This Parcel is zoned mixed use.  The current West Haven code requires that any development requires an MDA, and they prefer to have a concept plan attached.  There is an MDA currently in place that will allow for a 137 unit apartment project.

The Next Steps will be Preliminary Plan/Site Plan and the Final Plat/Final Site Plan (Including Construction Drawings) would follow the normal city process as outlined in the Gantt Chart below.

We are currently on hold because of the questions with Secondary Water and a Fire Access issue, but the timeline below was based on starting in the next month and is representative of the general timeline.

‍Preliminary Plan Requirements

‍Final  Plat Requirements

‍Site  Plan Requirements

‍West  Haven City Code

‍Zoning Map

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A townhome project, with 75 individually platted units and private roads has been contemplated and vetted through the city.  It fits within the zone, but would require an amendment to the MDA.  There is an amendment for townhomes currently being reviewed by the city.  After staff approval, it would have to go through Planning Commission and City Council.  A commercial use would also fit within the zone, but would require an amendment to the MDA as well.

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This Survey was performed in 2022.  There are no major concerns. The only item to take into consideration is the fuel easement on the North Side, but it does not affect the Apartment plan.

A geotechnical investigation was performed by Gordon Geotechnical Engineers in 2022, and if required an updated version could be provided
The major findings are shown in the summary below but should not cause significant impact to the design.

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A Phase 1 was performed in June of 2022.  There were some discovered issues on the property to the East, but all have been mitigated and closed or otherwise determined to not affect this property.  

"This assessment has revealed no recognized environmental conditions in connection with the site."

From our previous Title Commitment, the following exceptions were included: #10 - a Notice of Lease from 1979 that we assume is no longer relevant.  #11 is a Subdivision Plat that shows easements, but none are relevant.  #12 is a Special Warranty Deed that includes the following deed restrictions: C-store, truck/trailer repair, adult-oriented business, or a restaurant.  #13 is the Deed of Trust for the previous owner's loan. #14 is for a 24' Fire Access Easement (as shown below) that is actually not on our property, but the property to the East but benefits our property.  #16 is the Construction Registry, but there are no notices filed.

Title  Report

Exceptions

The Seller's Disclosures from the previous sellers are pretty benign and don't show anything of concern. They do mention (which we have since discovered was erroneous) that: "Bona Vista can provide (Secondary) if you provide evidence that there are no other options.  There are no options to our knowledge."

The Seller's Disclosures from Steward match except for the above mentioned error.

The Geological Survey shows that the Property does not have any wetlands on or around it.

‍Wetlands Map

Dueto a recent update in the FEMA Flood Plain Map, this propertyfalls almost entirely within the flood plain. A flood plain study was performed by Bowens Collins & Associates toidentify the required fill to bring it out of the flood plain.  This document shows a "preliminary"and a "worst case" version. Bowens Collins have confirmed with FEMA that the Preliminary isaccurate.  We have done a preliminaryfill analysis to bring the building pads out of the flood plain.   To get out of the flood plain, buildingswill have to be built 1' out of the flood plain as shown in the study andcalculatoins.  To have the property showout of the flood plain on the map, the actual construction will have to be doneand then it's about a 9 month process to get it approved by FEMA and get aLOMR (Letter of Map Revision).  Theproposal we recieived from Bowens Collins to finish the process was $24,500which includes an $8000 application fee.

‍FEMA Flood Plain Map

Themajority of the utilities are in the publicstreet in front of the property.

The utilities of concern are Sewer,Secondary and Storm Water.

There is a gravity sewer line in front ofthe property but, downstream, it flows through a private lift station in theOutlaw Saloon's parking lot.  As that ispresently inadequate for even current demands, the city is requiring that to beupgraded.  We have permission from theowner and are in the process of getting design and estimates for an upgrade.

The current stormwater flows into UDOTproperty.  UDOT has said they will notallow new development to drain into their property, and there is no currentsystem.  Stormwater will have to beretained on site.

Secondary water is now a requirement forBona Vista, shares will be purchased from the Old Wilson Irrigation Company andan independent secondary system will have to be installed.

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Utility  Map ALTA Survey

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Secondary was originally a problem, as we did not have shares, but we have since identified shares with the Old Wilson Irrigation Company, which they say we are entitled to, if we just pay the fees in arrears.

Sewer will not offer a will serve letter at this time, but have verbally assured us that if we upgrade the private lift station, then we will be fine.

Bona Vista will not provide a letter until engineered plans are provided.

WH - Will Serves.xlsx

Impact Fee Spreadsheet.xlsx