com/6289629-877747fe2597d4a44d2c36d47afa3fa0/orig.mp4?Expires=1771154443&Signature=lCf1PB7iWSgJ5hsDp5pHO0ZzY8pvC6-BaWUQpNgmG01gxul-KyhVyjiPdRy5AN6yIRkgdUL30TDzEQFAkhCfIRC6gAzG0qhoyZcJqQSdZYbYV-wfpt2KUewj~Pb7TI8IwfLrbh6WOYw91thpdazEZRhF74DbQ1nV9awlS2HgrvhipVuV03v6~BKMNt2RqO1TLdRLjs2BBP2WbCB1IB~ueHhAz6VnReN2JEqH88X2SjYBNEuf41NpSH~D7G1e~y9Sa-PVehRiqRmR0qK8JnGrFEciydWfElLh6wgrrqg-mQeoSGWx48akUtBpJK3Vcu155Io6DwKNQcjj1VrTGMLa2Q__&Key-Pair-Id=KUT5TJCACFTXG","Attorney Steven Bellas presented a revised draft text amendment to the Shelton zoning regulations that would add a new Section 37 permitting age‑restricted residential development (elderly/55+ occupancy) as an overlay in limited R‑1 locations. Bellas said he significantly narrowed the proposal after a prior work session: the overlay would apply only to R‑1 parcels that are 1.5 to 2.5 acres and only on specified stretches of Route 108 (between Shelton Avenue and Huntington Street and certain parcels south of Stratford Road east of Route 8). Bellas supplied maps and a short parcel list identifying twelve potentially affected properties.

Late in the day the commission received an opinion prepared by attorney Jason McCoy — retained to review the amendment — and commissioners asked for time to review that memo before taking further action. Commission legal counsel confirmed the memo had been received and recommended the commission read the materials before acting; commissioners agreed. Commissioner Parkins moved to keep the public hearing open; the motion, seconded by Commissioner Motto, passed 6–0. The applicant agreed to submit a formal extension letter. Commissioners discussed spot‑zoning concerns raised by the city opinion and asked staff and counsel to review the legal materials.

Why this matters: The amendment would create a narrowly drawn new land‑use pathway for age‑restricted housing, and the commission noted potential spot‑zoning issues when an overlay applies to a small number of parcels. The commission emphasized it will consider the city attorney’s opinion and any legal constraints before deciding whether to proceed.

Next steps: The hearing remains open; the applicant will provide a written extension so the commission can study the late memo and any additional materials before scheduling a decision or next public hearing date.","A proposed text amendment to add an age‑restricted residential overlay (Section 37) was continued so commissioners could review a late legal opinion. The applicant substantially narrowed the draft to a small set of R‑1 parcels and the commission accepted a motion to keep the hearing open.","actionData","errors"]

Article not found

Commission continues Crown 0.2 mixed‑use PDD hearing after debate over proposed residential on upper pad

Shelton Planning & Zoning approves multiple business signs, tables two applications

Commission accepts Goodguys withdrawal; reduces Gamble Place bond to $50,000

Commission grants contingent approval for 10 Long Hill Ave. project; affordable units reduced to two

Commission keeps public hearing open on proposed age‑restricted overlay after late legal memo