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Commission denies Harley Complex without prejudice, declines to accept Alka LLC PDD modification as incomplete
Summary
The commission denied the Harley Complex application without prejudice for missing engineering materials and voted not to accept Alka LLC's proposed PDD modification because it lacked WPCA review and other checklist items.
The Shelton Planning and Zoning Commission on Nov. 12 denied application 25-11 (Harley Complex) without prejudice after finding the applicant had not provided materials requested in the city engineer's memo. Commissioners noted the applicant had previously been granted time to address the concerns but missed the extended deadlines. Commissioner Cristiano moved for denial; the motion carried 6''0.
Separately, the commission reviewed application 25-22 (Alka LLC's request to amend PDD No. 84 to add residential uses at 493 Bridgeport Ave.). Staff and the city engineer advised the commission the filing was incomplete and that the applicant had not obtained a WPCA review to verify sewer connection capacity. The commission voted to "not accept" the filing as incomplete (6''0). The chair instructed staff to identify specific missing checklist items on the record and to notify the applicant of the steps required before a hearing could be scheduled.
Why it matters: denying or not accepting development filings halts project review timelines and requires applicants to supply technical studies or agency reviews (in this case, WPCA comments) before the commission can proceed to a public hearing and substantive review.
What officials said: staff recommended using the checklist as the objective guide for completeness; an attorney advising participants explained that accepting an application starts a statutory clock and that the commission has discretion to accept, reject as incomplete, or accept and set a hearing as long as timeframes are met. Commissioners emphasized the need to be consistent across filings.
Next steps: Applicants may resubmit once missing materials, including any WPCA correspondence and city engineer responses, are provided; staff will document required items on the record to protect the commission from claims of subjectivity.
