[{"_1":2,"_99":-5,"_100":-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],{"_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",6543627,"mediaKeyId","3434135-a1ecdf915356495702e9824018a0833a","parentId",3434135,"title","Shelton P&Z approves settlement with Ismaili at Albany, capping project at 30 units and requiring methane testing and eight affordable units","audioSeconds",266,"startMs",10150000,"endMs",10416000,"viewUrl","/Search/View?dp=1&key=3434135-a1ecdf915356495702e9824018a0833a&start=10150&end=10416","thumbnailUrl","https://assets.pipeline.soar.com/3434135-a1ecdf915356495702e9824018a0833a/thumbnail_10150000.jpg","articleUrl","/articles/6543627/Shelton-City/Fairfield/Connecticut/Shelton-PZ-approves-settlement-with-Ismaili-at-Albany-capping-project-at-30-units-and-requiring-methane-testing-and-eight-affordable-units","mediaUrl","https://secure.pipeline.soar.com/6543627-1f45be116dfc9f7c7c10b9640ba764e5/orig.mp4?Expires=1770452633&Signature=h54AeQtYnPVsU~~2zogy7R57bKu1rzgycqZrkFr1vkZP7fUxUIPFuwN2wY5HWj0xUtKfLLfqZG~dMLFtEGUWRUbEtVE2uYkHdPOeCptQNFar4J3GBwk8h-hEELse5jgFykp2VN2a1W8xlJD9SH6OJCMKp32kMlChTgCx~EgHTyVDeQ6tAR72IBCzckDFDaxHEsJTAPOhRi5LSJfj5LttWHMCaD1uLx5NBLKojzkIc-~Axfm141JLfV3ABj0ifudiEUhrg9vDnDcEK4rIvxMC2BekNgi5aJC28SqJvf816m260SIJ3aBWaWYtzvRJpHvGwHsN0ePQSu80Sx~1z0wMCA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Shelton, CT","date","2025-05-21T22:04:21Z","article","Shelton’s Planning and Zoning Commission on May 21 voted 6–0 to authorize a settlement in the matter involving the proposed Ismaili at Albany development (docket number HHDLNDCV246183336‑S), imposing conditions intended to limit the scale of development and to add safeguards before any clearing or blasting begins.

The motion, read on the record, specified key settlement terms: a maximum of three floors and no more than 30 units; eight units designated at 80% of area median income (AMI) with a 40‑year affordability requirement recorded on the Shelton land records; a parking ratio of two spaces per dwelling unit; a reduction in the roof height of the apartment structure by at least five feet; and a prohibition on any clearance, construction or blasting unless satisfactory methane testing demonstrates no migration of methane gas to any area of the site. The motion further required the applicant to pay for a qualified professional to advise the commission on necessary test borings and to assess whether readings indicate safe conditions for construction and blasting. Finally, the motion directed that a public hearing be scheduled at which the applicant will submit amended development plans and a revised statement of uses and standards reflecting the settlement terms.

Commissioners discussed the pragmatic reasons for settlement. Chair Virginia Harger summarized the legal context of Connecticut’s affordable‑housing statute and the risks to the city if the matter proceeded to superior court: “If we were to deny this particular motion this evening and another appeal went to the superior court, it could come back as a building being four stories and 40 units and not have as many affordable housing units as we have this evening,” she said, describing the statute’s placement of certain burdens on the municipality in these appeals. Commissioners said they had sought to reduce scale and add mitigations where possible rather than risk a judicial outcome with fewer protections for the community.

The commission first moved the settlement for discussion and then voted to adopt it by roll call, 6–0. Commissioner Kelly made the motion to approve; Commissioner Christiano seconded. The motion carried. The settlement requires the applicant to submit amended plans and a recorded affordability restriction for the eight units; the public hearing mandated in the motion will be scheduled by staff.

No litigation settlement payment amounts or other financial terms to the city were disclosed in the public motion. The action ends the commission’s closed‑door discussion with counsel by returning the matter to a public hearing and a planning‑level review that will implement the settlement conditions if the commission later grants final approvals.","mediaType","Video","parentTitle","SPZC Regular Meeting -5/21/2025","oneSentenceSummary","Shelton’s Planning and Zoning Commission on May 21 voted 6–0 to authorize a settlement in the Ismaili at Albany 8‑30g appeal, capping the project at 30 units, requiring eight units at 80% AMI for 40 years, and ordering methane testing before any blasting.","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},6543631,"Shelton P&Z closes public hearing on proposed zone change, DRD text amendment and 20‑unit cluster plan after wide public opposition",4147,5868000,10015000,"/Search/View?dp=1&key=3434135-a1ecdf915356495702e9824018a0833a&start=5868&end=10015","https://assets.pipeline.soar.com/3434135-a1ecdf915356495702e9824018a0833a/thumbnail_5868000.jpg","/articles/6543631/Shelton-City/Fairfield/Connecticut/Shelton-PZ-closes-public-hearing-on-proposed-zone-change-DRD-text-amendment-and-20unit-cluster-plan-after-wide-public-opposition","https://secure.pipeline.soar.com/6543631-58e7e9ab42b8eeb88f4cbef08d172067/orig.mp4?Expires=1770452633&Signature=Qw2msmdY8GTUN4ciltXBVRvqrIu92aO8g9YwEAExwyxdZIdYXIXFY6M4cH9HjZOIYNzSux6NPRJldVhGan0spsEiS2WOZ0BToGNz2f~3vi2NtmeYwVKI0-JD2O9A0ocx6Do1MnzYPuJDSssWpYnG2GD4SWQEieCxyjP5r~8u~UlzuKsnyXkkyCJX4NgA53NmuXHRHvdJXXb8LvsRzbvHz-YMQG9fWsc5~wQPKheM-5jay4D0pd2osPCLpzGEXuzA0mzP3iF167jr4ieft5wlgWE1R9hrPc1ziWlcpGLjfvcvJ9qJx56HowxhMGGOxrAJTAI-9kiemGZdirc8wOXReg__&Key-Pair-Id=KUT5TJCACFTXG","Shelton’s Planning and Zoning Commission on May 21 closed the public hearing on three related applications that would rezone land to R‑3, alter the development regulation for design residential districts (DRD), and permit a 20‑lot clustered residential development with dedicated open space.

Attorney Conan Thomas, representing the applicant David Chepta (filed under applications 25‑05, 25‑06 and 25‑07), presented updated color site plans showing how the proposed open space would connect to existing city open space and explained changes made in response to staff and engineering comments. Engineer Eileen Eller of Jay Edwards & Associates described revisions to the sewer design: an added manhole to reduce a sharp angle in the sewer split, removal of grinder pumps for two units, and lowered invert elevations so sewer flows can operate by gravity where possible. The applicant still must obtain WPCA sewer connection approval and a wetlands review for Upland Review Area impacts.

Many nearby residents spoke in opposition during the public comment period. Statements read and spoken by neighbors focused on traffic safety on Constitution Boulevard, loss of woodland and wildlife habitat, potential impacts on private wells and property during blasting and grading, insufficient setbacks from existing homes, and the cumulative effect of other nearby developments. Resident Christine Pournabayo said, “Please deny, deny, deny all 3 applications,” and other residents asked for clear answers on how many houses the property could host under current zoning and how the proposed open space would be protected if financing failed.

Attorney Thomas and the project team argued the DRD cluster approach preserves a larger connected open space than a conventional subdivision would and that required conditions and recorded documents (special exception and open‑space conveyance recorded on the land records) would protect the dedicated parcels. Thomas said the proposal would produce a meaningful, connected open‑space corridor that would not be achieved under the existing zoning without greater land disturbance.

Commissioners asked technical questions about whether basement levels would be serviced by sewer (some units are now designed with below‑grade service capacity) and about the contingency that would protect open space if the project could not be completed. Thomas said, under the normal approval process the special exception and open‑space conveyance are recorded and that the open space would be conveyed to the city or a designated land trust at the time of recording.

After the presentation and public comment, Commissioner Cristiano moved to close the public hearings for applications 25‑05, 25‑06 and 25‑07; Commissioner Motto seconded. The motion passed by roll call vote, 6–0. The commission did not vote on the applications themselves; the matter will return for deliberation at a future meeting after engineering and wetlands comments are addressed and outstanding documents are posted to the city website.","Shelton’s Planning and Zoning Commission on May 21 closed the public hearing on three related applications that would rezone land to R‑3, alter the DRD text, and permit a 20‑lot cluster development with dedicated open space.",{"_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},6543636,"Shelton staff orders stop, seeks remediation after unauthorized clearing at Wells Hollowbrook",1319,295000,1614000,"/Search/View?dp=1&key=3434135-a1ecdf915356495702e9824018a0833a&start=295&end=1614","https://assets.pipeline.soar.com/3434135-a1ecdf915356495702e9824018a0833a/thumbnail_295000.jpg","/articles/6543636/Shelton-City/Fairfield/Connecticut/Shelton-staff-orders-stop-seeks-remediation-after-unauthorized-clearing-at-Wells-Hollowbrook","https://secure.pipeline.soar.com/6543636-b61a9f87dd04f2b1af68a3d167de9aaf/orig.mp4?Expires=1770452633&Signature=Luz1g73hAAS~Powsd6uWu8WU-f~pSZ2cRA01R7D~8V1Q5OZ61VY2KAW3KB39xnQCPbfQKNEiMo5UDvU0Q3bCCo2VM2uuUrKVGZMe0xOFhl88PL3yp-PDeIy5wHG5AC0bh1YfoPzIJNeHMU0PfwF8P0zzk1VgPOe82rbEoRDYC-vYPuo6oL467MPHZ~GJ272IY~dHYrqO8mETyDyRH6AoDY39qXXzfa7DWFgmwc7b2DV1KWZ0GuF-X9UAno-lQDlmyYL~AXWJfKIQT2pnZ9i7JaIKCJKiz5G24LWVLdZcLCmSmI1FAFw-0By5HXRkT-x6NcumvG7LdM8pVwEeQ-uuTw__&Key-Pair-Id=KUT5TJCACFTXG","Shelton Planning and Zoning staff told commissioners on May 21 that work at the Wells Hollowbrook site went beyond previously approved clearing and that the city issued a cease‑and‑desist order on May 13 after crews removed stumps and earth material beyond permitted limits.

Assistant P&Z Administrator Miss Castro summarized the timeline and staff response: activity began in summer 2024 with initial debris clearing, then tree cutting in mid‑July that exceeded the limited 20– to 30‑foot strip staff had authorized. A $200,000 bond and a soil and erosion control plan had been required; staff later found additional tree removal extending onto state land and within the brook corridor. “The developer has since acknowledged these errors, issued an apology, and expressed a willingness to comply fully with all local and state requirements moving forward,” Castro said.

Why this matters: the clearing touched regulated wetlands and upland review areas and proceeded without a Connecticut Department of Energy and Environmental Protection (DEEP) construction stormwater permit that would be required for disturbances of 5 acres or more. Without a DEEP permit, DEEP staff told Shelton they cannot take direct enforcement action; the city is the primary local enforcer for this site. WPCA (the city’s Water Pollution Control Authority) reviewed a separate sewer relocation application on Feb. 11 but had not issued a construction permit for that work, staff said.

City engineer and staff summarized the limited, conditional work the city will allow for immediate stabilization. Ron Baia outlined seven items staff and consultants reviewed from the applicant’s wetlands consultant, including: allowing additional controls as needed in the brook area; stump removal; removal only of recently cut wood (not long‑standing debris); no additional work inside the stream without further regulatory approvals; a soil stabilization plan including ryegrass and seed; continued maintenance and repair of silt fences and erosion controls; and submission of a detailed map identifying recent cutting versus preexisting debris. Baia said staff did not consent to additional in‑stream work without the appropriate regulatory review and that any remediation will be supervised by city staff, a soil scientist/engineer, or both.

Commissioners pressed staff on consequences. Commissioner Kelly asked, “What happens now?” Castro and staff described the required next steps: (1) confirm whether a DEEP stormwater permit application has been filed (staff reported as of the meeting there was no DEEP permit on file); (2) confirm and obtain any WPCA sewer permits needed before sewer work begins; (3) require the applicant to submit a revised stream‑corridor rehabilitation plan that identifies planting and stabilization for about half the trees that were removed, per the soil scientist’s initial estimate; (4) require a detailed map showing material to be removed and material to remain; and (5) allow only the limited, supervised removal and stabilization measures agreed by staff until final approvals are in place. A stop‑work notice remains posted on the site.

Staff said monitoring will continue daily or every other day and that a soil scientist engaged by the applicant has submitted a remediation plan that staff and the zoning enforcement officer will review with staff comments. The commission directed staff to arrange a follow‑up coordination meeting among involved departments and to schedule another public meeting as needed. Commissioners and staff also noted a nor’easter forecast for May 22–23 and confirmed temporary erosion controls (silt fence, hay bales) remain in place; staff judged them sufficient in the short term but asked the applicant to take immediate precautions if those controls show signs of failure.

The commission did not vote on enforcement penalties at the May 21 meeting. Staff emphasized that additional permits (DEEP stormwater permit for 5+ acre disturbance, WPCA sewer permit, COC/final site development approvals from planning and zoning, and any further inland wetlands approvals) must be obtained before larger site work resumes.","Planning and zoning staff told the commission the developer exceeded tree‑clearing approvals at Wells Hollowbrook, prompting a May 13 cease‑and‑desist and a required remediation plan. Staff and consultants outlined limited, supervised work allowed for immediate stabilization while further permits and wetlands review remain pending.","actionData","errors"]

Article not found

Shelton P&Z approves settlement with Ismaili at Albany, capping project at 30 units and requiring methane testing and eight affordable units

Shelton P&Z closes public hearing on proposed zone change, DRD text amendment and 20‑unit cluster plan after wide public opposition

Shelton staff orders stop, seeks remediation after unauthorized clearing at Wells Hollowbrook