Pros & Cons Argued at Atlantic Wharf Hearing

The Atlantic Wharf master plan, with 205 upscale rental apartments plus retail and restaurants, won the approval of many Branford residents at Thursday’s public hearing. However, several homeowners on nearby Wilford Avenue expressed concerns about the number of apartments and the impact on the neighborhood.

The hearing at the Canoe Brook Center attracted about 60 people, including numerous members of the development team. Ellsworth McGuigan, who chairs the Planning and Zoning Commission (P&Z), said the hearing will be continued at the Jan. 8 meeting to allow more time for comments from the commission and the public.

The apartments are targeted at young professionals in their early 30’s — the so-called millennials — who want to live near transit and within a walkable community with easy access to restaurants and retail. The old Atlantic Wire factory site along the Branford River is an ideal place for this type of development, said Yale professor Alan Plattus, founder and director of the Yale Urban Design Workshop and Center for Urban Research.

“This is a state-of-the art project,” Plattus (pictured here) said as he spoke on behalf of the developers. ​“It’s rare to have a river and a train station within walking distance of an historic New England Town Center.”

Plattus said the project would remediate industrial brownfields and create a mixed-use site near the Town Center and the Shoreline East Train Station. He said the project would allow the town ​“to reclaim a piece of your riverfront that was given over to industry.”

Plattus, a professor at the Yale School of Architecture, said the architecture follows some of the finest New England shoreline designs.

“This is actually a huge opportunity for Branford,” Plattus said, adding that these types of projects ​“enhance your tax rolls, and they enhance the livability of your community.”

From Wire to Wharf

Developer Robert H. Smith Jr., CEO and founder of the Milford-based Metro Star Properties LLC, is hoping to turn the Atlantic Wire industrial site into a “live, work and play” mixed-use development. The 7.5 acre properties along the Branford River would feature 205 apartments in 10 buildings, plus nearly 10,000 square feet of restaurants, and 11,560 square-feet of retail or office space.

“It was our goal to create a sense of community and place,” Smith said Thursday as he described the project as being a “vibrant mixed-use” development.

Smith also plans to realign the convoluted intersection of Meadow, Montowese and Pine Orchard Road, by creating a new road that would lead to a traditional intersection. Realigning the intersection had long been a goal of former first selectman Anthony “Unk” DaRos. 

The purpose of Thursday’s hearing before the P&Z commission was to present the master plan and request the creation of a Planned Development District (PDD). The properties are currently zoned industrial, but much of the surrounding area is zoned restricted business or residential.

Construction would occur on two separate parcels—the main factory property along Meadow Street which is 5.19 acres; and a lot across the street at 256 Meadow St. which is 1.19 acres. Click here to read more details of the plans.  The developers also made an informal presentation in June. Click here to read about that.

Favorable Reaction

Numerous residents spoke at the hearing or sent e-mails in favor of the project, saying it would result in tearing down the old factory, improving the intersection, and increasing the tax base.

Branford resident Ed Crowley Sr., who’s constructing the Stony Creek Brewery along the Branford River not far from Atlantic Wire, said the proposed development would be a great benefit to the town.

“There is no greater way to re-purpose a highly visible site,” Crowley said in regard to the blighted factory property which is a short walk from Town Hall.

He said the realignment of the intersection has been needed for a long time. He said that trying to maneuver through the Meadow- Montowese-Pine Orchard intersections was akin to “going into Times Square blindfolded.”

Anthony Thompson of Plans Ahead design firm in Branford spoke in support of the development team. “I think they have a fantastic team assembled here,” he said. “The team work…will remove probably one of the ugliest buildings in the state.”

Paul Muniz, a former member of the Representative Town Meeting, said the prospect of having a project like this is a great opportunity for Branford. Muniz said he is familiar with the property because his company, Environmental Partners, is overseeing remediation efforts at the Atlantic Wire site for the current owners - One Church Street LLC and Kevin O’Neill, president of Cherry Hill Glass Co. on Elm Street.

Branford realtor Greg Robbins spoke in favor of the project.  He urged P&Z to approve the development. “Do not block this project; it’s very, very vital to this town.” Robbins’ real estate company represented One Church Street LLC when it purchased the property in 2010.

Concerned Neighbors

Residents of Wilford Avenue expressed opinions ranging from concern to outright rejection. Wilford Avenue runs parallel to Meadow Street and the building proposed for 256 Meadow St., would be on property directly abutting the backyards of some homes.

“We’re not opposed to this project but we have a number of concerns,” said Leslie Ursini, whose Wilford Avenue home would be directly behind one of the proposed buildings. She questioned the density of the project, the number of buildings and their height, and the light that would emanate from the new site and the three-story buildings. She asked if there would be an appropriate buffer between the properties.

Ursini submitted a letter to P&Z that was written by an attorney who was hired to review the project on behalf of the neighbors.

Robert Costanzo, whose property also abuts the 256 Meadow St. site, expressed the same concerns as Ursini. He asked the developers to meet with the Wilford Avenue residents to discuss their issues.

John Miller, another Wilford Avenue resident, questioned the impact of traffic that would be generated by the apartments and restaurants. “There’s going to be 300 cars at least twice a day,” he said. 

Matthew Hally, another Wilford Avenue resident, spoke more bluntly about the size of the project. “It’s too big,” he said, adding “You guys are nuts.”

Hally urged the P&Z to consider the project carefully. “Look at the plans and really think about it. Don’t just stamp it.” Hally’s wife Mary sent e-mail information to the P&Z members outlining the family’s concerns.

Maureen Gercken, also of Wilford Avenue, said the project is too large, and that the design of the buildings should reflect the historic nature of the neighborhood, not the shoreline.

Planning Development District

Gregory Muccilli, (pictured left), an attorney with Shipman & Goodwin of Hartford, who represents the developer Robert Smith (pictured right), said he will address the neighbors’ concerns when the hearing continues in January. Muccilli said many of those issues relate to site plans, not the current zoning issue which is the designation of a Planned Development District.

If the P&Z approves the zoning designation, then the developers would have up to 24 months to present the site plans, at which time another public hearing would be scheduled.

Muccilli said the new zoning designation would allow the developers to create a mixed-use project that would redevelop a brownfield, enhance the Town Center, and provide upscale housing near a transit center.

During the one-hour presentation, developer Smith described the target population as millennials who are “renters by choice” because renting is “a lifestyle choice.” He said the millennial target group earns high incomes, are typically single, and want to live in a walkable community with easy access to transit.

“This renter group is flowing into New Haven County,” Smith said.

Stanley Gniazdowski, president of Realty Concepts Inc., a Guilford-based consulting group, looked on the impact on schools, property values, infrastructure and the tax base. He examined town and school budgets and talked with public safety officials and public works personnel.

Gniazdowski said he used a standard formula to estimate that the project could result in about 18 school-age children. The project includes 123 one-bedroom units; 32 studio apartments, and 50 two-bedroom apartments.

He said about $987,000 would be generated annually from property taxes, car taxes, and restaurant taxes. He calculated there would be about $319,000 in costs for education, police, fire and ambulance coverage. He said that would result in more than $600,000 in potential tax generation each year.

Gniazdowski said the proposal would remove “a physical eyesore” and replace it with an upscale development. “It should be a positive influence on property values,” he said.

Sam Gardner of Gregg, Wies and Gardner Architects in New Haven, described the architecture of the three-story buildings and the placement of the retail stores and restaurants. He said the goal was to create a new neighborhood that would reflect the fabric of the surrounding area.

David S. Golebiewski, president of TPA Design Group in New Haven, said there will be three options for parking, with 104 spaces in parking lots, 100 spaces along streets, and 187 spaces in the parking garage.

He said the need to solve the intersection issue was first raised by Shirley Rasmussen, who was the town planner when talks with the developers began two years ago.  Golebiewski said there will also be a small parklet to accommodate walkers and bicyclists who use the Shoreline Greenway Trail, which will travel through the property.

The P&Z unanimously approved a motion to continue the hearing in January.

It was also announced that P&Z commissioner Steve DuHamel is retiring at the end of December.  About one year ago, long-time commissioner Phil Fischer retired.

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