Marcia Chambers Photo
Bill Horne (pictured), the town’s leading environmentalist, raised serious questions last night about the impact of a proposed Costco Master Plan on water run-off and water quality at two of the town’s most important watersheds. He said Costco’s current plan would fail before the Inland Wetlands Commission (IWC), which would deny the warehouse store a permit.
The issues Horne presented at the second session of the public hearing before the Planning and Zoning Commission (P&Z) will have to addressed by the developers if they hope to have their master plan considered. Typically, once the public comment portion of the hearing is closed, the developers have an opportunity for a rebuttal and a chance to answer issues raised by the commission and by the public.
“In my relatively extensive experience attending meetings of the Inland Wetlands Commission since 1996, I have never seen an application that proposed such a large amount of activity in the upland review area, (the area within 100 feet of a wetland) and I have repeatedly observed the critical scrutiny that the Inland Commission applies to any degree of activity in the upland review area. Based on my experience and observations, I suggest that the PDD Master Plan will have to undergo extensive revision before it will be able to receive an inland wetlands permit, so extensive that it will become a different plan.”
Bill O’Brien Photo
The commission agreed to keep the public comment and public hearing open until a special meeting April 30. Click here to read about the first public hearing.
Bill Horne Map
Overall, Horne’s presentation was the most significant testimony so far in the public comment portion of the Costco application. The watershed issues he presented riveted the P&Z board who listened intently from their seats on the stage at Branford High School. About 200 people attended the hearing which lasted nearly four hours.
Marcia Chambers Photo
About 40 people spoke to the commission, with slightly more than half (24 – 17) speaking in opposition to the Costco project. Also last night, a traffic engineer commissioned by the town, gave an independent analysis of the developers’ traffic plan, and made some suggestions for improvement.
Water Quantity and Quality Issues
Bill Horne Map
Using a set of his watershed maps, which Horne gave to the commission, he began by showing how storm water drains from the Costco site into two watersheds, eventually entering two of Branford’s most important watercourses, the Branford River and Jarvis Creek.
“The Branford community, collectively and individually, has invested heavily in protecting the natural resources in the Jarvis Creek watershed,” he told the commission. “Two generations of the Van Wie family (Raymond, Bill and Alice Van Wie) protected more than 100 acres of woods, fields, a pond and streams that reach from I-95 to Flat Rock Road by giving the land to the Branford Land Trust. The Town purchased the 400-acre Stony Creek Quarry Preserve.
These properties together with other donations and purchases protect almost 700 acres of the Jarvis watershed. Increased levels of contamination in stormwater leaving the proposed PDD site pose a threat to these resources.”
Horne, who sits on the select committee on open space, said he was speaking only for himself and not for any other group.
At issue is how Costco’s planners and engineers approached the water quantity and quality issues and whether they used the best approach to protect the town’s natural resources within two major watersheds. After studying the Plan of Conservation (POCD) and development and state manuals, Horne said Costco’s team had not developed their plan “according to the current zone standards using the modern storm water treatment techniques called for by the POCD.”
He noted that the Costco application proposes increasing the limit on the “percent of impervious surface area from the already high 60% that is currently allowed in the IG-2 zone to 76%, disregarding the negative impact of impervious surface on water quality.”
He said the increase in impervious surface area is “unnecessary” and said it will “increase the contamination of downstream wetlands, ponds and streams.” He suggested alternative ideas to solving the problem.
Costco’s team of engineers and environmentalists reportedly studied the Exit 56 area for months before submitting their plans. Typically developers first seek approval for their plans from the IWC who would ask them to revise their plans or turn them down. This has happened in the past. Twice.
However, the process is different with this application because Costco is seeking a Planned Development District (PDD) that would enable the developers to erect commercial buildings on a site zoned for industrial use. If the PDD is approved by P&Z, then Costco must submit detailed site plans to the IWC and then to P&Z. The plans were delivered to the town in February.
Horne raised the possible implications of this Master Plan PDD.
“Worse, approving this Master Plan could set up a situation where the applicant in this proceeding uses the approval of the PDD by the Planning & Zoning Commission as a basis for challenging Branford’s Inland Wetlands Commission and its regulations,” he told the P&Z.
He then made a suggestion to the P&Z. He noted that the POCD suggests agency co-ordination.
“I suggest that the Commission at least examine Branford’s inland wetlands regulations, which I have submitted for the record, and perhaps do more to coordinate with the Inland Wetland Commission in determining if the proposed Master Plan adequately protects Branford’s water resources.”
At the end of his presentation, he asked: “Can the Master Plan be built in compliance with Branford’s Inland Wetlands and Watercourses Regulations? Then he put it another way. “Should the Planning & Zoning Commission create a zone with standards that conflict with existing regulations of another land use agency?”
Bill O’Brien Photo
Horne (pictured), who has been instrumental in preserving Branford’s natural resources and in working with the Branford Land Trust, has the experience, background and savvy to make suggestions that developers and the P&Z will take seriously.
Horne told the P&Z Commission that he opposed adoption of the PDD “because the application and Master Plan contain elements that threaten the water quality of wetlands and watercourses downstream of the site and are thus inconsistent with the Plan of Conservation and Development’s goal of protecting water quality. Protecting wetlands and maintaining good water quality on the site is important, but in the case of the PDD, the more important resources needing protection are off-site.” The watersheds empty into Long Island Sound.
“The approach taken by the applicants to maintain water quality following development of the PDD area is diametrically opposed to the approach preferred by the POCD and the Stormwater Quality Manual,” he said, detailing the issues for the commission. The manual is the official state document for stormwater management.
Integrate Stormwater Management
Stormwater quality management in the area covered by the PDD “should be approached in the same integrated manner as the applicants applied to traffic design,” Horne said.
He told the hearing that the “The Stormwater Quality Manual” provides several strategies for reducing the hydraulic connectivity of impervious surface that involve the use of vegetated buffers. He outlined several other ways in which the developers might solve the problem.
He suggested, for example, relocating the north boundary of the Connecticut Shellfish parcel to incorporate some of the unpaved area between Connecticut Shellfish and Costco’s gas station. He said “adding a strip about 60 feet deep across the rear of the parcel would bring the Connecticut Shellfish Parcel into conformity. Similarly, the percent impervious surface area of the Hal Brown Parcel could be made conforming by adding area from one of both of the unpaved lots to either side of the parcel.”
Since the PDD involved a specialized site, Horne said he would go out on a limb to suggest that the commission deal with stormwater quality as well as stormwater quantity.
“In this case, though facilities are not defined, it is reasonable to infer that the term includes streams and ponds, not just hardened structures. I suggest that by analogy, the Commission should have to make a similar finding about stormwater quality and that the Master Plan should present a water quality treatment system that is sufficient to not overburden the facilities, i.e., the wetlands, streams and ponds, that are hydrologically connected to the site.”
Horne said the run-off of anti-icing chemicals from the proposed project can become an issue in the watershed area. “We have people on wells. There are adverse effects on human health.” He also said shellfish could be affected.
Afterwards, he gave a copy of his presentation to John Mancini, Costco’s main engineer. Mancini sat in the audience but did not speak at this session. Town Attorney Bill Aniskovich, who listened intently to Horne’s presentation, approached Horne afterwards. They spoke about the issues Horne raised, Horne told the Eagle. Costco made no formal statement at the second hearing.
Amos Barnes, president of the Branford Land Trust, echoed Horne’s concerns. Barnes said the Land Trust is concerned that stormwater run-off will harm the Land Trust’s open space properties and adversely effect water quality. He said the plan needs more “robust” treatment of stormwater run-off.
More Cars, Pedestrians and Bicycle Lanes
Traffic issues took the forefront at the beginning of the session.
Bill O’Brien Photo
David Sullivan (pictured), a traffic engineer with Milone & MacBroom, said the traffic data submitted by the developers was appropriate, but he made several suggestions about the proposed off-site road improvements. He also asked that more sidewalks and bicycle lanes be added.
The commission requested Sullivan to do an independent peer review of the developers’ traffic study and make suggestions for improvement.
Sullivan, who reviewed massive amounts of the developers’ traffic volume data, said “We feel the analysis was done appropriately.” In regard to parking, he suggested that some of the retail establishments could use “shared parking” to reduce the number of parking spaces. He also said the internal site circulation and off-site roads should be amended to add more sidewalks and bicycle lanes.
“It’s important pedestrians be accommodated. Nowadays, we’re not just trying to accommodate cars,” Sullivan said, adding that bicyclists must also be considered.
Sullivan said he spent significant time reviewing the proposed off-site road improvements and said the developers should take a more “holistic approach” to area roads and intersections. He said the proposed driveway from I‑95 South across East Industrial Road was “coming in at a skew” and there might not be enough turn room for trucks going to the Connecticut Shellfish Co. He also questioned whether the plans impair the ease of trucks turning in to and out of the TA Travel Center on Industrial Drive.
Sullivan said the proposed widening of the intersection of East Industrial Road and Leetes Island Road may impinge on the parking lot for the Stop & Shop market.
He said the Costco project could increase the number of pedestrians crossing Leetes Island Road from residential areas. He said the crossing area should be upgraded, and that sidewalks should be extended from Stop & Shop to the development.
In regard to the major intersection with Route 1 and Leetes Island Road he said “The mitigation they proposed along this section works,” but he said it does not maintain the current status. He suggested the developers “do a little bit more” to accommodate the anticipated increase in traffic volume at that intersection.
Sullivan also spoke about the analysis that will be done by the Office of State Traffic Administration (OSTA) if the PDD is approved.
He said OSTA will look at specific road improvements needed for the project and also look at phasing. He said OSTA will determine whether all the improvements should be done when Costco is built, or whether the ones needed for Costco should be done first and the ones necessitated by the other retails stores could be done later.
He also said the Local Traffic Authority will have input into the proposed road improvements and will work with OSTA. Route 1 is a state road; and Leetes Island Road and East Industrial Road are town roads. According to the OSTA web site, the Local Traffic Authority in Branford is the police chief and the police commission.
A Lively Debate
Josh Brooks, a member of the RTM, was among several people who said the developers’ master plan does not conform with the town’s 10-year Plan of Conservation and Development (POCD), which was issued in 2008. “It’s a plan that is working phenomenally well,” Brooks said of the POCD.
Linda Reed, who with Brooks is on the board of the Stony Creek Association, said “It’s not about popular vote, it‘s not about likes on Facebook, it’s not about tweets on Twitter, it’s not about the number of purportedly 2,000 subscribers or members of Costco who live in Branford. It’s a much more serious issue than that.”
Reed said the commission needs to look at the character of the community, the open space, the natural resources and the POCD. “It’s an issue of quality of life.” She also said the new retail stores would put a strain on the police and fire services and encroach on the inland wetlands.
Reed’s comments were lengthy and were interrupted by people who said she had talked long enough, but she was permitted to continue speaking.
Bill O’Brien Photo
Also speaking in opposition was Maria Storm(pictured), wife of Third Selectman Bruce Storm. Like several other people, she spoke about the need for the town to focus on the continued growth of the biotech industry in Branford. “How sad it would be to sacrifice the opportunity to be part of cutting-edge developments in biotechnology for the short-lived convenience of not having to go over the bridge once a month to buy toilet paper.” She was referring to traveling to the Costco store in Milford, which sells bulk items at lower prices.
Bill O’Brien Photo
Shirley McCarthy, a colleague from Yale, read a letter from Yale professors Thomas and Joan Steitz of Branford. They live in Stony Creek. Thomas Steitz won the Nobel Prize in Chemistry in 2009.
“We hope you will acknowledge what Branford already has developed — a regionally significant and statewide-recognized biotech hub. We fear that its further growth will be stunted by installing instead a retail shopping center at Exit 56,” the Steitz letter said. “We believe that the future for Branford is bright with the growth of biotechnology and precision medicine. Exit 56 represents an opportunity to enhance, rather than thwart, this promise for the future.”
Bill O’Brien Photo
John Opie (pictured), a former Republican first selectman and RTM member, said he disagrees with many of his Stony Creek neighbors who oppose the project.
“Eventually this property will be developed,” Opie said, adding that if the master plan is rejected, the land will likely be developed piecemeal without any coordination.
“Costco’s a good company,” Opie said, noting that he has relatives who work at the store. “Costco is an advantage to Branford,” he said.
Jen Zembrano, a member of the RTM, spoke in favor of Costco. “It’s only a plus to this town…. We should welcome them.” She said the commercial complex would increase the tax base.
Ed Prete, an RTM member from the 6th district, said constituents who contacted him are “overwhelming in favor of this proposal.” Prete said the commission should “consider all the positive impacts,” especially on the tax base.
Marc Riccio, an RTM member in the 6th district, said he wasn’t going to talk about water pollution, “I’m going to talk about common sense.” He said the Costco project has received “overwhelming support” from residents and it would have a bigger economic impact than biotech.
“The idea of turning this into a biotech community is a pipe-dream,” Riccio said.
Bill O’Brien Photo
Peter Black(pictured), who represents the 3rd district in the RTM, said the land will eventually be developed. “Personally I prefer this remain vacant land, but that is just not an option.”
Black said that “60 to 80 percent of the people in this town are in favor of Costco coming to town.” (He did not say how he arrived at these numbers.)
However, Black also said that traffic will be impacted, and that the commission should consider the effect of traffic from the Army Reserve Training Center that is being built on Route 1, not far from Exit 56.
Black said the claim that Costco would adversely affect businesses in the Town Center is “ludicrous,” because they are specialty shops.
Bill O’Brien Photo
Perry Maresca (pictured), chair of Branford’s Economic Development District (EDC), said the commission voted unanimously in favor of the Costco project. (The vote was taken although the item was not placed on the EDC agenda Wednesday morning.) He said projects like Costco, the proposed Atlantic Wharf, and the biotech companies all add to the economy and way of life in Branford.
“I think we can all agree that we want to increase our grand list by attracting strong companies and developments to town that will compliment and add to the unique, enjoyable way of life for the people of Branford,” Maresca said.
He said a mix of development is important. “We do not and we cannot expect to survive on bioscience industry alone,” Maresca said.
He also said the POCD is not a rulebook, it is a guide that went into effect in 2008. He said that no one at that time envisioned that a brewery and an upscale apartment complex would be the answer to the former Atlantic Wire factory on Meadow Street.
Maresca also said that the town’s Targeted Industry Study, commissioned in 2010, stated that one of the considerations for Exit 56 should be a mixed-use area.
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Watershed issues, my arse....that's a pig in a poke and one that smokes too. It's really shameful what people will come up with to thwart development and taxpaying entities.