Norwich ― The owner of one of the last remaining undeveloped parcels in the city’s business park hopes to create two development sites but would need permits to fill steep slopes and wetlands first.

The Inland Wetlands, Watercourses and Conservation Commission is reviewing a plan by property owner Sammy Piotrkowski to create two development sites on the Norwich side of a 77-acre property Piotrkowski purchased last December that spans the border of Norwich and Franklin. Forty-six acres are off the dead-end Myrtle Drive in the Norwich business park.

Norwich wetlands commission members walked the property last week and plan to discuss the proposed project at a special meeting at 7 p.m. Nov. 16 at the planning office, 23 Union St.

At the Oct. 5 wetlands commission meeting, David McKay, a project engineer for Boundaries LLC, representing Piotrkowski, told the commission the project would involve clearing 18.6 acres of the Norwich property and grading it to create a 4-acre site behind St. Jude Commons senior residential facility and a 1.4-acre site behind the FedEx property.

Piotrkowski, who now lives in Mystic, was a long-time Franklin resident and owner of Piotrkowski Auctions.

Piotrkowski said Monday he has no commercial users lined up for the proposed Norwich development sites and has no current plan to develop the Franklin side of the property, which has frontage on New Park Avenue in Franklin.

“I first have to determine how much land I have available to develop and then go to the city and surrounding properties and find out what’s most conducive to the site and the neighborhood,” he said. “The land is surrounded by a great deal of residential development, but the zoning is business park, which has a vast variety of uses you can do with it.”

Piotrkowski faces several obstacles in developing one of the last available parcels in the Norwich business park. The Norwich land has slopes ranging from 5% to 20% from east to west, and water drains westward toward the Franklin portion of the land he owns.

McKay told the wetlands commission the project would entail clearing 18 acres, filling about 7,000 square feet of wetlands and regrading the sloped land to create the 4-acre development pad and relocating an intermittent stream by creating a drainage channel to direct the water around the proposed development site.

McKay told the commission that two water basins, seeded with wetlands plants, are proposed for the bottom of a slope at Dominican Drive in Norwich for stormwater management.

City Planner Dan Daniska said the commission will discuss the proposed development at the Nov. 16 meeting, but it’s uncertain whether the commission would be ready to vote on the application that night. The planning office referred the plan to officials in Franklin because the property spans the border and it has not yet received comments from that town, Daniska said.

Kevin Brown, president of the Norwich Community Development Corp., said the Piotrkowski property conditions exemplify the status of any remaining land in the Stanley Israelite Norwich Business Park. The business park is more than 90% occupied in both building availability and available land. Brown said Piotrkowski’s land will take a lot of work to create what he estimated to be development sites for about 100,000 square feet of commercial space.

“This is it, and it’s not simple to get to,” Brown said of any further development in the business park. “Well before Piotrkowski, I told everyone the remaining land is topographically and wetlands challenged.”

NCDC is developing a second business park on 384 acres of former farmland, woodland and commercial property in the Occum area. The project has been criticized by neighbors and others, who have said the city should concentrate on filling the current business park and vacant buildings first.

c.bessette@theday.com