Costco Makes It By Slim Margin

Costco has succeeded in its first step to building a warehouse store at Exit 56 in Branford. The Planning and Zoning (P&Z) Commission voted 3-2 Thursday to approve Costco’s Master Plan and 44-acre Planned Development District (PDD).

After months of drama and debate, the actual vote elicited little reaction from the commission or the crowd. The opposition later told the Eagle they plan to talk with their attorney about a possible appeal.

But there was an overwhelming display of support as P&Z chair Ellsworth “Mac” McGuigan took his first step to retirement after more than three decades of service.

Following the vote, McGuigan turned the gavel over to Charles Andres for the remainder of the meeting. ​“I would like to bid you all goodbye,” he said to a standing ovation.

“You have never looked at party affiliation,” Andres said. ​“You have always looked at what’s best for Branford. You brought common sense and wisdom,” Andres said.

“You left out humor,” McGuigan said.

The Vote

The Costco vote was not surprising since the commissioners expressed their views during deliberations over the past several weeks. There was no further discussion last night.

McGuigan voted in favor of the Costco resolution, along with Andres and Marci Palluzzi.  Commissioners John Lust and Joe Chadwick voted no.  None of the commissioners offered further explanation of their views last night.

McGuigan said he wished the vote could have been less divided, “but something so controversial, we can’t always agree on.”

Throughout the deliberations, Lust and Chadwick voiced their concerns about Costco’s effect on traffic, the environment and the economy.

Prior to last night’s vote, Harry Smith, the new town planner, summarized a list of clarifications and revisions that were added to the draft resolution that was presented last month. Smith said the P&Z commissioners all received copies of the final document, which was finalized by Carolyn Kone, a leading land use attorney at the town’s law firm, Brenner, Saltzman & Wallman. 

The PDD will go into effect July 30. Costco must now submit detailed site plans to both the Inland Wetlands Commission (IWC) and P&Z. The size of the project also triggers a traffic review by the Office of State Traffic Administration (OSTA).

“I would like to thank the commission for their attentiveness to this item and I think it has been a very difficult time for the commission. I hope the public realizes that,” McGuigan said. “I think the results would not have gotten even as far as we did … if it were not for our new planner and the staff especially … and the legal department and my (former) paperboy over there, Billy Aniskovich.” He was referring to the town attorney (pictured here) who years ago delivered newspapers in McGuigan’s neighborhood.

Cosgrove Is Happy

First Selectman Jamie Cosgrove, who has continuously championed Costco coming to Branford since he ran for office in 2013, told the Eagle he was happy with the vote.

“I’m pleased to see this move forward. I respect the process the commissioners went through,” Cosgrove said. “They took their time.”

Throughout his nearly two-year tenure as first selectman, Cosgrove said that bringing Costco to Branford would be good for the economy and would boost the commercial tax base. The town’s Economic Development Commission supports Costco’s arrival in town. “My position has always been, from day one, that we should not be an obstacle to development,” he said last night. “Now the decision lies with the land-use departments.” He said the IWC and P&Z will “ensure it’s an appropriate development.” He said, “My role is not to interfere.”

Cosgrove also told reporters he doesn’t believe the Costco issued divided the town, and that the majority of people he spoke with were in favor of the project.

BCRD Reacts

However, opposition to the project has been strong and organized. A group named Branford Citizens for Responsible Development (BCRD), along with merchants and scores of residents spoke against the Costco project at public hearings. Their concerns centered on the impact of Costco on town businesses, on traffic and on the impact of the project on air, water and other natural resources.

BCRD obtained intervener status during the course of the hearing and has the option to appeal the commission’s decision. A decision on whether to appeal will be announced in the next few days, the organization said in a statement obtained by the Eagle.

After the vote, BRCD issued a statement. “It is regrettable that, instead of following its mandate to uphold Branford’s Plan of Conservation and Development, the commission chose to ignore it.  Instead of acting as long range planners, the commission opted to modify its regulations to meet the immediate demands of a developer.  This decision does not reflect modern principles of urban growth management; it does not support the preservation of a strong town center or the Town’s historic and natural resources.

The group noted that over 600 local individuals, including 35 local business owners, signed a petition in support of BCRD. “We understand that a decision like this is supposed to be made based not on public opinion, but on the merits of the proposal and how the plan conforms to Branford’s zoning regulations. BCRD continues to assert that this PDD did not merit the commission’s approval.”

After the vote, Bill Horne, the town’s leading environmentalist, said he was not surprised that a Planned Development District was adopted by the P &Z.

“The commissioners made their positions clear in the deliberations.  As I’ve said before, the Master Plan includes excessive amounts of paving to within a few feet of the on-site wetlands, and the failure to provide any treatment system that will remediate the contamination of parking lot run-off presents a serious threat to the water quality in downstream streams and wetlands.  I don’t understand how the commissioners who approved this Master Plan think that it is consistent with the Plan of Conservation and Development’s goal of minimizing the impact of human activities on Branford’s natural resources.

Horne also raised concern about enforcement. He said that approving this Master Plan creates a potential conflict with Branford’s Inland Wetlands and Watercourses Regulations, which he submitted for the record, “that will undercut the Inland Wetlands Commission’s ability to appropriately enforce those regulations,” he said.

Republican Party Plays A Role

Throughout the process, Costco was helped by Branford’s Republican Party. Its leader, Ray Ingraham, the Republican majority leader of the Representative Town Meeting, emerged as a vocal Costco cheerleader. Just this week, in time for the P&Z vote, he re-posted his SurveyMonkey on Facebook, seeking names, e-mails and phone numbers from folks wanting Costco in Branford. He did so at the outset of the process as well, sending the survey to all town employees as well. Ingraham also placed a “Bring Costco to Branford” sign on the back of his truck, took a photo and posted it on the Eagle’s Facebook page. 

At the Branford Festival last month, the Republican Town Committee endorsed Costco, putting up a sign at their booth at the Branford Festival.

Costco also attended the festival, making a marketing decision to set up a tent to take the pulse of the town.

Costco’s vast array of services was on display for all to see. People signed up for Costco memberships and for a raffle. Various pamphlets described Costco trips, car benefits, and pharmacy services, including a new one that will be of interest to the town’s veterinarians. Costco now has a pharmaceutical plan that allows people to put their dog or cat on their own drug prescription program, allowing discounts for medications at Costco stores. 

Sean Hart (pictured), a Costco marketing associate who works at the Costco liquor store in Milford, told the Eagle at the festival the response to the company’s effort to set up shop in Branford was overwhelmingly positive. He said 99 percent of folks dropping by the tent were in favor of the project and that they ​“want it now.”

Whether there is a Costco liquor store planned for Branford remains to be seen, he said. Right now, no liquor store is in the works, he added.
Click here to read a prior story on what Costco sells.

Costco plans to open a new warehouse store this fall in New Britain. And Windsor will soon welcome an Amazon distribution center, one of many opening up around the country to deliver products to homes faster. This is the first Amazon full-line fulfillment center to open in New England.

Costco attorney Timothy Cody (pictured left), who has spoken at every public hearing, was silent after last night’s vote. He declined the Eagle’s request for a comment.

Into the Sunset

McGuigan left the P&Z with the characteristic sincerity and humor that has marked his tenure.

“I would like to bid all those here today, the audience especially and the town of Branford, I would like to bid you all good-bye,” he said as the commission and audience applauded. “Say goodbye to Mr. Mac. He is going to fade off into the sunset. I got my horse ready to go and we will ride off with John Wayne… Is there any sun out? Just my luck, a rainy day.”

But before McGuigan could leave, Andres spoke of his appreciation. “Mac, you have been the base of our commission for over a quarter of a century. You have been involved in everything… I have been on other commissions and this is a unique commission. …I feel fortunate to have been on this commission. …You make all of us feel that we are a real part of this commission. I don’t think it has ever had a lack of a quorum because you have made it so welcoming to people they want to show up,” Andres said.

McGuigan announced he would retire at the end of June or after the Costco vote. Click here to read that story.

His departure leaves an opening for an alternate on the commission, which has five members and three alternates. None was chosen last night.

During the Costco hearings and deliberations, Chadwick, an alternate, served as a voting member since Joe Vaiuso was unable to attend some of the hearings, and alternate Fred Russo recused himself. Russo told the Eagle that prior to the hearings, he had made a comment on social media about the Costco opposition that he feared some people could misinterpret. Russo said rather than have that become an issue, he recused himself from the proceedings. Alternate Paul Higgins Jr. was not appointed to the board until May so he could not participate. His appointment was not without controversy.

Long Road to “Resolution”

The approval Thursday comes with a series of conditions that the commissioners included in a detailed written resolution. The developers may have to alter the proposed square-footage of the buildings or reduce the size of parking lots to meet the conditions —especially the one stipulating that the maximum impervious surface must be 60 percent, not the 65 percent that the developers requested. Click here to read about the draft resolution that was introduced at last month’s meeting.

The Costco drama has played out over several months. Hundreds of people—both supporters and opposition—attended four public hearing sessions which began April 2 and continued through May, which centered on traffic and water issues. Click here to read about the final session.

Both factions launched Facebook campaigns, web sites and petitions. The opposition hired an attorney and requested and received formal intervener status. Click here to read about that.

Last night’s vote allows Costco to move forward with its plans, pending further approvals from IWC and P&Z. 

There has been some concern recently about the First Selectman’s continuing delay in reappointing three members to the IWC. Click here to read about a Board of Selectmen meeting.

The first phase of construction is slated to include a 158,070 square-foot Costco on about 22 acres owned by Wayne Cooke and the Cooke family. Subsequent phases of construction call for seven commercial buildings totaling about 86,775 square feet. These unspecified buildings are proposed for construction on the western half of the PDD, which is primarily owned by Charles E. Weber Jr. and Al Secondino, who own 16.5 acres through their corporation.

Weber and Secondino have an option to purchase the Cooke property where Costco would be built.

The other three properties in the PDD are: a 1.6 acre parcel at 16 East Industrial Road owned by AHB-LLC, where the Hal Brown Sporting Goods store is located; a 1.73 acre site at 20 East Industrial Road owned by Peter G. Mandragouras, which is a vacant lot; and a 2.41 acre site at 26 East Industrial Road, where the Connecticut Shellfish Company is located. That parcel is owned by the Shellfish company.

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