Beacon Hill: What’s Open Space?

Deliberations on the proposed Beacon Hill open space residential development are expected to resume this week as Branford’s Planning and Zoning Commission grapples with the question of what constitutes valuable open space.

The board will also vote on final approvals for residential and retail renovations at the Brushy Plain Plaza. The planners recently approved a seven lot residential subdivision near the Supply Ponds and also gave the go-ahead for an indoor tennis center on Baldwin Drive.

At issue in the proposed Beacon Hill subdivision is whether the town can ask the developer not to build homes near a scenic ridge line. Plans currently call for construction of 10 homes and the restoration of two areas of wetlands that would be preserved as open space. The 10-acre property is adjacent to the 70-acre Beacon Hill Preserve,  which was purchased by the town and the state in 1990. Beacon Hill is part of the Metacomet Ridge that extends from Connecticut through Massachusetts

Environmental groups spoke against the housing project during a two-hour public hearing in March,  expressing concerns about the effect on the ridgeline. Local environmentalist Bill Horne told the commission that the area near the ridge was a “more valuable” environmental resource than the proposed open spaces.

“Frankly, it’s a little unusual to see the open space people come out against this,” said P&Z member Charles Andres, during deliberations in April. He said he was surprised that Horne said the proposed open spaces were low-value and that the more desirable resource was near the ridgeline where five homes are proposed.

“I’d kind of like to see them reconfigure … to get more open space up here,” Andres said, pointing to a section of the property that borders the ridge.

P&Z Chair Ellsworth McGuigan also questioned the value of the proposed open space and said he agrees with Andres.

When the commissioners asked why a retaining wall was being built, Town Engineer Janice Plaziak said the wall was requested by the Inland Wetlands Commission when they approved the property last fall.

Andres offered to go to Inland Wetlands to ask if the retaining wall can be omitted and to discuss whether the plans can be reconfigured.

“We as staff did meet with the applicants many times and this is what came out of it,” Plaziak said in regard to the plans. “I don’t know if there are really a lot of alternatives.” She said if the plans change, the developer may have to go back to Inland Wetlands for another approval.

“You don’t want to play this game where the developer is playing ping pong between the two commissions,” Plaziak said.

Andres said he doesn’t think plans for the location have been fully explored and that other options may be feasible. “Maybe it’s just pipedreams,” he said in regard to his opinion.

Plaziak asked the commission to delay a decision until they have a chance to discuss the questions and regulations with Town Planer Shirley Rasmussen. 

“I just don’t want to rush anything,” Plaziak, said. “It’s been years in development.”

The developer, Susan Doing, a Branford real estate agent, has been meeting with town planners for several years in regard to the property, which is located at 83 Rose Hill Road in the Branford Hills area of town.  A previous owner once used the property for a chicken farm and chicken processing facility.  The wetland areas were overcome by invasive plants and have been used as illegal dumping grounds

Attorney David Gibson, who represents Doing, has told the commissions that the project would enhance the area and would not threaten the ridgeline. An environmental specialist hired by the developer testified that the homes are not close enough to the ridge top to fall under special state guidelines.

Gibson has also said that the developer originally planned a conventional subdivision, but changed it to an open space subdivision at the town’s request, even though the requirements are more stringent.

Deliberations are expected to resume when P&Z meets Thursday at 7:30 p.m. The public hearing on the project was finalized during the March session.

In other business last month, the Planning and Zoning Commission:

—Unanimously approved the Chestnut Estates Phase II residential development. The project, which is being developed by Alex Vigliotti, was approved for a previous owner several years ago but the permit expired. Plans call for seven homes to be built on a cul-de-sac off Chestnut Street, which is the road leading to the Supply Ponds. The original owner already deeded 22 acres of open space to the town. There were no public comments during the hearing.

—Unanimously approved the revised basic development plans for Brushy Plain Plaza. The commission is expected to review the detailed development plans this month. The plaza, which is located on Brushy Plain Road north of exit 54, was purchased a few years ago by Alex Vigliotti. The revised plans call for converting efficiency apartments into one-bedroom units, renovating other apartments and building 11 new units, for a combined total of 62 residential rentals. Plans also call for renovating existing retail space and constructing a new retail area.

—Unanimously approved the Shoreline Tennis Center. The project is proposed by local architect and tennis pro Peter MacPartland. The six indoor tennis courts will be built at 688 East Main St., but will actually front on Baldwin Drive. The location is on the eastern side of Branford near the new Soundview Family YMCA, which is expected to open in July.

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