SPECIAL TOWN MEETING
JUNE 25, 2007
Due to technical difficulties with the audio equipment the meeting was not tape recorded. Therefore a verbatim transcript of the meeting is not available. In lieu of a transcript the following minutes of the meeting have been submitted to the Redding Town Clerk.
Diane L. Knapp
Recording Secretary
Special Town Meeting
Minutes
June 25, 2007
First Selectman Natalie Ketcham opened the meeting at 7:15 p.m. and asked if there were any nominations for a permanent moderator for the meeting. A motion was made to have Ward Mazzucco act as permanent moderator. The nomination was seconded and unanimously carried. Mr. Mazzucco presided over the meeting and asked Town Clerk Michele Grande to read the Warning of the Meeting (attached). Motion was made, seconded and carried to accept the legal notice as read. Mr. Mazzucco commented that he has received a return certifying as to the publication of the warning of this meeting and directed that that certification be recorded with the doings of this meeting in accordance with the requirements of Section 7-4 of the Connecticut General Statutes. A motion was made and seconded to put the one item on the agenda
before the meeting. Ms. Ketcham advised the audience that a brief but thorough presentation would be given by Steve Patten of the Nature Conservancy, Dick Emerson of Redding Open Land Inc. (ROLI) and Bill Alvarez, Redding’s Board of Finance Vice-Chairpman. Mr. Patten distributed satellite image photos of the subject land and of Redding and also a topographical map of the Levine property. Mr. Patten explained the benefits and details if the Town were to purchase the 54 acre Levine property in partnership with the Nature Conservancy (see attachment). Ms. Ketcham thanked Mr. Patten and introduced Mr. Emerson. Mr. Emerson said that ROLI has been around since the 1960’s. Its first project was Topstone Park and it’s most recent project was the Edward property on Sunset Hill Road. Ms. Ketcham thanked Mr. Emerson. She then commented that the Board of Finance has not recommended to borrow money for this purchase because it is
anticipated that money will be received from the approximately 14 acres that will be sold off and a grant from the Department of Environmental Protection. She then introduced Mr. Alvarez, Vice Chairman of the Board of Finance. Mr. Alvarez said that the town is in excellent financial health for the fiscal year ending June 30, 2007. There is about $3 million in undesignated funds. Ms. Ketcham noted that she has received letters in favor of this purchase from the Board of Selectmen, the Board of Finance, the Planning Commission and the Conservation Commission. Mr. Mazzucco requested comments from the public asking them to come forward to the microphone and state their name and address for the recording. Ms. Terry Karpen of Dayton Road said she is intimate with the property and questioned why they are dividing four lots out of the 14 acres. She would prefer to see three lots because it would be more aesthetically pleasing. Mr. Patten
replied that they had a number of people look at the property and from an economic viewpoint four lots would be the best value for the town. Mr. Emerson noted that they also had a proposal for a greater number of lots than four. No one else from the public spoke. Motion was made, seconded and carried unanimously to close the discussion. Motion was made, seconded and carried unanimously to appropriate a sum not to exceed $1,375,000 from the general reserves to purchase the Levine property off Glen Hill Road in partnership with The Nature Conservancy. The audience applauded. Motion was made, seconded and unanimously carried to adjourn the meeting.
Legal Notices
Warning
Notice of Special
Town Meeting
The Legal Voters in the Town of Redding, Connecticut, and those entitled
to vote therein are hereby warned and notified to meet at the Special Town
Meeting to be held in the Redding Community Center in Redding, Connecticut,
on Monday, June 25, 2007 at 7:00 pm for the following purpose:
1. To act upon the recommendation of the Board of Finance and the Board of Selectmen to appropriate a sum not to exceed $1,375,000 from general reserves to purchase the Levine property off Glen Hill Road in partnership with The Nature Conservancy.
To do any and all things legal and necessary to accomplish the above named purpose and to take any other action that may legally come before the meeting.
DATED at Redding, Connecticut this 12th day of June, 2007.
BOARD OF SELECTMEN
Natalie Ketcham,
First Selectman
Tina Miller, Selectman
Donald Takacs, Selectman
PROPOSED CONSERVATION LANDS for
THE NATURE CONSERVANCY and THE TOWN OF REDDING:
THE LEVINE PROPERTY
The Levine property occurs within the 57,000-acre Saugatuck Forest Lands project that The Nature Conservancy has identified as a conservation priority within the Lower New England Ecoregion. The project area includes 15,000 acres of continuous forest that the Conservancy refers to as a “matrix forest. Matrix forests encompass a mix of forest and other natural communities including wetlands, and by virtue of their maturity and good ecological condition, they have the ability to recover from periodic natural disturbances such as hurricanes, tornadoes, floods, and/or fires.
The matrix forest and other large blocks (>1,000 acres) of unfragmented forest within the Saugatuck Forest Lands Project provide important breeding habitat for a diverse array of bird species that require large expanses of forest for successful reproduction. Interior forest bird species known to breed within the Saugatuck Forest Lands are Scarlet Tanager, Wood Thrush, Hermit Thrush, Veery, Black-and-White Warbler, Worm-eating Warbler, Ovenbird, and Rose-breasted Grosbeak.
The Saugatuck Forest Lands Project encompasses one of the highest quality small coastal rivers of the west and central coastal basins in Connecticut, the Saugatuck River. Three smaller rivers within the upper Saugatuck River watershed, the Saugatuck, Aspetuck, and Little Rivers are each designated Class A River status because they contribute to a public drinking water supply. Because the upper Saugatuck River is widely recognized for its high water quality, the Department of Environmental Protection, Water Management Bureau, Planning & Standards Division has used a sampling station located near the junction of Routes 107 and 53 in Redding as its reference site for water chemistry and biological monitoring in the western coastal basin.
The natural communities within the project area are sufficiently intact and connected that a host of animals that have large home range requirements still thrive in the region. Although animals such as the black bear and grey wolf will likely never again permanently reside in this area, many other key predators still do. These animals include a full suite of avian predators and mammals such as red and grey foxes, mink, coyote, and even bobcat.
The project area is an invaluable natural resource for the people who work and live in southwestern Connecticut and especially for people like you who call the project area, encompassing nearly all of the Town of Redding, their home. Vistas of a rural landscape calm the nerves, soothe the spirit, and warm the heart. Many miles of trails through the landscape provide innumerable opportunities for passive outdoor recreation, nature study, and spiritual refreshment.
THE LEVINE 40-ACRE TRACT
The proposed conservation land will consist of 40 acres subdivided from a total of 54 acres now in 4 tracts. Several improvements, including two homes and several accessory structures all occur in the northwest corner of the property. All 54 acres, including the improvements, will be acquired by the Town of Redding and The Nature Conservancy. Approximately 14 acres, including all of the improvements will be sold to a third party, Redding Open Lands, Inc. (ROLI) who will separately subdivide, market, and sell the land and improvements to help defray most of the cost of the conservation land (details below).
The Levine 40-acre tract has access via Glen Hill Road from the north, Orchard Drive from the west, and Dayton Road from the south. The property is bordered on three sides by Centennial Watershed State Forest, the former Aquarion Water Company land that is now managed by the CT Dept. of Environmental Protection Forestry Division, Aquarion Water Company, and The Nature Conservancy. The Saugatuck Reservoir, the primary storage reservoir for the Aquarion Water Company’s Bridgeport system of reservoirs lies just 500 ft east of the property.
The property occurs within the Saugatuck Central Greenbelt as depicted in the Redding Open Space Plan 1998, prepared by the Redding Conservation Commission, a supplement to the Redding Town Plan of Conservation and Development. This Greenbelt extends from the Saugatuck Reservoir north along the main stem of the Saugatuck River and Tannery Brook to the northern limits of Redding. Protection of the Levine property will double the width of the greenbelt in this region where only a narrow band of conservation land, currently less than 500 ft., now exist.
The proposed 40 acres of conservation land includes both scenic ledges as well a series of wetlands and watercourses that capture runoff from west side of an unnamed hill that was once an orchard and is now a subdivision served by Orchard Drive. These wetlands help slow the rate of runoff, filter and cleanse the water, and capture sediment before it has a chance to enter the reservoir.
The entire property is forested and includes a variety of forest types that include hemlock associated with the ledges at the north end of the property, some oak and hickory in areas with well drained soils, and beach, maple and birch complexes in the areas with poorer drainage or associated with some of the wetlands and watercourses.
The entire property would be classified as Class I or II watershed land by the Department of Public Health because of its proximity to the Saugatuck Reservoir and an unnamed tributary to the reservoir.
PROPOSED USES:
The property will be managed consistent with policies of The Nature Conservancy at Devil’s Den Preserve.
The Levine property may provide for improved connections between Devil’s Den Preserve and the Saugatuck Valley Trail and guarantee that the trail corridor is a reasonable width to provide a sense of wilderness.
Hiking, snow shoeing, bird watching, and nature study are some of the opportunities that might be available to users of the preserve.
AGREEMENT BACKGROUND AND SPECIFICS:
The property has been listed by Caldwell Banker for several years; first as 4 parcels and later, just the three northern parcels including all the improvements.
Although these parcels were not identified in the Town’s Open Space Plan, they do lie within the Town’s Greenways plan as mentioned earlier. The opinion of Town Open Space Committee and the Conservancy representatives was that we should make an effort to protect most of the property in order to preserve the forest corridor and maintain the wetland functions of the hillside. We discussed an approach by which we could protect that portion of the land with the highest conservation value for the lowest cost possible. At the town’s request, John Hays prepare a preliminary subdivision plan for 4 or 5 lots on approximately 14 acres in the northwest corner of the property that encompassed all of the existing improvements.
ROLI agreed to use John Hay’s conceptual plan and retain engineering services to subdivide approximately 14 acres into no more than 4 building lots, market, and sell the lots; and return all net profits after direct expenses, back to the conservation purchasers of the property if Mrs. Levine would agree to sell.
In May, Mrs. Levine accepted the Conservancy’s offer to purchase the land for $2,750,000, well below the properties market value, subject to two conditions. First, that the Conservancy obtain corporate approval for the acquisition and second, that the Town of Redding agree to purchase an undivided 50% interest in the property for half the purchase price.
In exchange for the 14 acres, ROLI will remit all net proceeds from the sale of not more than 4 single-family building lots, shared equally, to the Town and the Conservancy. The sale of these lots, with improvements is expected to net approximately $2,000,000 (more detail follows).
The Town and the Conservancy will submit an open space matching grant application to the State Dept. of Environmental Protection requesting approximately $500,000; the requested amount will be 50% of the value of the conservation land based on two appraisals that have been ordered.
The cost to the town for this acquisition could be as low as $150,000 provided the State grants an award of $450,000 and ROLI nets $2,000,000 from the sale of four building lots. The worst case scenario is that we do not receive an open space grant and that the four lots sale for less than $2,000,000. The attached spreadsheet provides a range of scenarios.
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