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Vigliotti Scores Partial Win; O’Neill Seeks 2 Projects

Summit Place Condos

Developer Alex Vigliotti will be allowed to convert two existing office buildings on Summit Place into apartments, but a request to build two new apartment buildings was denied.

P&Z Commission.

The Planning and Zoning (P&Z) Commission reached a unanimous decision on Vigliotti’s request last week. The original plan would have included 115 apartment units, of which 20 percent would be for moderate income families, also known as “work force” housing.

The commission also held a public hearing Thursday regarding a proposal by Kevin O’Neill to change the zoning of a Russell Street property from residential to Restricted Business. No decision was reached on that request.

Attorney Jim Perito at P&Z Commission. He discusses O’Neill projects.

The commission also listened to an informal presentation from the attorney representing O’Neill regarding a proposal to create a Planned Development District on a vacant lot along Tabor Road.

Affordable Housing for Summit Place

The commissioners approved plans Thursday for converting office buildings at 14 and 22 Summit Place into a proposed total of 34 apartment units.(See top photo). But they denied plans to construct two additional buildings on a vacant lot at 21 Summit Place which would have housed a proposed total of 81 apartments.

The reason given for denial was that the density proposed for 21 Summit Place would be inconsistent with current development and zoning surrounding the site.

A public hearing was held in November for Vigliotti’s request to create a zoning map amendment for an Incentive Housing Overlay District (IHOD) on the three lots.

An IHOD is a relatively new type of affordable housing that was created by the state in 2007 as an incentive for towns to develop new housing regulations for moderate income families. At least 20 percent of the units must be affordable for households earning 80 percent or less than the median income for Branford.

The sites at 14, 21 and 22 Summit Place were zoned Commerce Park, which is a commercial designation. Vigliotti has owned the lots sites since 2001. The plans were presented by Vigliotti’s attorney, Nicholas Mingione, of the Fasano, Ippolito & Lee law firm in New Haven.

During the public hearing in November, residents expressed concern about the plans. Summit Place is a cul-de-sac across from McDonald’s on Route 1 in the Branford Hills section of town. 

Several neighbors at the hearing complained about the project’s potential impact on traffic, stormwater runoff, and the property values of their homes. Some questioned the need for more housing since there are already numerous condominiums in Branford, many of which are rental properties.

Russell Street Proposal

Neighbors on Russell Street spoke in opposition Thursday to a plan to rezone property at 35 Russell St, where a two-story home is located.

Russell Street House

The site is owned by Kevin O’Neill, who owns the adjacent property at 529 – 531 Main St., where an office building is located. He is the president of Cherry Hill Glass Co. on Elm Street, and also one of the owners of the Atlantic Wire site on Meadow Street which is being sold to the developers of the Atlantic Wharf complex.

Attorney Jim Perito, who represents the owner, said plans call for tearing down the two-story house and creating a parking lot for O’Neill’s other property.

Russell Street is a one-way residential street which runs from Elm Street to Main Street. A small portion of Russell Street is two-way, leading from Main Street to the parking lot for 531 Main St., which is next to the house at 35 Russell St. The Xcel gas station is on the corner of Main and Russell.

Russell Street neighbors who spoke at the public hearing all opposed the plan, saying it would disrupt the residential feel of the area. I am really appalled at the thought of a zoning change,” said Joan Cummings. It ruins the whole culture and feel of the street.”

George Beermueder, who has lived on Russell Street for 55 years, said it is a very tight-knit neighborhood where everyone knows each other. He said residential areas like this are the heart of Branford.

The commission closed the hearing but did not make a decision Thursday.

Tabor Drive PDD Proposal

Attorney Perito, again representing Kevin O’Neill, made an informal presentation regarding a proposal to create a Planned Development District (PDD) on a 14.5 acre site along Tabor Drive. The property, which is adjacent to the town’s closed landfill, is currently owned by the Zuwalick family.

Tabor Drive Map

O’Neill has an option to purchase the property. The proposed PDD would change the current zoning from residential to a mix of institutional, commercial and light industrial uses.

Developers often make an informal presentation before they decide whether to make a formal application to one of the town’s regulatory commissions. Informal presentations and discussions are non-binding.

Perito said O’Neill wants to relocate a portion of his Cherry Hill Glass window company to the Tabor site. O’Neill had planned to use part of the Atlantic Wire site for his glass business, but he is now in the process of selling the old wire factory to the Atlantic Wharf developers. Perito said the Tabor site could have additional uses such as a hockey rink, a batting facility, miniature golf, playground or indoor recreation. 

“We want to start the conversation with you,” Perito told the commission. He said if the plan seems like it might be possible, the development team would talk with the neighbors and address their concerns.  About 22 residents were in attendance, but no one spoke since it was not a public hearing.

“Do we take the next steps?” Perito asked the commission.

Town Planner Harry Smith said that a PDD can only be established when another zoning designation is not possible. 

Commission chair Charles Andres said he was “somewhat reluctant” to establish a PDD when another zone might work, such as an industrial IG-2 designation.

Commissioner John Lust said he would like to see the list of potential uses narrowed.

Commissioner Marci Palluzzi said she was concerned about traffic and possible environmental issues. “I would encourage a more practical plan,” she said. 

Andres said there are a number of other issues involved. “You’ve got a lot of work with the neighbors,” he said.

Town planner Smith said he already received eight letters from the public in opposition to the proposal.

Andres mentioned the neighbors’ opposition to a previous proposal by the town to build a public works facility on the town-owned 77-acre site on Tabor Drive, which is across from the site in question.

The Zuwalick property was one of the sites considered as a location for the public works building, but it was ruled out. In 2012, the Board of Selectmen (BOS) approved using the town-owned Tabor site for a new public works building by a 2-1 vote. First Selectman Jamie Cosgrove, who was third selectman at the time, voted against it. 

Tabor neighbors opposed the location, and Anthony “Unk” DaRos, who was first selectman at the time, said he would not move the project along until he could resolve issues with the residents. The opposition escalated over the months and the project never materialized. Resident Fred Russo headed the Stop Tabor movement and aired his concerns at numerous BOS meetings. 

Russo was Cosgove’s selection to fill a vacancy and he is now an alternate member of the P&Z Commission, but he was absent from Thursday’s meeting. At the first BOS meeting after Cosgrove became first selectman in 2013, he rescinded the motion to build a public works facility on the town-owned Tabor property.

The public works department is still using a rental facility at 137 N. Branford Road where it moved in 2011 after its building on North Main Street was demolished to make way for the new fire headquarters.

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