With three of five voting members affirming approval, and conditional application language on the way, Costco's Exit 56 master plan is headed for a green light by Planning and Zoning Commission (PZC) majority vote at its next meeting on June 18.

The PZC met June 4 to finalize its discussion concerning Costco Wholesale Co.'s request for a special exception permit and to review the master plan submitted as part of Costco's Planned Development District (PDD) application. The special exception Costco's seeking would allow large-scale retail into a current light industrial/small retail zone accessible from I-95 at Exit 56. The development would be created by connecting five individual, contiguous parcels currently owned by different entities.

Phase One of the PDD would include the construction of retail buildings totaling some 160,000 square feet to create a Costco wholesale club and gas station facility on the majority of the 44 acre parcel. Phase One would also include an access drives and a "ring road" for interior circulation for the entire development. Phase Two would add seven to-be-determined retail/commercial buildings later on.

Main access points include two on East Industrial Road and two on Route One, with traffic flow navigation changes on Leetes Island Road, especially in the area fronting the current Stop & Shop Market Place plaza.

Costco's PDD application, submitted in February, was followed by a highly-attended, four-part public hearing (April 2 through May 7) where the PZC took in further details from Costco representatives and hours of public input from supporters and detractors.

Since closing the hearing and opening its discussion on May 21, three PZC voting members have stated they are favor of the application, with conditions. They are Chairman Ellsworth McGuigan and commissioners Charles "Chuck" Andres and Marcia Palluzzi. Commissioners John Lust and Joe Chadwick have raised objections (see The Sound's story on the May 21 PZC discussion, and more on the Costco public hearings, at www.zip06.com/branford).

In re-opening the discussion on June 4, McGuigan said, "Last time, at least to me, we had a divided room. Does anyone want to open with a change of heart ? It looks to me like a three-to-two  set up here, if I'm reading it right, and that would be sufficient...but I don't want to put words in people's mouths. If you're in the minority, and you can be persuaded to join the group by a condition or something you would like to see in there, the time to mention it is now, I think."

Lust said he still had several reasons against approving the application.

"I still have same problems I had before, and the more I look at it, the stronger I feel about it," Lust said. "I don't feel it's consistent with the Plan of Conservation and Development and I don't' think we have a complete master plan, and I don't' think we have adequate traffic information; so I don't know how any of us can get by that."

Chadwick said his opposition has been the same from "the very beginning" and continues to be a lack of input from Costco quantifying a list of beneficial reasons necessitating the special exception.

"We have not established the standard of benefits to change this zoning type for another zoning type," said Chadwick. "When I mentioned that last time, I got eye rolls."

While saying he agreed that one benefit of the PDD would be the improvement of a "water problem" at the site, "I'm looking for the list of benefits," said Chadwick.

Chadwick said he also was bothered by what he perceived as a "no effort" by Costco to respond to what he felt were primary concerns raised by those opposed to the plan.

"I realize we are not running a referendum (but given) the extent of the opposition, I did not find a whole lot of mitigating remarks," from Costco, said Chadwick.

Andres said he credits those opposed to the PDD with bringing to light the need to reign in Costco's original request for more than 65 percent of impervious surface (paving) coverage. Now, as one of the conditions the PZC is placing on the application, only 60 percent coverage will be allowed (except for any existing coverage as of May 1, 2015), in line with what is allowed elsewhere by current zoning.  Other conditions the PZC  will add include total lot coverage not to exceed 30 percent (with lots with existing building improvements of  May 1, 2015 not to exceed 39 percent coverage) and construction of the entire interior ring road with additional access across from the current TA Travel Center driveway on East Industrial Road  (another access point on the road is already planned across from the Exit 56 southbound entrance ramp).  The PZC added banks, medical offices and biopharmaceutical labs as types of businesses that could be allowed in among the Costco's Phase Two. The original application called for retail/commercial and restaurant (table service and fast food). The PZC also discussed its desire to have Costco honor its descriptions of uses of finishes such as Stony Creek granite and plans to incorporate a "gateway" to the area. The PZC expects the full master plan to be reviewed by the Inland Wetlands Agency (IWA) and also has the expectation that, as the town's land use agency, it will have input on traffic system planning at the state level.

On June 4, input from the April-May public hearings, as well as that sent in via email and by letter during the hearing period, once again entered the PZC's discussion. The majority of vocal input during the hearings came from residents opposing the plan, including experts and community members rallied by grassroots opposition group Branford Citizens for Responsible Development (BCRD).

"I heard I'm happy to drive to (Costco) in Milford...but I heard a lot of other people say (they're) tired of driving over the (Quinnipiac) bridge to get to store that sells goods we don't have here," said Andres.

Lust replied, "...the majority of people that spoke said that?"

Andres answered, " I read all the emails (and) there were more in favor than against."

Andres added that while some emails showed "they do want conditions... the majority of people say they'd like to have it. I don't want to discount that."

Noting, "...any application is easier to oppose" because "it riles you, it gets your passions up," Andres said BCRD "did a good job" of generating a response from opponents.

"It's harder to get people to say 'I'm in support,'" said Andres. "Notwithstanding, it did have a lot of people in support.  It had the Economic Development Commission, it had a lot of laypeople writing letters, and I'm not discounting that (and) I like it when you get properties owners together to manage access; I want to encourage that. That's the only way this (PDD) works and they did it. I think there are benefit s to that. That's sort of how I'm seeing this."

The PZC is set to meet Thurs. June 18 at 7 p.m. at Branford Fire Headquarters. Following approval of the master plan, Costco would submit site plans for review by IWA and PZC, with public hearings as part of the process.