Neighbors Say No to Vigliotti Housing Project

A plan by developer Alex Vigliotti to build a 115-unit apartment complex under new affordable housing regulations met with disapproval from residents living near the Summit Place site. At least 20 percent of the units would be for “work force” housing.

The neighbors voiced their concerns at a public hearing conducted by the Planning and Zoning (P&Z) Commission Thursday night.

Vigliotti is seeking a zoning map amendment under the new Incentive Housing Overlay District (IHOD) regulations. The sites at 14, 21 and 22 Summit Place are currently zoned Commerce Park, which is a commercial designation.  The IHOD designation would allow the developer to build a denser project with more residential units per acre.

The IHOD program was created by the state in 2007 as an incentive for towns to develop new affordable housing regulations for moderate income families, also known as ​“work force” housing. At least 20 percent of the units must be affordable for households earning 80 percent or less than the median income for Branford. Click here for an earlier story.

Neighbors React

Several neighbors 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 so many condominiums in Branford, some of which are rental properties. About 20 neighbors attended the hearing, and about nine of them offered comments.

The Summit Place cul-de-sac 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. There is also a large storage facility, and a bank.

Maryann Amore, who lives across the street from Summit Place, and is also a member of the Representative Town Meeting (RTM), said she has mixed feelings. ​“I’m very much in favor of incentive housing development,” she said, but added she is not sure about this location. ​“Traffic is a huge concern up there. There is only one way out.”

Adam Hansen, who also represents the district in the RTM, said he is concerned about the safety of children living in the apartments who might play in the streets since there are no play areas or fields. ​“The area might be a dead-end, but they have a lot of traffic there,” he said.

Ed Remillard, whose home abuts the site at 21 Summit Place, said he is concerned about drainage issues and property values. ​“I’m asking you to look at this very carefully,” he said to the commission.

Robert Boyle said he is worried about an increase in crime. ​“I see disaster with this,” Boyle told the commission. ​“Let’s sit on this. Let’s think about the impact.”

The Proposal

Vigliotti’s attorney, Nicholas Mingione, of the Fasano, Ippolito and Lee law firm in New Haven, talked about the ​“work-force” designation. ​“It’s your salt-of-the-earth people” who are just getting started with their first job, he said.

Mingione said market rate for the IHOD units would be $1,500 for a two-bedroom unit, compared to about $800 for traditional affordable units. He said the one-bedroom units would be about $1,150 per month. Only 20 percent of the units would be for ​“work force” housing. He did not say what the price of the other units would be.

The three parcels total about 5 acres, including two office buildings which are mostly vacant.

The team presented a conceptual plan Thursday, but would be required to present more detailed site plans if the zoning map change is approved.

Project engineer Steve Dietzko, (See top photo) a vice president at Milone & MacBroom consultants in Cheshire, said the sites are near residential, multi-family and business zones. There is a wetland corridor to the east which the town owns.

Dietzko said concept plans call for converting office buildings at 14 and 22 Summit Place into a total of 34 apartment units. Two additional buildings would be constructed on a vacant lot at 21 Summit Place which would house a total of 81 apartments. A small community center would also be built. Vigliotti has owned the lots sites since 2001.

Dietzko said there would be no increase in the rates of stormwater runoff, and that a detention basin would be built. He said traffic rates in the area would not be impacted.

Plans Could Change

Town Planner Harry Smith (pictured) said the conceptual plans could change. “It’s just an idea of what could be proposed,” he said.

Smith told the commission that the state would give the town $20,000 as an incentive to create an IHOD zone, and then an additional $15,000 if the project is built. He said the state currently has funds available, but said “there’s no absolute guarantees” that the state money would actually be available when the time comes.

Smith said the town can apply to become part of the state’s IHOD program, and then approve the map amendment. He said Branford applied in 2012, but the state was not accepting applications at that time.

Smith said P&Z may have to revise the local IHOD regulations to mesh with the state statute. Or the commission could simply approve the IHOD using the local regulations and not seek state approval or incentive funding. 

Branford’s IHOD regulations have been on the books since 2011, but no areas have yet been designated on the zoning map that would fall under the IHOD program. Vigliotti’s would be the first.

“There are definitely some pluses and minuses,” Smith told the commissioners. He said there is a bus stop along Route 1 for public transportation, but few connecting sidewalks. He said the Branford Hall school, which is also on Summit Drive, has parking issues when its lots are full.

Commission Concerns

Commissioner Fred Russo (second from left) said he is concerned about the effects of the housing project on town services, particularly education.

Mingione said of the 115 units, only about 30 would be two-bedroom. “The single bedroom units are not bringing in families,” he said.

Smith said since this is only a conceptual plan, the number of bedrooms could change.

Commissioner John Lust asked who would manage the buildings.

Mingione said Vigliotti has multiple apartment complexes on the shoreline and his own management company. “He’s the highest taxpayer in the town of Branford,” Mingione said.

P&Z chair Charles Andres said he can’t see the commission approving the zoning map change before submitting the state application.

Mingione said he doesn’t want the zone change to be held up while waiting for the state application. But he said “We’re not asking the board to rush.”

Andres said the state’s monetary incentives are minimal. “Why sell yourself for that little pittance when you can maybe do something better,” he said to the other commissioners.

The hearing was closed after about two hours, and the commission briefly discussed it later in the evening, but said they will need more time to continue their discussions at the next meeting, which will be Dec. 3.

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