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10/16/2017 06:33 AMThe latest plans to develop a brand-new, expanded Parkside Village I affordable housing complex will be the sole subject of a Planning and Zoning Commission (PZC) Public Hearing set for Thurs. Oct. 19, 7 p.m. at Branford Fire Headquarters, 45 North Main St. The hearing will take into consideration input from the public both in person or submitted in writing.
The two-part application, made by developer Beacon Communities (MA) and property owner Branford Housing Authority (BHA), seeks a Zoning Regulation amendment, under the state’s Affordable Housing Land Use Appeals statute (CGS 8-30g) to redevelop Parkside on land at its current location, 115 South Montowese St. The second application seeks a Zoning Map Amendment, also under CGS 8-30.
This is the second attempt within one year for BHA and Beacon to apply to the PZC to replace the 50 units at 43-year-old Parkside Village I. As with the first attempt, the project hinges on receiving federal funding which has a November application deadline and also requires changing the complex’s population to add affordable housing openings for families. Parkside’s current mix of affordable housing is restricted to senior citizens and adults with disabilities. Parkside is overseen by all-volunteer BHA and currently managed on a daily basis by Merrit Properties.
In October 2016, BHA withdrew its first Planned Development District (PDD) application attempt to expand and redevelop Parkside Village I, in part due to several areas of concern outlined to the PZC by Town Planner Harry Smith. Smith described four major issues among zoning amendments requested in the 2016 PDD application: increasing development density, reducing parking requirements, increasing building height (from 30 feet to 40 feet) and reducing a rear setback from 30 feet to 10 feet. He also noted the building would be out of character with the R3 zone, and more akin to a commercial building, especially with its one-lot, 89-space parking plan. The 2016 plan had called for one L-shaped, 71-unit building topping 40 feet (three stories) to replace a current mix of efficiencies and one-bedroom units with 35 one-bedroom units and 36 two-bedroom units. The new project, as shared by Beacon Communities at http://courb.co/parkside, calls for new construction of a “re-oriented” building with approximately 67 units on the South Montowese Street side.
Additionally, the 2016 PDD application was opposed by a concerned citizens’ group. The citizens spoke out at public hearings and have continued to rally in opposition; including raising questions on the process and procedure leading up to plans for the project. The citizens recently placed lawn signs in the vicinity notifying of the Oct. 19 public hearing and topped by the message, “Stop Massive Redevelopment of Parkside Village.” The lawn signs also reference a Facebook group page which opposes the project, Branford Leaks.
The new Parkside application takes into consideration issues raised by Smith in 2016. A key change to meet some of those concerns arrived last month (Sept. 2017), when the Representative Town Meeting (RTM) gave final approval to a land exchange between the town and BHA. The exchange corrected boundary ownership involving land at the rear of Parkside Village I and the town’s Sliney baseball field. Due to past land record inaccuracies, a portion of the field that was being utilized by the town actually belonged to Parkside Village I. The exchange corrected the issue, giving the town full ownership of the field in exchange for a slice of town land at the rear of the housing complex. The adjustment allowed for a setback to help facilitate the newest expansion plans.