Conceptual layout of the proposed Business Park North business master plan district in the Okcum section of Norwich. (Image credit: Henry Resnikoff of RFP, Inc.)
Norwich — Permits are underway for a proposed $24 million 384-acre second business park in Occam, against what many say will ruin a quiet corner of Norwich. , the neighbors are raising objections.
The first opportunity for public comment will be at the neighborhood meeting on Wednesday at 6:30 pm at the Norwich Worship Centre, 165 Roller Lane. A representative from Norwich Community Development Corp. will explain the plans for Business Park North and answer your questions.
Wednesday’s meeting will be less formal with more interaction between project stakeholders and audience than the City Council Zoning Commission hearing on Monday, December 5 at 7:30pm at Kerry Middle School, Mahan Drive 25 .
In Norwich, the City Council acts as a zoning board, handcuffing aldermen and Mayor Peter Nystrom from discussing projects outside of public hearings and zoning board reviews.
Nystrom, Alderwoman Stacy Gould and Alderman Swaranjit Singh Khalsa, who are voting members of the NCDC Board of Directors, had to withdraw themselves at a recent meeting and skip discussion of the executive session as the project neared the approval stage. I didn’t.
The City Planning Commission should submit recommendations for the proposed Business Park Master Plan to the Zoning Commission. The commission plans to discuss the plan at a meeting at City Hall on November 15 at 7:00 pm, but there will be no hearings at that time.
NCDC has an option to purchase 17 properties from M&A Holdings LLC and Byron Brook Country Club LLC for $3.55 million. The owners unsuccessfully purchased properties, including the former Tarik Farm and Doolittle Farm, for a golf course resort and housing project in the early 2000s. The lot is currently zoned for planned development or general commercial development.
The NCDC option expires on December 31st. NCDC hoped to secure federal funding this summer as part of a larger and unsuccessful local federal grant application. NCDC president Kevin Brown said the agency remains committed to alternative purchasing avenues.
Meanwhile, NCDC and property consultant Henry Resnikoff are working on designs and permits. The City Council’s Zoning Commission has approved zoning rules for the Business Master Plan District in April 2021.
A conceptual master plan map, submitted in September, shows the property divided into potential development lots, including 12 buildings ranging from 9,000 square feet to 500,000 square feet.
The plan calls for rebuilding the 18th exit ramp of Interstate 395 off Route 97 to create a designated main entrance to the business park. A roundabout is proposed where the new road crosses the Canterbury Turnpike to keep business park traffic off the country road.
148 property owners adjoin 17 business park lots on Route 97, Canterbury Turnpike, Scotland Road, Roller Lane and Okcum.
Dozens of residents have joined Facebook forums to voice their opposition to the project, rallying residents to participate in public meetings. It promises to circulate a petition to submit to the city council’s zoning committee projects that some say are ruining and disrupting wildlife habitat.
Opponents questioned the need for a second business park, citing the current Stanley Israelite Norwich Business Park and vacant commercial and industrial buildings elsewhere in the city. Others questioned the promise of unexpected property tax benefits if the city granted generous tax cuts.
Samuel Browning, a local lawyer and former alderman, is the keeper of Scotland Road. “I’m probably in the minority in that I’m not against this,” Browning said. But he has questions and concerns, especially about access roads and traffic.
“I hope they finish the highway ramp,” Browning said. “If they can’t get access from day one, they’re screwed. More opposition.”
Browning also said the first city business parks are nearly full as the city allows condominiums and multifamily homes. “They turned most of it into condominiums.”
Pastor Jeff Sharp of the Norwich Worship Center said his neighbor asked the church to host a neighborhood gathering. The church seats about 200 people. You can even set up an overflow his video viewing room downstairs if you want.
According to Sharp, the congregation, which has about 120 to 130 active members, doesn’t discuss business parks much. The church itself sold the lining to a former golf course project in 2007. Sharpe said the church uses a large lawn overlooking the development for barbecues and youth activities.
“We’ve known for years that something would be built around us.
NCDC President Brown said project officials will give an informal presentation on Wednesday and answer questions. They will discuss impacts on residents, buffer zones, and proposed public cycle and pedestrian paths.
Mr Brown said authorities will assure residents that construction is not imminent. The project requires local, state, and federal permits, including access road approval from the State Department of Transportation. NCDC plans to apply for federal funding again in the spring.
Brown said he understands concerns about traffic on residential roads and said the proposed access road would come first.
“I never intended to put the cart ahead of the horse,” Brown said. “Yes, I understand your concerns about traffic patterns.”
c.bessette@theday.com
Fact Box:
Upcoming public conference on the proposed Business Park North in the Occam area of Norwich:
Wednesday, November 9: Neighborhood meeting with Norwich Community Development Corp. staff, 6:30 pm, Norwich Worship Center, 165 Lawler Lane, Norwich.
Tuesday, November 15: Commission on City Planning to review master plans for proposed projects, 7:00 p.m., Norwich City Hall, 100 Broadway. No public hearings.
Monday, December 5: City Council Zoning Commission Hearing and Possible Voting by the Zoning Commission on Proposed Business Master Plan, 7:30 PM, Kerry Middle School Auditorium, 25 Mahan Drive.
