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06/11/2019 12:00 PMPreparations for a hotel on Universal Drive moved forward at the Planning & Zoning Commission (PZC) June meeting, though the developer’s failure to follow through with a previously promised easement on riverfront property left many members of the North Haven Trail Association (NHTA)—and PZC—disappointed.
Cinemark, which operates a cinema on the Universal Drive site, is partnering with Hampton Inn and Suites to build a four-story hotel with 105 units on a lot adjacent to Cinemark.
The PZC had granted an amendment to its regulations for land requirements for the building of a hotel in January, Cinemark has come back to re-subdivide the property. On June 6, the company was back before the PZC asking to re-subdivide its three lots at 550 and 570 Universal Drive North into five.
Civil engineer for BL Companies John Schmidt presented Cinemark’s application to the commission.
“What we propose to do is subdivide parcel two into three parcels so we have a total of five [on the lot],” Schmidt said.
The parcel in question contains the north entrance to the Cinemark, some parking spaces, and an unoccupied grass field.
Because of the smaller size, the new parcel five could then be rezoned for light industrial development. The Inland Wetlands Commission has previously approved Cinemark’s plan.
“They were poised to make the application for the hotel, as they are now. Then Cinemark had some questions about their ability to get the additional lot…and they wanted to make sure that they could get that extra lot,” said North Haven Land Use Administrator Alan Frederickson.
Creating the extra lots allows Cinemark to make tweaks with lot line alterations in the future, should the need arise. In the future, Cinemark could come back with a proposal to add another tenant on what is now parcel two.
“I just don’t want to hamstring us later on,” said Schmidt.
While the PZC was receptive to Cinemark’s proposal, members also brought up the issue of an easement that had previously been promised to the NHTA.
“It’s been over four years since Cinemark’s first approval application,” said Vice-Chairman Ron Penton. “As part of that [approval], Cinemark seemed happy to grant an easement to the trail association. Since then, you’ve come back and asked permission for additional subdivision approvals, which we granted, for reduction of bonds, which we granted. We still don’t have the easements.”
The easement would grant the NHTA access to land owned by Cinemark along the Quinnipiac River, extending the length of trail association’s existing trails.
“I did speak with staff about this,” Schmidt said. “They’ve been negotiating back and forth and my understanding is everybody’s in agreement, but it’s just a matter of the attorneys dotting the i’s and crossing the t’s.”
Several members of the NHTA spoke out at the June 3 meeting to say that the town should not grant Cinemark’s request until the easement promised to them is fulfilled.
“They really need to live up to the bargain, which they haven’t done so far,” said NHTA Vice-President Hugh Davis.
“Each time I have been led to believe [the easement would be granted it has not happened,” said Bryant Munson, a member of the NHTA’s board of directors. “I am here to urge you not to give Cinemark what they want until they honor their prior commitment.”
The PZC considered approving Cinemark’s subdivision on the condition that the process of granting the NHTA its easement is completed.
Since they are two separate issues, PZC attorney Jennifer Coppola suggested that the commission should not go forward with the condition. The PZC voted unanimously in favor of the subdivision without condition and Penton asked Schmidt to convey the town’s disappointment regarding the easement to Cinemark.
“At least parts of the town…would like to see this happen sooner rather then later,” he said. “We’d like to see a good faith effort.”