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09/11/2016 04:08 PMA plan to redevelop 42 year-old Parkside Village One, financed through low income housing tax credits, has neighbors concerned about what the changes will bring.
Located at 115 South Montowese St., Parkside’s three residential buildings currently provide 50 affordable housing units to seniors (62 and over) with limited incomes and disabled persons ages 18 and up. The redevelopment would remove the original buildings and construct a single, three-story building of 71 units, with some available to families meeting low-income guidelines.
Plans submitted by developer Beacon Communities LLC (Boston, MA) call for placing Parkside’s new L-shaped three-story building at the northeast end of the property, by grading down a tree-and-rock filled hillock beside the access road to Sliney Field and Indian Neck School. While some of Sliney field and the access road are part of the 5.3 acre Parkside parcel, the project has been designed to incorporate 4.58 acres and won’t impact the field or road.
Parkside’s housing today includes a mix of efficiencies and one-bedroom units. The renovation proposes creating 35 one-bedroom units and 36 two-bedroom units and 89 parking spaces. The redevelopment will also introduce elevators and other upgrades for handicapped access.
On Thursday, September 15, the Planning and Zoning Commission (PZC) will review Beacon’s Planned Development District (PDD) application and open a public hearing on the matter. The meeting is set for 7 p.m. at Canoe Brook Senior Center.
Beacon’s application is a request to amend zoning regulations to create a special PDD, modifying normally applicable zoning regulations to increase building density and allow other changes, including increased building height and increases in parking.
“This is the opportunity for Planning and Zoning to exercise as much discretion as they ever can, in terms of the proposal to amend the zoning regulations that would actually change and govern the development of the site,” said Town Planner Harry Smith. “So if (the PZC) approves a density increase that’s not as much as being asked for, then that limits the project.”
Once the PDD is approved, a detailed site plan, meeting normal zoning and amended zoning, would go before the PZC; likely in October, said Smith.
Last week, over 60 area neighbors came out to an informational meeting given by Beacon representatives. The meeting was hosted by Branford Housing Authority (BHA), which selected Beacon for the project. BHA oversees Parkside and Parkside Village II, a 40 unit complex located on nearby Block Island Road. BHA also supervises Merritt Properties, which currently manages all 90 units on a daily basis. BHA is not connected with any other affordable housing complexes in Branford.
BHA chairman Douglas Denes said BHA’s decision to undertake Parkside’s expansion is based on “the condition of the physical plant and the tremendous need for this type of housing and Branford.” Under a federal program, Parkside currently assists low income senior citizens (elderly make up the largest number of residents), or those 18 and over who are 100 percent disabled. That profile will continue to be the majority of residents served by the renovated complex, Dene felt.
“Our very clear intention is to serve this population,” Dene said. “Because of changing regulations and the financial environment we work under, we will have some higher income residents. What it could evolve into depends on the needs. It’s very unlikely it will become all families, because there is such a need for elderly housing. But in order to support people with lower incomes, there will be some (with) higher incomes. I don’t think the usage is going to change in any way that will be particularly notable. You may see some young couples with children.”
Denes has served on the all-volunteer BHA board for 16 years and said the authority “operates on a shoestring.” He noted Parkside was “built inexpensively” in 1974.
“It’s been kept together with bubble gum and duct tape,” said Dene. “The units are very undersized for today and very inefficient. The units are in physical decline, there are no elevators and little handicapped access.”
In recent years, BHA has received small state grants for re-roofing, re-paving and other repairs. All along, the board has been trying find funding for a long-overdue overhaul. By applying to the state Dept. of Housing for financing through a new federal low-income tax credit program, “...we found a way,” Denes said. But, in order to apply, “... you have to go through a developer,” he explained. “We selected Beacon because they are the gold standard.”
According to its website, Beacon is a privately owned real estate firm that “develops, acquires, invests in, and manages a wide range of multi-family housing.” Its portfolio includes affordable, market rate and mixed-income housing. As the developer, Beacon seeks low-income housing tax credit investors and purchasers to fund the development. Beacon was selected after BHA issued a Request for Qualifications and has now entered into a Site Development Agreement with BHA.
The boldest change to the current building layout of Parkside involves clearing trees and leveling rocky landscape fronting South Montowese to construct the new residential building. Newman Architects (New Haven) has been hired to design the project. The portion of the building facing the street will present as “a blend of two and three story elements” according to the PDD.
“The building will be set back from the road so as not to appear monolithic. We’re making a serious effort not to impact the street,” Dene said, adding the layout will also create “more open space, visually.”
The PDD describes the proposed 71-unit building design as incorporating several “house-like” elements, with a mix of gable, hip and flat roofs to “emphasize the sense that Parkside is a place of individual residences, not an undifferentiated apartment block.”
“Right now, we have buildings that, while they may smaller, are not in great shape. This is solving the problem,” said Dene. “But it’s not as if we don’t care about the neighborhood. We think that we are good neighbors.”
Neighbors concerned about the changes have been working to notify the public about the proposal. Some lawn signs have been placed in the area reading “Stop Parkside Village 100% Low Income Housing Development Project,” and the message also appears on flyers posted around town; with both encouraging attendance at the Sept. 15 PZC meeting.
Branford resident Carolyn Sires owns a home near Parkside. She says neighbors are concerned about the scope and scale of the project, combined with additional pressures more residences could bring to impact the area. At last week's meeting, she said residents raised several issues, from a report of police responses to the Parkside vicinity to the need for safer entry and egress, questions about Beacon's support of residents and the surroudning community once the development is built, and dismay at plans to raze the hillock fronting South Montowese, part of state scenic Route 146. Sires said she and others present felt much of the meeting last week was more of a "sales pitch" by Beacon representatives to win over neighbors.
“When you send a letter to our homeowners saying it’s going to improve our property values — we’re happy with our values. There’s nothing wrong with our property values. This is not in a down-trodden area. We’re not in an area that’s depressed, by any means,” said Sires.
Sires said information shared at the meeting pointed to an overall 10 percent required level of affordable housing in Branford's residential mix.
“The question is, how much does tearing down Parkside Village and doubling in size buildings for housing contribute to the ten percent? That question didn’t get an answer,” said Sires.
Sires also asked who will screen prospective residents, BHA or Beacon.
Denes said BHA “carefully vets” residents at Parkside, which he is said is, “by and large, a very quiet, low-key neighborhood.”
Sires added Parkside’s neighbors, like all Branford residents, care about supporting those in need and supporting one another as community members.
“Everybody in Branford cares about the people that live here. We understand they need to remodel get up to code,” said Sires, adding neighbors are asking BHA to, “...step back and breathe. Talk to your community, figure out your safety needs and the right kind of aesthetics.”