P&Z’s Full Plate: Housing, Playground, Laundry & Maybe a Meat Store

Branford’s first Incentive Housing moderate-income apartments are closer to reality as the Planning and Zoning (P&Z) Commission reviews plans submitted by developer Alex Vigliotti.

The proposal would allow two existing office buildings on Summit Place to be converted into a total of 35 apartments, including seven that would be designated for moderate-income. Vigliotti’s request for an Incentive Housing Overlay District (IHOD) was approved by P&Z in January, becoming the first area of town to have the new zoning designation. Now the specific plans are being reviewed.

The IHOD request was one of several public hearings held by the P&Z Thursday at the Canoe Brook Senior Center. No decision was made on a request to turn the Clockwork Antiques building on Route 1 into a laundromat, a move that was opposed by the owners of the adjacent Bill Miller’s Castle.

In other business, the P&Z approved a request to build a new playground at the First Congregational Church in the Town Center. There was also an informational discussion with the owner of Ferraro’s Market in New Haven regarding a possible small satellite pick-up store for online meat orders.

Seven Moderate Income Apartments

“This is the second step of our previous approval which was a zone change,” said Vigliotti’s attorney, Nicholas Mingione, of the Fasano, Ippolito and Lee law firm in New Haven.

Plans call for converting two vacant office buildings at 14 and 22 Summit Place into a total of 35 apartments, including seven designated for moderate income people. Mingione said the IHOD monthly rental prices would be $862 for a studio apartment; $1,033 for a one-bedroom unit; and $1,260 for a two-bedroom unit. He did not disclose the rental prices of the other apartments.

Mingione called the Summit Place proposal an “ideal project for Incentive Housing.” He said due to the economic downturn, the office buildings were mostly vacant, with only one recent tenant.

The IHOD program was created by the state in 2007 as an incentive for towns to develop new affordable housing regulations, particularly for moderate-income families. Branford received a state grant of $50,000 to update zoning regulations, including Incentive Housing, which went into effect in 2011. At least 20 percent of the units must be affordable for households earning 80 percent or less than the median income for Branford.

Vigliotti originally asked for the IHOD to also include an adjacent vacant lot at 21 Summit Place where he would construct two additional apartment buildings. The P&Z denied that part of the request. During the public hearing in November,  area residents expressed concerns about increased traffic and stormwater runoff from the larger project which would have included a total of 115 apartments. 

The Summit Place cul-de-sac, which is zoned Commerce Park, is across from McDonald’s on Route 1 in the Branford Hills section of town. Properties in the vicinity include Branford Hall Career Institute, single-family residences, Thimble Island Apartments and Jefferson Woods condominiums.

Project engineer Steve Dietzko, a vice president at Milone & MacBroom Inc. of Cheshire, said there will be 52 parking spaces, and that they removed some of the paved area so there will be less impervious surface. He said new landscaping will be added.

Architect Ray Sullivan, president of the Sullivan Architectural Group in Fairfield, said exterior upgrades will be made. “Our goal is to make the buildings look more residential,” he said.

Town Planner Harry Smith said it is important to extend the existing sidewalk so it will connect to the bus stop along Route 1. He said access to public transportation is a component of IHOD housing. The development team agreed to that stipulation.

There was no public comment. The hearing will be continued at the May 19 meeting.

Dirty Laundry

Considerable public comment was made about a proposal to convert the Clocktower Antiques building at 824 Main St. into a laundromat.

Attorney Robert Harrington presented the plans for applicant Christopher Balestracci, who owns laundromats in East Haven and Hamden and has 25 years in the laundry business.

Harrington said there would be no exterior changes to the building. There would be 45 washing machines and 45 dryers; plus nine commercial washers and six commercial dryers. The facility would be open seven days a week from 7 a.m. until 11 p.m. There would be no dry-cleaning service.

There would also be a pick-up and drop-off service that runs from 8 a.m. until 6 p.m. Mondays through Saturdays.

Assistant Planner Rich Stoecker said the project has already received approval from the Water Pollution Control Authority. 

A neighbor who lives behind the site said he is opposed to the plan because of concerns about traffic, environmental issues, venting and the “type of clientele.”

Concerns were also expressed by owners of Bill Miller’s Castle, which is next to the site on Route 1. Attorney James Nugent, who represents Bill Miller’s Castle, said the Miller family is concerned because many weddings at the Castle are on the outdoor patio, which faces the laundromat site. He said the family is concerned about traffic, fumes from the roof-top vents, and the days and hours of operations.

“The brides and grooms would like to have a tranquil environment,” Nugent said.

Nugent, an attorney with Harlow, Adams & Friedman in Milford, said if P&Z approves the project, there should be conditions to lessen any adverse impact on the Miller’s business.

Lisa Miller Smith, pictured above, showed wedding brochures and photos of the Castle and outdoors spaces. 

“It would have a huge impact with people coming in for weddings,” she said in regard to the laundromat.

Harrington also showed photos of the sites, and said there are trees separating the properties and ​“a football field” of space between the two buildings. He said the only thing wedding parties will see would be vehicles in the parking lot.

He said the vent pipes from the roof will only be three-feet tall. 

Balestracci said there is no need to be concerned about fumes, since the only laundry products used will be ones that people use in their homes—nothing commercial-grade. “I hope to be a good neighbor,” he said. 

The hearing was closed, but the P&Z did not vote on the matter Thursday.

New Playground

The P&Z unanimously approved construction of a new playground at the First Congregational Church at 1009 Main St.  The Town Center Revitalization Review Board approved the project last month.

Stephanie Linke, director of the Child Development Center at the Church, said the current wooden playscape was installed in 1996 and needs to be replaced. She said the new design will improve safety and will be handicapped accessible.

Contractor Joe Lepre of JDL Construction, said plans for the new playground have been in the works for a couple years. He said one problem was a tree near the construction area, but that issue has been resolved by working with an arborist.

There was no public comment.

Possible Ferraro’s Market Satellite Store

An informal discussion was held regarding the possible conversion of a former car rental business at 294 North Main St. into a satellite store for Ferraro’s Market on Grand Street in New Haven. The building is near the Greystone Manor condominiums.

Peter Ferraro, whose family owns the New Haven market, said they are looking at potential locations in a few towns to expand their business. He said the Branford site could serve as a pick-up location for online meat orders from the main store, and also as a small retail shop for meat. For example, he said someone could order a dozen lamb chops online, and the order would be delivered to the Branford store the next day. ​“Everything will be freshly cut at the (New Haven) store,” Ferraro said.

The building, which was formerly an auto shop and car rental business, is located in an IG-1 industrial zone, which may allow retail business as a special exception.  Chuck Andres, who chairs the P&Z, said the proposal could qualify as a permitted use.  An application would have to be submitted to the P&Z (pictured) for consideration.

###