With Permission
A condominium project with a long and contentious history has received approval from the Planning and Zoning Commission (P&Z), along with a 9-acre solar panel project by Solar City on Tabor Drive that will supply power to town facilities.
Sterling Ridge, which has been on the Planning and Zoning (PZC) agenda in some form or another since 2003, was submitted as a Planned Development District (PDD) modification at 26 Cherry Hill Road. As a condition of the approval, the project will be subject to various conditions and specific site plans will have to be submitted.
In this iteration, the project consists of four two-unit buildings on a 3.45-acre lot at 26 Cherry Hill Road. The lot also includes an existing house, known as the McCabe House, on the northern end of the property. The site is across the street from the Canoe Brook Senior Center, and adjacent to the historic Harrison House on Main Street. The neighborhood is listed on the National Register of Historic Places.
The initial Sterling Ridge proposal in 2003 called for construction of condominiums in four buildings, and the demolition of the 1820 Wyllys Russell House at 162 Main St., and the 1928 McCabe House at 26 Cherry Hill Road.
The Branford Historical Society and neighbor Ann Trapasso, spearheaded a campaign in 2003 to save the Russell House, which was subsequently rehabilitated, and the McCabe House, which will be incorporated into the newest plans for the site. Concern was also expressed about blasting in the area and its effect on the Russell House.
The property also changed hands at least three times over the past 12 years. Alan Genn of Greenwich, who purchased the property for $500,000 in 2014, is the current owner.
Trapasso, whose property adjoins the project, has received a settlement from the developer, but its terms prohibit her from discussing them.
Terms of Approval
Approval of the PDD limits use for a single-family house on lot A and two-family use for the four new buildings.
An engineering firm (Milone McBroom) must be retained to ensure site preparation and development in accordance with the master plan.
Approval by the town engineer is required for any changes in terms of rock slope design, and any changes to the building designs must be approved by an amendment to the PDD.
Blasting procedures must conform to Connecticut General Statutes.
All site grading must be approved by the project engineer before building permits are issued, including foundations. Drawings that comply with the site plan must be submitted by the project engineer when each building foundation is completed.
Site plans for the rehab of the McCabe “Craftsman” house must comply with federal guidelines.
The commission unanimously approved the project. Chair Charles Andres commented, “I think it’s fine,” while member Marci Palluzzi said that she thought it went “above and beyond” requirements.
Solar City project Approved
Sally E. Bahner Photo
A second solar photovoltaic project on Tabor Drive was approved unanimously by the P&Z at the July meeting. The project won approval by the Inland Wetlands Commission in May.
Jennifer Young Gaudet (pictured above) of All-Points Technology Corp., Killingworth, and Joe Perregrini, project engineer presented the details. The company works with public, private, non-profit, and government organizations to make clean energy available at a lower cost than with fossil fuels.
Solar energy produced from the project will offset electricity use for multiple municipal buildings.
The project, described as “a 960 KW AD solar-based electric generating facility,” is located on a 9-acre site within 77 acres of a town-owned section of Tabor Drive near Pine Orchard Road, accessed by a gravel drive, which will upgraded. The Shoreline Greenway Trail runs through the property and there will be no visibility from the street; it will have no impact on surrounding properties. The site is used for storage by the Public Works Department.
An additional solar generating facility, Ecology Park, is adjacent to the facility.
The panels will be installed on a single equipment pad, using pile-driven steel beams and supported by a ground mounted racking system, which will adjust the movement of the panels to follow the sun’s angel from east to west. It will be surrounded by a chain link fence. The panels will be 2 ½ to 3 feet off the ground and the high meadow grass growth will require infrequent mowing.
Energy would flow underground and tie into poles and the existing utility system. Construction would take place over three to four months.
Additional Approvals
Sally E. Bahner Photo
The commission also approved a site plan for a print and publishing, retail and personal service establishment at 618 – 622 Main Street, presented by Jeff Dow (pictured) on behalf of owner 622 Associates. He presented a new rendering with more detailed landscaping and noted that the application has already been approved by the Town Center Revitalization Review Board. It was suggested that the west side of the handicapped parking space be stripped and that the dimensions of the handicapped parking space and adjoining regular parking space shall be provided.
The building has most recently housed a fitness center and other small businesses, and originally was a car dealership, Central Pontiac.
Finally, the commission approved an easement to a deeded area for overflow parking at 229 and 233 East Main St. (Mill Pond Veterinary Hospital/Yarrow Realty LLC). A house next door to the hospital burned a couple of years ago and was recently razed. Nothing further is planned for the property.
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