Waterford — The Planning and Zoning Commission will vote April 9 on a proposed rental facility at a long-vacant nursing home, a project that's sparked steady opposition from residents concerned about potential impacts on traffic and the neighborhood.

The upcoming decision follows months of review and public comment on the plans, which include renovating 171 Rope Ferry Road into 53 studio and efficiency apartments. Vacant since 2011, the 1940 building once housed the Center for Optimum Care.

Rope Ferry Road LLC, a limited liability company managed by Water's Edge Executive Vice President Claudio Marasco, plans substantial interior overhauls, new landscaping and improved stormwater management. Thirty percent of the units would be moderate-income housing, a much-needed market in town, according to the developer.

In addition to site plan approval, the company seeks a zoning change to designate the site a Housing Opportunity District that would boost the town's percentage of affordable housing. Such requests, the company argued, can only be denied if there's evidence of substantial public health risks.

Lenard Engineering, an independent firm, concluded earlier this year the project would have minimal impact on traffic. After reviewing the developer's stormwater management plan and making a few suggestions — such as redirecting the overflow from a retention basin to avoid any flow onto adjacent parcels — the engineer last week said the town's requirements would be met. The town selected and hired Lenard for $3,700, which the developer agreed to pay.

"Wherever there's been a potential impact or issue that should be controlled or addressed, we've tried to address it with a plan or design portion of the site plan or a condition of approval," Tim Hollister, an attorney representing the developer, said last week. "There is a consensus from professional engineers that there are ... no traffic and safety concerns."

But dozens of residents remain unconvinced. At several public hearings the last few months, Rope Ferry Road and Spithead Road homeowners have urged commissioners to reject the proposal. Nearly every speaker claimed the new facility was a bad fit for the neighborhood and would ramp up traffic.

"I haven't heard a single person from the community say they want this," Gallup Lane resident Steven Roy told commissioners last week. "I hope you guys keep that in mind."

Dan Able, who lives on Rope Ferry Road, said he and his wife "chose Waterford based on the community and school system. Having this type of residential community less than a quarter of a mile from my house ... I don't see as a good thing. The traffic is ridiculous."

The developer and engineers have discussed a potential bus stop near the site, which neighbors argue could cause even greater traffic concerns.

Commissioners consistently have questioned plans related to traffic, parking, management and maintenance.

Commissioner Gregory Massad suggested third-party oversight to ensure compliance with residency and income requirements and 14-day maximum guest limitations.

Hollister said the developer was open to any reasonable oversight, including third parties beyond the town's zoning enforcement. The owner also will produce an annual report demonstrating compliance with Housing Opportunity District requirements, Hollister said.

If approved, the units would range in price between $800 and $1,100 per month for market-rate tenants. Seventeen units would be restricted to moderate-income tenants; those earning 80 percent or less of the state or area median income would pay $873, while tenants earning 60 percent or less of the state or median income would pay $707.

Hollister noted, "this is not proposed under federal Section 8 programs. There will be no government subsidies or tenancy requirements tied to a government subsidy program."

He added that, contrary to comments made at the last several meetings, the proposal would help increase nearby property values because it would rehabilitate an eyesore.

The commission partially approved Rope Ferry Road LLC's previous plans to renovate the site into a senior housing facility. The project stalled over parking constraints in 2015. The developer since has purchased an adjacent property on Spithead Road, allowing for added parking to meet the town's minimum requirements of 1.5 spots per tenant.

Before Rope Ferry Road LLC bought the property in 2013, the commission denied Stonington Institute's request to convert it to a residence for recovering substance abuse patients.

The Planning and Zoning Commission meeting begins at 6:30 p.m. Monday, April 9, at Town Hall.

b.kail@theday.com