Opponents lay out their case against proposed Perkins Farm project

Mystic - On Tuesday night, it was the opponents' turn.

For three hours, numerous critics of developer David Lattizori's proposal for a zoning amendment that would allow for the transformation of 70 acres of the Perkins Farm property into a commercial and residential village outlined their objections to the Stonington Planning and Zoning Commission.

Those objections ranged from the effect the project would have on the town's character, existing businesses, adjacent properties and traffic on Jerry Browne Road to its incompatibility with the town's plan of conservation development.

The evening's first speaker, downtown developer Rod Desmarais questioned the economic feasibility of the project when there are already 10 hotels and numerous restaurants and shops already in the area. As a downtown merchant - his wife owns the Drawbridge Ice Cream shop - he said shop owners in downtown work hard to create a special character that cannot be found in chain stores. He said asset needs to be protected.

"Is this the time to create more of what we sufficiently have at the risk of losing what makes us special," he asked. "When is enough enough?"

He also said that if the commission approves the new zone the town will not be able to stop the project but only make small changes in the subsequent master plan and site plan because Lattizori will have been given the right to develop it.

Several residents of the Stone Ridge retirement community, which is located across the street from the proposed development spoke against the zoning amendment.

Stuart Allen told the commission that Lattizori has not complied with suggestions from the town that he work with residents to come up with an acceptable plan.

"There has been no attempt to work with the community," he said.

Kate Robinson, who was on the committee that created the town's Plan of Conservation and Development, said the proposal is inconsistent with that plan, which suggested the property become a transition zone of low impact development such as professional offices and housing. She said the Lattizori project would have a much greater impact. The plan, though, is advisory.

Robinson urged the commission "not to expand sprawl into our precious countryside."

Resident Anja Retsema, whose property borders Lattizori's, asked the commission how the Lattizori application is not illegal spot zoning when it only applies to one site in town.

She reminded the commission that past town officials promised residents that commercial activity would not extend past the Golden Triangle.

Joyce Resnikoff, who co-owns Olde Mistick Village, stressed how important the town's character is to attracting tourists.

"We don't need to be like every other town," she said about the stores the project would attract.

She also said the site's location is not a good one for such a project because it cannot be seen from the road.

Attorney Mark Branse, who represents the company that owns Stone Ridge, said it is the belief of LCS Westminster that the Lattizori proposal will hurt the value of its property, which it has spent more than $100 million to develop. He said LCS Westminster, which was recruited by the town, believed there would be compatible uses across the street. He said it now feels a sense of betrayal. He said how the commission rules will affect its credibility with developers and its relationship with its largest taxpayer.

He went on to criticize numerous aspects of the project, especially the scale of the retail space and the appearance of the townhouses.

More than 40 opponents have signed up to address the commission but with only about a dozen able to do so Tuesday night, the commission continued the hearing to Jan. 5.

The hearing began two weeks ago with Lattizori's development team outlining his plan to create a Highway Transition Design District that would allow him to build Briarwood Walk at Mystic, an estimated $70 million project that would contain a mix of shops, offices, townhouses and a hotel.

This was the fourth attempt Lattizori has made to develop the site over the past five years.