Diana Stricker Photo
The prospective developer who hopes to transform the dilapidated Atlantic Wire industrial site into a “live, work and play” community says the project will attract a demographic that Branford needs - young upscale professionals.
Developer Robert H. Smith Jr. said the average age in Branford is 49, but the average age statewide is 39. “You’re missing this demographic in your community,” Smith said during a public hearing Thursday at the Planning and Zoning Commission (P&Z).
Smith, pictured at right above, is targeting the Atlantic Wharf project at millennials—young professionals in their early 30s, which comprise a large portion of the population nationwide. “Branford is exactly what they want—a walkable, safe, livable town where they can be part of the community.”
Smith, CEO and founder of the Metro Star Properties LLC in Milford, hopes to remediate the industrial site and build 205 apartments, several restaurants and retail businesses. The site is pivotal because of its location near the Town Center, the Branford River and the Shoreline East Train Station.
The developer is seeking to establish a Planned Development District (PDD) for the 7.5 acres along Meadow Street. The Atlantic Wire properties are currently zoned industrial, but much of the surrounding area is zoned restricted business or residential.
However, Smith will have to wait at least two more weeks before he learns if the initial master plans for the Atlantic Wharf complex are approved.
The public hearing on the PDD request, which convened in December, was concluded Thursday. Click here to read about the December hearing.
P&Z chair Ellsworth MacGuigan said the commission will discuss the issues and vote at another meeting. The next commission meeting is Jan. 22.
If the PDD is approved, Smith will be required to submit a detailed set of site plans, which will also be subject to a public hearing.
No More Zig-Zags
One issue discussed was a traffic impact study commissioned by the developer, which the P&Z asked an independent consultant to review. The town is interested in the roads because the developer has agreed to build a new road to realign the convoluted intersection of Meadow and Montowese streets and Pine Orchard Road.
A member of the development team, David S. Golebiewski, president of TPA Design Group in New Haven, read through the comments from the consultant and gave the developer‘s responses.
The main question was why the developer is proposing to place the beginning of the new road 200 feet east of Church Street instead of aligning that intersection. Golebiewski said this was done to slow traffic down and prevent Church Street from becoming too congested.
“I don’t see that argument as being valid, “said town engineer Janice Plaziak. She said a normal alignment at that intersection shouldn’t cause more traffic on Church Street. She said the main purpose is to accommodate an east-west flow of traffic, which the current plans don’t accomplish.
A sketch of the plan shows the proposed road to the east of Church Street, and a proposed parking area directly across from Church Street.
MacGuigan said it doesn’t make sense to align one intersection and create a “zig-zag” at another one.
Smith said he would be “happy to accommodate” the town and change the design if the town prefers another configuration. “We try to listen to the neighbors and listen to the community,” he said. “This is your town and we want you to have your say.”
Neighbors Speak Out
Diana Stricker Photo
About 50 residents attended Thursday’s hearing, and like the hearing in December, several spoke in support of the proposal and others criticized it.
The project would utilize 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.
The majority of negative comments came from homeowners on Wilford Avenue, which runs parallel to Meadow Street. The proposed building site at 256 Meadow St. would be directly abutting the backyards of some homes.
Leslie Ursini, whose Wilford Avenue home would be directly behind one of the proposed buildings, spoke in opposition to the project last month. However, Ursini said her attorney met with Smith since the last meeting and addressed her concerns about traffic, lighting, building height and landscaping. “We feel confident a favorable result will be achieved,” Ursini told the commission Thursday night.
Wilford Avenue resident Mary Hally was still adamant in her concerns about a potential negative impact on the neighborhood. Hally said there are already 208 rental units in the area, according to her calculations, and several restaurants. She said the number of proposed buildings are not necessary and result in too much density on the site.
“This project will have a major impact on this neighborhood,” Hally said. “This is a very dense project.”
Her husband, Matt Hally, said the current factory building should remain standing. “These guys just want to build new, new, new,” he said, adding that the proposal is “knocking down history.”
Attorney David Minicozzi said he is concerned about how traffic will be routed during construction of the new road. He said he does not want it routed through Wilford Avenue. He also asked how the developer will tie the project to the train station and to the historic Town Center.
Other residents spoke about the need for a traffic light at the proposed new intersection of Meadow, Montowese and Pine Orchard.
Town historian Jane Bouley sent a letter to the commission stating she is concerned about the high density of the project and the height of the buildings.
P&Z commission member Charles Andres asked the developer about the density of the proposed development.
Smith said that town regulations for the area permit higher density than he is proposing. In addition, he said the apartments are needed because many of the available apartments in the area are “outdated” and would not appeal to the millennials who want high-quality accommodations that include 24-hour management and amenities.
Smith said some issues raised by residents pertain to site plans and will be addressed when a hearing is scheduled on those plans.
Economic Development Support
Perry Maresca, chair of the Economic Development Commission (EDC), said he and the commission support the project. He said the developers made a presentation to the EDC which resulted in the commission giving its approval.
“I favor the project tremendously,” he said during the hearing. He said the developer will remediate a polluted industrial site and will build a complex that will generate tax revenue for the town.
A formal letter of support from the EDC was read into the minutes.
A real estate consultant for the development team stated last month that the project would generate about $987,000 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, which would result in more than $600,000 in potential tax generation each year.
Factory Blight
Sam Stricker Photo
The Atlantic Wire mill, which began operations in 1906, declared bankruptcy in 2008 after being charged with federal crimes and state violations for polluting the Branford River. At that time, former Attorney General Richard Blumenthal called Atlantic Wire one of the worst polluters in the state.
In December 2008, Atlantic Wire pleaded guilty in U.S. District Court to the criminal charges — violating the federal Clean Water Act and submitting false statements regarding its pollution measures.
The property was purchased in 2010 by Kevin O’Neill, president of Cherry Hill Glass Co. on Elm Street; along with his corporate partners, Jeffrey A. James and Theodore J. Cwiertniewicz through their One Church Street LLC Corporation.
McDonald’s At Stop & Shop?
The commission also set Feb. 19 for a public hearing date for a request to build a McDonald’s fast food restaurant or another type of restaurant on the Stop & Shop property on Leetes Island Road at exit 56. The application was a last-minute request that was added to the agenda. Plans were submitted two years ago but it was not known at that time which restaurant would build there. Click here to read our earlier story.
In other business, the commission unanimously approved a request by Joseph Lepre to open a wholesale stone yard at 149 Meadow St. on property owned by Nicholas D’Amato. During a public hearing Thursday, Lepre said they would demolish two old buildings and renovate the main structure on the property. He said sales to contractors would include stone, mulch and topsoil.
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