Stonington - As they began their deliberations Tuesday night, Planning and Zoning Commission members appeared to be leaning toward approving a controversial plan to build 68 condominiums and seven single-family houses on a 46.8-acre site along Mary Hall and Greenhaven roads in Pawcatuck.

At the beginning of their discussion board members agreed that the Crescent Club project being proposed by The Richard C. Panciera Trust and Cherenzia Excavation of Pawcatuck meets all zoning regulations concerning use, density, setback and other requirements.

"I agree we certainly can approve it, but whether we should or will is another story," said acting Chairman Ben Tamsky, adding that he did not expect to make a decision Tuesday night.

Commission member Curtis Lynch added that there is "no fatal flaw" that would force the commission to deny the special use permit and subdivision approval being sought by the developers who, he said, have the right to do something with the property. But he said it has risks, including the effect on the neighborhood. Regulations would also allow the construction of 48 single-family homes on the property, which would have more bedrooms per unit than the condominiums and likely more residents.

Commission member Rob Marseglia said that if the commission denies the project without cause, the developer could sue the town, which would then have to pay legal fees in a losing cause.

A large number of residents have fought the application for months, and 700 have signed petitions urging the commission to reject the plan.

Opponents of the project say it would change the character of the neighborhood of single-family homes and generate additional traffic that would endanger walkers, cyclists and runners. They also say that the blasting needed to remove ledge could damage their homes and wells.

But board members agreed that they can't be swayed by the opposition if the project meets the regulations. Commission member John Prue said it's hard for the commission to say the project is out of character with the neighborhood if it is allowed by zoning. There are no condominium projects near the proposed site.

Some of Tuesday's initial discussion centered on blasting needed for the project.

Town Planner Keith Brynes has recommended that if the commission approves the application, it attach a long list of stipulations to the approval, many of which involve the blasting planned for the property.

The developer or firm doing the blasting would be required to have $7 million in liability insurance and monitor each blast with four seismographs. The results of each blast would have to be reported to the town. The developer would also be required to conduct a pre-blast survey of all properties and structures within 500 feet of the development site as well as any property within 1,500 feet whose owner requests an inspection.

Prue suggested the developer also develop an action plan to provide temporary water to homeowners in case their wells are damaged by blasting.

The commission also discussed issues such as excavation, traffic and drainage.

As of late Tuesday night, the board had made no decision on the application.

j.wojtas@theday.com