nothin New Haven Independent | Back to the Drawing Board for “Workforce”…

Back to the Drawing Board for Workforce” Homes

short%20beach%20and%20gould005.jpgIt looks like plans to build 52 workforce” homes in Branford using AFL-CIO funds won’t be considered unless the developer adds an affordable housing component to the 25-acre Gould Lane proposal.

A majority of members of the Planning and Zoning Commission indicated they will reject a zoning request by Stonestreet Corp., a Rhone Island developer who owns the property. The change would have permitted more homes to be built on smaller lots on the parcel at 47 Gould Lane, which is off Leetes Island Road near Exit 56. No site plans were included.

“We don’t like the idea the way it’s submitted. There are several options,” said Philip Fischer, who was chairing the recent P&Z meeting in the absence of Ellsworth McGuigan.

“What you’re doing is giving them carte blanche to flip it,” said David Perkins, saying the commission needs to see some type of site plans. “As a straight zone change, I’m totally against it.”

Stonestreet wants to build 52 single-family homes featuring three or four bedrooms that would range from $350,000 to $375,000. The homes would be marketed to unionized employees such as teachers, firefighters and police officers. Construction would be funded by the AFL-CIO Housing Investment Trust, marking the first time the union’s pension fund would be used for a Connecticut project.

“I think it’s a good plan. We need starter homes,” said commissioner Joseph Vaiuso. “We all talk about needing this type of property in town.”

Fischer said he agreed with the need for housing, but questioned the pricing. “I have trouble considering $350,000 as start-up housing,” he said. “I would be in favor of the application only if it has an affordable component in it.”

Commissioner John Lust said he was concerned about the density of the proposed homes. The property is currently zoned R-4, which allows a minimum lot size of 20,000 square feet. The developer is requesting a change to R-1, which allows a minimum lot size of 6,000 square feet and a potential of three times as many homes.

During a public hearing earlier this month, the developer indicated he would be willing to add restrictions or conditions to the zoning change.

Commissioner Charles Andres said it would “illegal” to rezone the property and put restrictions on the zoning classification. “I don’t think the straight R1 works at all,” he said. “It’s surrounded by R-4.”

Andres also said he didn’t think a Planned Development District would be appropriate. “One of the main problems is that it’s a conventional subdivision,” Andres said. “There’s not any affordable component.”

“I like the concept,” Vaiuso said again, but added that an affordable aspect would be better.

Town Planner Shirley Rasmussen said incentive housing could be another option, since it is similar to affordable housing but is less restrictive.

The commissioners asked Rasmussen to draft their concerns into a resolution that will be voted on at the Nov. 5 meeting.

Attorney Christopher Smith, who represents Stonestreet, said in a telephone interview that his clients were very pleased to hear some favorable comments about the proposal during the discussion.

“Stonestreet is looking into the options and suggestions the commission made during the deliberation session,” Smith said. “Stonestreet is looking forward to working with the commission on all the options.”

The zoning change requested earlier this month would only be the first step in gaining approval by the town’s regulatory boards. Site plans would have to be approved by Planning and Zoning, and the project is also subject to approval by the Inland Wetlands Commission.

Affordable housing is a complex formula which includes calculations of the median area income, and total costs of home ownership including mortgage payments and taxes. Affordable housing units are typically priced for households earning 80 percent or less of the area’s median income. The total costs of home ownership could not exceed 30 percent of a person’s annual income.

According to the Connecticut Economic Resource Inc (CERC), the median household income in Branford in 2008 was $71,278. In recent years, affordable housing units in Branford would be priced below $265,000.

According to the real estate Web site, Trulia.com, the average listing price for homes for sale in Branford was $503,253 for the week ending Oct 13.

BRUSHY HILL PLAZA

Another project waiting for further deliberation is a renovation of the Brushy Hill Plaza, owned by Alex Vigliotti. A public hearing was held at the recent P & Z meeting during which New Haven architect George Buchanan outlined the upgrades.

“The goal is to revitalize a tired, sleepy mixed-use area,” Buchanan told the commissioners.

The plaza, which was built about 20 years ago along Brushy Plain Road north of Exit 54, was purchased by Vigliotti about five years ago. Plans call for converting 30 existing efficiency apartments into 15 one-bedroom units, and construction of two new buildings for retail and residential use.
short%20beach%20and%20gould002.jpgTwo rain gardens would also be developed to help with drainage and to improve the aesthetics of the area. The gardens, which would replace some of the current parking lot, would be grassy areas surrounded by trees and benches. “We’re hoping to make them a beautiful park-like setting,” said engineer Bob Criscuolo of Branford.

“It’s a joyful sight in my imagination,” said Rasmussen in regard to the rain gardens. “I think it will be a huge improvement.”

“I think it’s nicely designed,” said Commissioner Lust in regard to the project. “It’s an improvement, but I’m a little concerned about parking.”

“Obviously you’re doing a lot of good things,” said Commissioner Andres, adding that he was concerned about the density of the units.

There were no public comments on the proposal. It is anticipated the commission will deliberate and vote at the November meeting. The project, which requires a zoning change, has already been approved by the Inland Wetlands Commission.

CLANCY FUNERAL HOME

One project that did receive approval at the recent P & Z meeting was a proposal to build a new Clancy Funeral Home along Route 1.

Jeffrey and John Klarman, owners of the W. S. Clancy Memorial Funeral Home at 504 Main St., are planning to replace the current facility with a larger one. The 6,860 square-foot building would be constructed on 2.25 acres at 244 N. Main St., next to Tommy Sullivan’s Cafe.

There were no public comments on the proposal at the hearing. The commission approved the zoning change and the site plans. The project was previously approved by the Inland Wetland Commission.

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