Sterling Ridge Housing Complex Moves Along

The new developer of the proposed Sterling Ridge housing complex appears to be close to reaching an understanding with the neighbors. Attempts by various owners to develop the property over the past decade have been held up by legal appeals filed by the Branford Historical Society and by neighbors.

“We’re very, very close. The applicant has been working with us,” said attorney Chris Smith, of Shipman & Goodwin in Hartford, who represents neighbor Ann Trapasso, an opponent of development at that site.

The developer’s attorney, Brian Stone (pictured), of the Pellegrino Law Firm in New Haven, said they have been finalizing issues with Trapasso. Stone was acting on behalf of Attorney Bernard Pellegrino, who could not attend Thursday’s hearing.

The attorneys spoke at a public hearing Thursday conducted by the Planning and Zoning (P&Z) Commission. The hearing has been ongoing since April 20, and will continue at the June 1 P&Z meeting, so that additional information may be presented.

At the April 20 hearing, an attorney for the Historical Society said they had met recently with the developer and reached an understanding.

The most recent plans call for construction of four 2-unit buildings on a 3.45 acre lot at 26 Cherry Hill Road. The lot also includes an existing house, known as the McCabe House, on the northern end of the property. The site is across the street from the Canoe Brook Senior Center, and adjacent to the historic Harrison House on Main Street. The neighborhood is listed on the National Register of Historic Places.

Alan Genn of Greenwich, who purchased the property for $500,000 in 2014, is seeking changes to the Master Plan and the Planned Development District (PDD) that were approved years ago under a different owner. If he succeeds, Genn will still need to file a detailed site plan for the project.

This is Genn’s second request before the P&Z to develop the property. In September 2015, he withdrew his first proposal just hours before the P&Z was set to deny the application. Both the Historical Society and Trapasso said the initial plans were contrary to a previous court settlement and a development plan approved in 2007. That project was never built.

Genn then requested and received a town permit to begin building a previous owner’s project that was approved in 2007.  Trapasso filed an appeal with the Zoning Board of Appeals (ZBA), which is still on their docket while the parties discuss the issues.

A New View

During Thursday’s hearing, Tony Thompson, of Plans Ahead in Branford, described a new viewscape, which is pictured at the top. It depicts how the buildings would look in the neighborhood. “I do feel it’s fairly accurate,” he said.

The visualization, which was requested by Town Planner Harry Smith (pictured), provided more detail than previous renderings. Smith asked that additional visualizations be presented at the next hearing. He said it’s important to provide as much information as possible, given the history of the site.

“It might be helpful to get a couple different perspectives,” the town planner suggested.

Thompson said some minor architectural changes were made since the last meeting, and the exterior colors are still being fine-tuned.

The town planner also asked for more details about the proposed blasting of the rock knoll on the property. He said town engineer Janice Plaziak said it’s the applicant’s responsibility to identify the geology of the area, and also to certify the rock slope will be stable after blasting.

“The whole development really depends on the ability to create this rock slope,” the town planner said.

Engineer Matt Shea, of Milone & MacBroom in Cheshire, said about 8 feet of rock ledge will be removed. He said a geotechnical engineer would have to provide the certification requested by the town engineer.

Attorneys Respond

Attorney Smith (pictured) said he knows the current request is for a change to the Master Plan, and if approved, the developer would have to submit a more detailed site plan. But Smith said that he, along with the attorney for the Historical Society, are hoping for as much information as possible. “We’re trying to nail everything down now, because there’s a right to appeal which is leverage for parties…. to the original lawsuit and the prior approval.”

He said he would like to see the final landscaping plans, copies of the visualizations, and the geotechnical information.

“We’re very close to finalizing some documents,” Attorney Smith said, asking that the hearing be kept open until June 1.

Attorney Robert Harrington, who represents the Historical Society, said he joins with Attorney Smith in asking that the hearing be kept open to finalize details. Although the Historical Society is not currently opposing the project, the members are still concerned about some issues.

Attorney Stone agreed to continuing hearing, and said they will make every effort to supply the requested information.

Another Opinion

Branford resident Jacey Wyatt, who spoke during the public comment period, said she is still opposed to developing the site.  She told the commission she had talked with the owner and with the Board of Selectmen (BOS) regarding any possibility of the town purchasing the property for use as a town park. “I didn’t get a yes, no or maybe,” Wyatt said in regard to First Selectman Jamie Cosgrove.

At the BOS meeting the previous night, Cosgrove told Wyatt the town’s Select Committee on Open Space Acquisition had recently discussed the property. He said the town has not identified the parcel as a priority for acquisition, and there are limited funds for such purchases.

History of the Site

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.

Martha Bradshaw and Ann Trapasso, both members of the Branford Historical Society, spearheaded a campaign in 2003 to save the Russell House. They 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 and restored.

A development plan was approved in 2005, but an appeal was filed by the Branford Historical Society and by Trapasso.  A court settlement agreement was reached and the P&Z approved the modified plans on Feb. 1, 2007. The development never materialized, and the property changed owners a couple times, and was subsequently purchased by Genn.

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