nothin New Haven Independent | Parkside Village Application Abruptly…

Parkside Village Application Abruptly Withdrawn

Diana Stricker Photo

Doug Denes, chairman of Branford’s Housing Authority, said he was “absolutely dumbfounded that we are not receiving accolades” for a project to replace the dilapidated Parkside Village low-income housing.

Then, in an unexpected move, Denes withdrew the application at Thursday’s Planning and Zoning (P&Z) hearing just as the developers from Beacon Communities LLC were ready to present revised plans. The original plans met with questions from neighbors and town staff last month. The developers were hoping for approval of both a Planned Development District (PDD) and site plans by early November to meet an annual deadline for federal funding applications.

Denes decided to pull the application on the same day he received reports from Harry Smith, the town planner; and Shaun Heffernan, the town fire marshal, stating the plans did not fully comply with regulations.

Denes said he was particularly concerned when he learned that the newly submitted revisions did not address all the issues. “In light of the lack of support from the town planning staff, we just got the reports today, and the fire marshal’s report, we want to withdraw our application so we can preserve our options and explore other avenues to implement this project.”

Denes said the Housing Authority and Beacon will study their options and return with another proposal.

The Eagle later asked Denes if those options include looking at other properties instead of rebuilding at the 115 S. Montowese St. property that the Housing Authority owns.

“We’re going to look very seriously at what our options are, but it will be on this site,” he told the Eagle. Regarding a timeframe for a new proposal, he said “It could be months, but not a year.”

In other business, the P&Z delayed voting on the Pawson Road housing proposal since a resolution was not yet drafted. 

The commission also approved drainage improvements for the Shoreline Trailer Park near Exit 56. That property is currently for sale.

Denes: “A Really Terrific Project”

The first set of Parkside plans called for construction of one large building with 71 units to replace three outdated buildings containing a total of 50 units. Parkside Village 1, which was built in the 1970’s, houses low-income seniors and people with disabilities. The new building would have no age restrictions.

It was the size and height of the building that caused concern for neighbors and the town planner when the hearing began Sept. 15.  Neighbors also questioned the logic and safety of eliminating age restrictions.

The developers called an informal meeting with neighbors Sept. 29 to discuss revised plans that called for a smaller building with 61 units. Beacon personnel explained that federal money would not be available if the building was age-restricted.

Diana Stricker Photo

We have what we think is a really terrific project,” Denes (pictured) said at the beginning of Thursday’s hearing. We’ve been working on it a long time. We put an incredible amount of effort into this project. We have responded, we think, with sensitivity and seriousness to questions and concerns posed to us over three neighborhood meetings, Planning and Zoning meetings, and with the town planning staff and the selectman. I am absolutely dumbfounded that we are not receiving accolades for the work we’ve done on this project,” he said.

Denes thanked the supporters and tenants who were at the meeting. We’re not going away and the project is not going away,” he assured them.

His announcement apparently surprised the Beacon development team, who expected to make a presentation. Dara Kovel, president of Beacon; and Pam Goodman, CEO of Beacon (both pictured at left top photo above) were waiting to outline the revised plans. One of the team members spent about 20 minutes before the meeting setting up equipment for a power point presentation.

The meeting, which was scheduled for Canoe Brook Senior Center, was moved to the community room at Fire Headquarters to make room for the anticipated crowd, many of whom were waiting to comment.

The Housing Authority will have to wait another year to apply for funding through the federal program for low-income tax credits, which is administered by the Connecticut Housing Finance Authority (CHFA). Beacon’s CEO previously said that type of funding would not result in any construction costs for the town. She said Beacon applies for federal tax credits and then sells those credits to big institutions to raise the equity needed to finance the project.

Proposal Doesn’t Meet Town Regs

Diana Stricker Photo

Town Planner Smith (pictured above) told the Eagle the plans didn’t comply with some aspects of the Plan of Conservation and Development, or the zoning regulations for a PDD.

There certainly were concerns,” Smith said after the meeting. For example, he said neither the original nor revised plans addressed the need for public transportation for low-income tenants, or access to town services.

I think they made a significant effort on design issues,” Smith said in regard to the revised plans. However, he said there were still unresolved issues.

No Pawson Decision Yet

Diana Stricker Photo

A vote on the proposed affordable housing project at 239 Pawson Road was postponed Thursday until a resolution is drafted. A decision must be reached before Nov. 5. The commissioners agreed in spirit last month to deny the request and asked that a resolution be drafted stating the reasons.

Property owner Arsalan Altaf wanted to construct two buildings containing six units on a half-acre lot that is located in a flood plain and has an easement cutting through it. The property was previously termed an unbuildable” lot. Altaf filed a simultaneous request with the Zoning Board of Appeals (ZBA) for variances to build a single-family residence on the same lot, but that was denied.

Projects under the state’s affordable housing statute CGS 8 – 30g differ from regular applications, and don’t have to comply with local zoning regulations. However, a project can be denied if substantial issues of public health, safety and welfare outweigh the need for affordable housing. 

According to the statute, 30 percent of housing must be designated as affordable — in this case it would be two of the six units.

Exit 56 Trailer Park for Sale

Following a public hearing Thursday, the commission approved a small project that would correct drainage problems at the Shoreline Trailer Park at 509 – 545 East Main St. near Exit 56. The request was made by engineer Jeffrey Bord of BL Companies in Meriden.

Diana Stricker Photo

Bord, pictured above, explained there is an existing drainage problem in the northeast corner of the trailer park. “They were having some flooding issues,” he said

Two neighboring property owners objected to the proposal, citing concerns it could increase water run-off on their properties. Both said they knew the property is up for sale and are concerned about future changes in use.

P&Z chair Chuck Andres said permission for this project pertains only to the existing trailer court, and not any potential future proposals.

The 10-acre property was purchased in July 2015 for $1.3 million by the 509 Branford LLC corporation, according to town records.  One of the principals of that corporation is Michael Gray, founder of Pyramid Real Estate Group of Stamford.

Diana Stricker Photo

A for-sale sign on the property is pictured above. The area, which is zoned industrial, is not far from the previously proposed Costco commercial complex. BL Companies was part of the Costco development team.

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