Perkins farm proposal denied

Mystic — After four nights of public hearings, the Stonington Planning and Zoning Commission rejected David Lattizori’s controversial zoning proposal for the Perkins farm property by a 3-2 vote late Tuesday night.

The commission made the decision after closing the hearing, which had been one of the longest in recent memory. It was the fourth unsuccessful attempt Lattizori had made to develop the 70-acre site off Jerry Browne Road for a mix of commercial and residential use.

Members Ben Tamsky, Bob Mercer and Chairman John Swenarton voted against the proposal while Lynda Trebisacci and Rob Marseglia were in favor. One of the reasons the commission cited in its denial was that the proposal did not conform with the town’s Plan of Conservation and Development.

Lattizori was seeking to create a Highway Transition Design District. That would have been the first step toward construction of Briarwood Walk at Mystic, an estimated $70 million project that would contain a mix of shops, offices, townhouses and a hotel.

Lattizori’s experts estimated the development, which was endorsed by the town’s Economic Development Commission,  would have created 500 permanent jobs and $505,000 in annual tax revenue for the town while preserving 50 percent of the site as open space. Opponents, many of whom live at the Stone Ridge retirement community across the street from the site,  said the project would damage the town’s character and existing businesses and did not conform with the plan of conservation and development.

On Tuesday night, Lattizori’s attorney Ted Ladwig offered a rebuttal of comments made by numerous opponents of the project. Ladwig told the commission the proposal does conform with many aspects of the town’s Plan of Conservation and Development, such as allowing age-restricted housing and creating a transition zone between the commercial area of the Golden Triangle and residential areas to the east. He acknowledged, though, that it does not meet all aspects of the plan, which is the blueprint for the future development of the town.

With Stone Ridge across the street, he said Lattizori’s proposal conforms with the town’s comprehensive plan, which is an illustration of current zoning regulations and how property is actually developed.

Ladwig pointed out Lattizori’s proposal has reduced the commercial and residential portions of his previous proposals while increasing open space. He said this was done in response to residents who realize something will happen with the property but want a nice project.

He also said the town also has to begin planning how to meet increasing educational costs for children in town, either by raising taxes or increasing the grand list with projects such as Lattizori’s.

As for criticism that the project would hurt struggling existing businesses and is not needed, Ladwig stressed the project would not be built now.

He said Lattizori is seeking approval now so when the economy improves he can build. He said this project would create an additional destination for tourists and create "a bigger pie" for all businesses. He likened it to the fear downtown businesses had when Olde Mistick Village opened. Instead, he said more people came to town.

Director of Planning Bill Haase presented his staff report on the application, explaining how the commission should take into account the town’s Plan of Conservation and Development and the Comprehensive Plan in making its decision.

But Haase’s report states the commission does not have to find that Lattizori’s proposal strictly conforms with either plan in order to approve it.

He also recommended the commission concentrate on the text of the amendment that allows creation of a new zone, and not the conceptual master plan that Lattizori has presented to show what could be built on the property. He pointed out there are other uses allowed by the proposal that are not in Lattizori’s master plan. He said the formal master plan that Lattizori would have to get approval for if the zoning amendment is approved, could change depending on marketing conditions, financing and other issues.

Even if the commission had approved Lattizori’s proposal, he still would have had to obtained approval for a master plan and site plan before beginning construction.