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12/10/2020 11:00 PMBranford's zoning commission has denied a request to develop Tidal Basin, a 30-unit, three-story residential complex proposed for 4-6 Indian Neck Ave.
On Dec. 10, two separate, unanimous votes of the Planning and Zoning Commission (PZC) turned down two applications which sought to modify the PZC's 2018 approvals allowing for a proposed 34-unit boutique hotel, Tidal Lodge, to be constructed at the site.
While the residential complex has been turned down, the property owner and applicant, Ed Crowley of Branford, still retains the PZC's approval for the hotel to be developed at the site. The site, comprised of approximately 1.2 acres, is located beside the Meadow Street Amtrak overpass on land fronting the Branford River and across the street from the Stony Creek Brewery (SCB) at 5 Indian Neck Ave. Crowley also owns and operates SCB.
The Tidal Basin residential complex applications denied by the PZC on Dec. 10 turned down a requested modification to the Branford River Planned District Development (PDD) and denied approval of a related site plan/coastal site plan at 4 – 6 Indian Neck Ave. The Branford River PDD, approved by the PZC in 2018, also includes SCB and its related parking areas.
The PZC's decisions to deny the requests on Dec. 10 were based on findings summarized by Town Planner Harry Smith in the form of two written resolutions, following months of meetings and review undertaken during the application process. The PZC considered submitted documents including staff reports, the testimony of the applicant and his representatives, the comments of the director of the Land and Water Resources Division of CT Department of Energy and Environmental Protection (DEEP), a 100-year flood report from the Town Engineer, and citizen and expert testimony received during the public hearing.
Specific to the denial of the PDD modification were the findings that the proposed residential dwelling was not in accordance with the existing Master Plan and the adopted Branford River PDD, and is inconsistent with the goals and policies of the Coastal Management Act (C.G.S.Section 22a-92 through 22a-1120). The denial also cited the application's failure to propose appropriate measures to protect coastal resources adjacent to the proposed development. Denial of the site plan/coastal site plan were based on findings presented in the PDD denial.
The PZC's review of the applications began in the summer and included a five-part public hearing which opened in July, during which numerous concerns from area residents and neighbors were brought forth. Several neighbors also formed a grassroots group in an effort to continue to bring concerns ranging from the development's impact on the coastal environmental to traffic and public safety to the attention of the PZC. Many also voiced concerns that the addition of a 30-unit residential complex at that location would only compound what they said is increased traffic, congestion and noise that's already impacting their neighborhoods due to the success of SCB, which opened in 2015.
During the Dec. 10 regular meeting of the PZC, chairman Charles Andres and commissioners Joseph Chadwick, Joseph Vaiuso, Marci Palluzzi and alternate Fred Russo voted to deny the Tidal Basin applications, during two unanimous votes. Russo voted in place of commissioner John Lust, who recused himself.
Due to COVID-19 protocols, the PZC's public meetings have been gathered via Zoom video conferences which are available for review at BCTV on Facebook.