nothin New Haven Independent | P&Z Acts on Subaru, Ecology Park and a Tiny…

P&Z Acts on Subaru, Ecology Park and a Tiny Lot by the Sea

With Permission

Proposed Solar Modules Grid outlined in yellow atop Ecology Park.

A new Subaru dealership gets the green light, a developer using the state’s affordable housing statute to build on a small “unbuildable” lot does not (for the second time) and a solar panel system designed to sit atop scenic ecology park runs into “view” trouble and awaits further discussion.

These were the major actions taken at a Planning & Zoning (P&Z) Commission meeting held earlier this month at Fire Headquarters.

Bob Alvine, president and general manager of the dealership, told the Eagle at a recent Inland Wetlands Commission meeting that he hopes to begin construction on the dealership this spring. The P&Z approval was the final one for the new Subaru headquarters on Main Street, a dealership that will also include a Subaru heritage museum.

State-of-the Art Subaru

The new dealership would include a large service drive-through lane, express service, more than 30 service bays and a Subaru heritage museum. It would be built on two lots across the street from the existing dealership at 150 N. Main St.  Two buildings at 155 and 165 N. Main would be torn down and replaced by the new facility.  An office building at 175 N. Main St. would remain.

In other action the P&Z engaged in a lively discussion about the development of a tight solar grid that Solar City Corp. wants to erect on town-owned Ecology Park property at 100 Tabor Drive. The solar panel based electrical generating facility would provide power to town of Branford facilities.

Glorious Views vs. Solar Overlay

First Selectman Jamie Cosgrove announced the arrival of the solar grid more than two years ago, in 2015. Since then it has encountered various troubles, including one problem from the Fire Marshall that typically may end an application. In this instance it was determined that a fire truck would not have enough space to turn around. But officials connected to Solar City said they working on fixing that problem. 

Ecology Park has been transformed from town dump to a scenic park high above Branford. As it turned out, the proposed solar panel facility now pits gorgeous views against solar need.

P&Z chair Chuck Andres said the commission would take a one month pause to look into the solar panel-gorgeous views conflict.

The question is whether or not the use of the park and the unique viewing location will be compromised beyond further use, and whether or not an alternative site could be used to maximize more power? A third alternative would be to close the park and lease the entire area to generate more energy for the town.

Paul Muniz, the chair of the Solid Waste Management Commission, which has jurisdiction over the town dump, told the P&Z that his commission fully supports the project, but has concerns regarding the design of panels. He noted that the project seemed to have disappeared from view over the past two years.

He described Ecology Park as a place of high elevation, with many trees and uniquely situated. The implementation of the solar array “will significantly change the functionality of Ecology Park,” he said. He said a solar panel installation will change the nature of the park, giving it a more “green industrial look.

“The town of Branford did spent $195,000 to make Ecology Park,” he said, adding that the “ unique viewing location will be compromised beyond further use.” He said an alternative site might be used to maximize more power? Or perhaps the town should close the park and lease the entire area to generate more energy for the town.

He reminded the commission that a Hartford attorney and lobbyist approached the town attorney, Bill Aniskovich, and presented a plan to provide a solar array to the park. That was in 2015. “This is the first time any design has been presented for the project.” The attorney has been identified as Paul Michaud who has extensive experience as a registered lobbyist on renewable energy policy matters that come before the Connecticut state legislature. 

Environmentalist Bill Horne said if it came to preserving views versus creating solar panel energy, he would urge the commission to go for solar energy, a commodity long overdue for the town.

Horne said he recognized the difficulties that this project will raise. “The park does have great views.” He said he personally would be willing to give up the view “in order to have some renewable power for the town.”  He said it also made sense to install solar panels on the roofs of two town projects expected to get underway soon: the Walsh Intermediate School and the Community/ Senior center. He also suggested that solar panels be used on other town buildings as the roofs on those buildings needed to be replaced.

Muniz said the solar system is “great for the town but not great for the park.” The discussion was continued until the P & Z meeting this Thursday at 7 p.m. at Fire Headquarters.

“Unbuildable” Affordable Housing Lot Returns

A small lot near the Branford River previously deemed “unbuildable” is back in the news again as the town’s P&Z for the second time in three months denied the owner’s request to build.

In November, the P&Z denied a request from Pawson Point LLC for an affordable housing special exemption modification.  The commission based its decision on an eight- page resolution, which listed conclusions and opinions from several experts, including the town’s land use attorney, the town engineer, the fire marshal, and an environmental analyst from the state.

Earlier this month, the P&Z again denied the application from Arsalan Altaf, the property owner, who wants to construct his affordable housing project at 239 Pawson Road. Altaf,  who lives in Middletown, has also applied to the Zoning Board of Appeals for a variance to build.

In his most recent application to the P&Z, the P&Z again said no, issuing a 17- page resolution this time. The P&Z approved the denial unanimously, saying there was risk of harm to the tidal wetlands and to public safety.

In its resolution, the commission wrote that the applicant has refused to provide an adequate proposal for the management of stormwater to be generated by the project, “despite several requests for this information.”

In addition, the resolution says the applicant has refused to provide information on earth removal and on soil testing results. The resolution says the town’s Fire Marshall has “requested specific additional information that the Applicant refused to supply.” The application, the resolution says, has proposed one affordable rental unit, a two-bedroom until that is approximately 550 square feet of habitable area, which is much smaller than the usual two bedroom size.

“Therefore, because the Applicant has refused to provide the necessary information to the Commission for its assessment of the environmental impacts of the Project, the Commission denied the application, adding the applicant had not provided sufficient information to protect the Tidal Wetlands and the site from environmental damage as a result of the project’s stormwater discharge and drainage and its construction activities.”  Overall, the commission held that the denial of the application was necessary because there were “substantial public interests at stake,” namely the protection of the tidal wetlands and public safety.   

Altaf simultaneously requested several variances from the Zoning Board of Appeals (ZBA) to build a single-family residence on the same lot.  The 1/2-acre property is about 200 feet from the Branford River, and is prone to coastal flooding. It has tidal wetlands, and an easement to adjacent state-owned open-space property.

Altaf is represented by attorney Kevin J. Curseaden of Carroll, Curseaden & Moore LLC of Milford; and also by attorney Kristina Porter, an associate with the firm. Curseaden also represented Charles Weber and Al Secondino in their unsuccessful plans to build six commercial businesses near what was a proposed Costco on a Planned Development District at Exit 56. Two weeks ago Costco formally withdrew from the Branford project.

Altaf has now been denied twice by the P&Z and once by the ZBA. He has appealed the ZBA finding to New Haven Superior Court. Attorney Porter recently sought a one month delay before that court.
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