Recent Activity & Updates
RESOLUTION
148-172 Main Street & 26 Cherry Hill Road -APPLICATION #05-3.14 ZONE CHANGE
(R-1 and BL TO SDA/PDD)
Prepared for the meeting of July 21, 2005
WHEREAS, in the matter of the Special Development Area/Planned Development
District application of Sterling Ridge, LLC for establishment of a Special
Development Area/Planned Development District the Commission considered
the following:
1. Application materials and documents submitted by the applicant.
2. Information provided at a duly noticed public hearing held on June
16, 2005.
3. Observations made during site visits.
WHEREAS, Section 35.6 of the Branford Zoning Regulations states that "the
Commission may either give approval to the Basic Development Plans or
approval subject to modifications, only after the Commission makes the
findings set forth under Paragraph 35.8 (a.) through (g.)"
WHEREAS, the Commission finds that with the modifications listed below:
a. The proposal will accomplish the purpose set forth in Paragraph 35.1;
b. No other zoning district could be appropriately established to accomplish
such purposes;
c. The PDD and the standards and Basic Development Plans applicable therein
will be consistent with any comprehensive plan of development adopted
by the Commission for the Special Development Area;
d. The PDD encompasses a tract of land of not less than 60,000 square
feet;
e. The petitioner has provided for the continued maintenance of the development
in general, including those open space and recreational areas not dedicated
for general public use;
f. The streets and drives will be suitable and adequate to accommodate
anticipated traffic and projected development intensity will not generate
traffic in such amounts as to overload the street system in the area;
g. The existing and proposed utility services are adequate for the proposed
development and the utilities and drainage have been so arranged as to
not overburden the capacity of the facilities connected therewith.
WHEREAS, the Commission finds that the proposed zone change is in accord
with the Town of Branford Plan of Conservation and Development housing
policies and recommendations.
NOW THEREFORE BE IT RESOLVED that the Commission grants preliminary approval
to application #05-3.14 for the reasons listed above, said zone change
to take effect upon approval of the detailed plan approval for the site.
Resolution approved by the Commission on July 21, 2005.
Moved by Seconded by
Vote for the Resolution Vote against the Resolution
RESOLUTION 148-172 Main Street & 26 Cherry Hill Road -APPLICATION #05-3.14
SPECIAL DEVELOPMENT AREA/PLANNED DEVELOPMENT DISTRICT
Prepared for the meeting of July 21, 2005
WHEREAS, in the matter of the Special Development Area/Planned Development
District application of Sterling Ridge, LLC for construction of multi-family
residential units, the Commission considered the following:
1. Application materials and documents submitted by the applicant, including
a set of plans (14 sheets) and an aerial photograph submitted March 29,
2005 and a "Grading, Drainage, Utility and Erosion and Sedimentation Control
Plan" revised to 5/12/05, prepared by Delta Environmental Services, Inc.
2. Information provided at a duly noticed public hearing held on June
16, 2005.
3. Observations made during site visits.
WHEREAS, Section 35.6 of the Branford Zoning Regulations states that "the
Commission may either give approval to the Basic Development Plans or
approval subject to modifications, only after the Commission makes the
findings set forth under Paragraph 35.8 (a.) through (g.)"
WHEREAS, the Commission finds that with the modifications listed below:
a. The proposal will accomplish the purpose set forth in Paragraph 35.1;
b. No other zoning district could be appropriately established to accomplish
such purposes;
c. The PDD and the standards and Basic Development Plans applicable therein
will be consistent with any comprehensive plan of development adopted
by the Commission for the Special Development Area;
d. The PDD encompasses a tract of land of not less than 60,000 square
feet;
e. The petitioner has provided for the continued maintenance of the development
in general, including those open space and recreational areas not dedicated
for general public use;
f. The streets and drives will be suitable and adequate to accommodate
anticipated traffic and projected development intensity will not generate
traffic in such amounts as to overload the street system in the area;
g. The existing and proposed utility services are adequate for the proposed
development and the utilities and drainage have been so arranged as to
not overburden the capacity of the facilities connected therewith.
NOW THEREFORE BE IT RESOLVED that the Basic Development Plan of Sterling
Ridge, LLC application #05-3.14 be approved with the following modifications
to be shown on revised plans and/or described in reports meeting the requirements
of Section 35.7, "Detailed Development Plans," said plans and reports
to be submitted to the Planning and Zoning Commission within six months
of the date of this approval.
1. Increase the lot size of property located at 148-162 Main Street to
at least 10,000 square feet to provide more attractive setting for the
Wyllys Russell house as well as more flexibility in the adaptive re-use
of the Wyllys Russell house. Delete two condominium units at the southern
end of the site to provide space for the enlarged lot.
2. Provide detailed plans for the restoration of the Wyllys Russell house
as well as a phasing plan showing restoration of the house in the first
phase of development.
3. Add sidewalk along Cherry Hill Road between the two (2) site driveways.
4. Submit landscape plan, designed by a licensed landscape architect,
showing additional buffering along western property line as well as planting
specifications and guarantees concerning plantings on north-facing cut
rock slope.
5. Submit iso-lux or iso-plot lighting plan prepared by a lighting professional,
showing footcandle illumination levels at a maximum of 10-foot intervals
with complete coverage of circulation areas, including dwelling unit and
garage entrances, and showing impact on neighboring residences. (House-side
shielding is recommended.)
6. Submit condominium documents for review by Town Attorney.
7. Submit drainage plans and calculations revised to the satisfaction
of the Town Engineer.
Resolution approved by the Commission on July 21, 2005.
Moved by Seconded by
Vote for the Resolution Vote against the Resolution