Sterling Ridge Condos Face Legal Issues

The Branford Historical Society and neighbors say a new developer’s plan for the proposed Sterling Ridge condos is contrary to a previous court settlement and endangers the nearby historic Harrison House.

Anthony Solomine, vice-president of the Branford Historical Society, said the proposed blasting and drilling could be hazardous for the Harrison House, which was built in 1724. Click here to read a recent story about the Harrison House.

“If there is any damage to our house…that’s going to be irreversible,” Solomine (pictured) told the Planning and Zoning (P&Z) Commission during a public hearing at fire headquarters last week. “Our Harrison House has to be maintained …with its glimpse into the past.”

Also last week, the P&Z held a public hearing on a plan from developer Alex Vigliotti to build 13 houses at 271 Brushy Plain Road.

Sterling Ridge Re-Do?

About 55 people attended the 2-hour public hearing for Sterling Ridge, which was initially convened in June when the developers laid out their proposal. Plans call for construction of three buildings on the southern half of the property, totaling 12 condos, plus the existing home on the northern half of the property. Click here to read about that.

The site in question is a 3.45 acre lot at 26 Cherry Hill Road located between Route 1 and Main Street. It is part of the Canoe Brook Historic District which is on the National Register of Historic Places. Much of the western edge of the 26 Cherry Hill Road site directly abuts a portion of the property where the Harrison House is located at 124 Main St.

The new proposal seeks to revise the Planned Development District (PDD) that was initially approved by P&Z in 2005 and later modified in 2007 after a court settlement.

Attorney: Court Settlement Raised

Attorney Christopher Smith, a partner in the Shipman & Goodwin law firm in Hartford, outlined several legal issues during the public comment period. Smith, pictured above handing documents to the commission, represents Ann Trapasso and her mother Betty Ann Trapasso, whose homes are adjacent to the Sterling Ridge site. 

Smith said the new plan is contrary to the court settlement and puts all construction on the southern half of the site instead of spreading it over the site. “There’s going to be far greater impact to the Trapasso’s,” he said.

The initial Sterling Ridge proposal in 2003 called for construction of condominiums in four buildings, and the demolition of the 1820 Wyllys Russell House at 162 Main St. and the 1928 McCabe House at 26 Cherry Hill Road.

Historic District Issues

Martha Bradshaw and Ann Trapasso, both members of the Branford Historical Society, spearheaded a campaign in 2003 to save the Russell House. The women presented a petition with more than 600 signatures to the Connecticut Historic Preservation Council in Hartford.

The Wyllys Russell House was eventually divided from the property, and was sold in 2009 to Mike Milles, who restored the building. Click here to read a story about that.

Sterling Ridge has gone through several revisions and at least three owners over the past 12 years since the project was initially proposed. The land was purchased in August 2014 by Alan Genn of Greenwich through his 26 Cherry Hill LLC corporation for $500,000. 

Smith said the Historical Society and Trapasso appealed a 2005 P&Z decision and the court settlement resulted in a revised P&Z plan for Sterling Ridge in 2007.

“It’s a new owner, but that doesn’t mean they’re absolved from what was approved before,” Smith said.

The project was approved by the Inland Wetlands Commission (IWC) in 2008, after the original wetlands approval expired.

Smith said the proposed changes to the 2007 plan “are very substantial” and would require approval from everyone involved in the settlement. “Without their approval I don’t think there’s authority to change that plan.”

Smith also said he believes the plan approved by P&Z in 2007 has expired since construction was not completed in 5 years, and no extensions were requested. He said he believes the project does not fall under state legislation approved in 2011 that extended deadlines for projects for an additional 4 years due to the previous economic downturn.

“The 5-year time period has expired,” Smith alleged. “There’s nothing to be modified.”

Trapasso also spoke at the public hearing and said the new proposal would be harmful to the historic district, and to the Town Center Village District.  She is pictured here at the hearing with Sterling Ridge neighbors.

Solomine, the vice-president of the Historical Society, said that in addition to concerns about blasting, the society is worried about the effect of the project on the area. “We have to maintain the historic district,” he said.

Solomine, who is an attorney, said the society will be discussing the proposal at an upcoming meeting and would like additional time to address the P&Z at a later date.

Jacey Wyatt, a former vice president of the Historical Society, said the new proposal would be “bringing a wound back to the surface again.”

Black Opposes Plan

Peter Black, who was president of the Historical Society when settlement negotiations were underway, spoke in opposition to the new plan. Black, who is also a member of Representative Town Meeting, said detailed site plans such as building height and landscaping were agreed upon during the settlement talks.

Charles Andres, who was acting as P&Z chair last week, asked the developers if they would agree to an extension of the public hearing to allow additional time for testimony.

Attorney Bernard Pellegrino, of the Pellegrino Law Firm in New Haven, who represents the owner, agreed to extend the hearing. Pellegrino said he would like to address the residents’ concerns and other legal issues at the July 23 meeting.

Pellegrino told the commission he had already met with neighbors and addressed some of their concerns. “There are some other issues we are still discussing and have not resolved,” he said.

Housing Project at 271 Brushy Plain Road

Meanwhile, in another area of Branford, Alex Vigliotti is seeking to create an open space residential subdivision on 18 acres of property at 271 Brushy Plain Road. Plans call for building 13 homes in addition to one existing home on the site, which is not far from North Branford.

James Pretti, an engineer with Criscuolo Engineering of Branford, said 6.3 acres will be donated to the Branford Land Trust for use as open space.

Bill Horne, chair of the Land Trust’s acquisition committee, said the Land Trust has agreed to accept the land. “We had good discussions with Mr. Vigliotti,” Horne told the commission.

Horne is pictured at left discussing plans with James Pretti.

The project has already been approved by the Inland Wetlands Commission (IWC), the Water Pollution Control Authority, and the state Department of Transportation. “You guys are basically the last step for us,” Pretti told the commission.

The homes would be built on a cul-de-sac which will be named Quiet Oak Lane.

Several neighbors expressed concerns that new construction would add to flooding problems they already experience during heavy rains.

“Our property has been flooded time after time,” said Joe Esposito, who has lived on Crestwood Drive for 40 years. Neighbors Wendy Deary and Carmine Liguori also said they were worried about additional stormwater drainage onto their properties.

Pretti said the comments regarding drainage issues were raised by the same residents during lengthy IWC hearings. Pretti said the proposed residential project won’t add to the existing problems. “There’s been quite a bit of time spent on this,” Pretti said.  The IWC unanimously approved the project in May.

Town engineer Janice Plaziak said she reviewed the plans when the IWC was conducting hearings, and said the proposed development will not add to the existing stormwater drainage problems on surrounding streets.

Town Planner Harry Smith raised several issues about subdivision regulations.

The hearing will remain open for further discussions at the July 23 P&Z meeting.

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