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08/31/2020 12:00 AMLawn signs upholding a call to stop denser residential development along the Branford River are the latest layer of opposition facing two proposals that will continue public hearing review by the Planning and Zoning Commission (PZC) on Thursday, Sept. 3 during its regular meeting at 7 p.m. The meeting can be accessed via Zoom with connection information published with the meeting agenda at https://www.branford-ct.gov/
Neighborhood organizer Pat Dugan of Harding Avenue said she started the effort to raise awareness among area residents when the proposed 30-unit Tidal Basin on 1.24 acres at 4-6 Indian Neck Road headed to the PZC earlier this summer. More concern was added to the cause in July, when another applicant brought in the proposed 147-unit Mariner's Landing at an 11.25 acre site on Maple Street, which feeds into Indian Neck Avenue.
Area residents have concerns about population density and increased traffic as well as what they feel is lack of adequate parking (at Tidal Basin) as well as issues of flooding, pedestrian safety and added environmental pressure to the Branford River basin.
In 2015, the PZC approved the Atlantic Wharf mixed-use development on the Branford River corridor to include 10 buildings with over 200 residential units on 7.7 acres at Meadow and Montowese Streets. Litigation between the developer and property owner has detained construction start; with a new court date now set for July 2021. Zoning plans approved for Atlantic Wharf remain valid into 2022.
Tidal Basin, Mariners Landing
As previously reported, applicant Edward Crowley of Branford is asking the PZC to amend an approved three story, 34-room hotel at 4-6 Indian Neck Ave. to instead allow for Tidal Basin, a three-story 30-unit multi-family building. Crowley also owns and operates Stony Creek Brewery (SCB) at 5 Indian Neck Ave. Both the brewery and proposed Tidal Basin development fall within the PZC's 2018-approved Branford River Planned Development District (PDD).
Branford PZC opened the Tidal Basin public hearing on July 2, 2020. Since then, members of the Tidal Basin development team have been addressing concerns raised by neighbors through their discussion with the PZC and working with town staff. However, Dugan says measures offered such as "traffic calming" won't stop the numbers of vehicles that will be added to the area; which is already under pressure due to added traffic from the successful SCB, also owned by Crowley, which reportedly brings in 300,000 visitors annually.
Neighbors also say they are concerned about further changes to their quality of life they feel has brought by the success of SCB, including what they say is sometimes dangerous traffic and longer periods of it due to the brewery's extended hours of operation; as well as enduring periodic live musical entertainment noise, especially during some outdoor concerts, which also draw big crowds. Dugan said residents on area side streets such as Maple, Kirkham and Rogers, are already dealing with undesirable increased traffic conditions caused by vehicles traveling from I-95 to SCB. Dugan also said that developers pointing to the expectation that pedestrian access to the nearby rail station would mean residents at the proposed multi-unit buildings would have less commuter vehicles doesn't take into consideration using your car to travel to the grocery store or to visit other areas where trains don't run.
The Mariners Landing application submitted by Sal Marottoli of Branford/Mariners Landing LCC asks the PZC to further modify approved 2012 changes to the 2001 master plan of development for the Anchor Reef PDD, which abuts the Branford River PDD on one side. In 2012, the PZC approved a request to amend the Anchor Reef PDD from having a proposed 90-room hotel on the parcel in favor of allowing two 30-unit buildings. The 2020 application now seeks to amend the PDD to bring in four buildings with 147 residential units and some commercial spaces. The PZC public hearing for Mariners Landing opened July 16, 2020.
Zip06/The Sound reached out to members of both development teams for comments beyond public hearing discussions with the PZC but did not receive a response.
Bringing Residents' Concerns to the PZC
In June, Dugan went door to door with to alert area neighbors to the changes proposed for Tidal Basin, bringing a petition with her. She said others heard about the petition and came to her home to sign it. Dugan gathered 87 signatures with concerns listed and submitted it to the PZC. She said those concerns have since been compounded by the proposed Mariners Landing.
Dugan said that a few months back she had no idea she would be spearheading an effort to raise awareness among her neighbors and seek their input on a zoning issue; much less trying to rally that support during a pandemic when regular public meeting channels have changed to include COVID-19 virtual protocols.
"I totally understand that it's the Planning and Zoning Commission's responsibility to make this decision. But I really feel we're at a disadvantage; so I'm reaching out anywhere. I have to try," Dugan said.
In addition to the petition, Dugan has been asking those with concerns to write to First Selectman Jamie Cosgrove, the PZC and local media. In August, she purchased 65 "Stop Branford River Overdevelopment" lawn sign and quickly fielded requests for them from residents who have put them on display at homes surounding the proposed development sites.