Groton — The city's Planning and Zoning Commission, for the second time, denied a zone change that a developer was seeking to build a five-story, mixed-use development in the Five Corners neighborhood near Electric Boat.

The Commission voted 4-3 on Tuesday to reject the proposal from GBU Capital LLC of Scottsdale, Ariz., to place a mixed-use design district "floating zone" at 2 Benham Road/91 Poquonnock Road, 8 Benham Road, 22 Benham Road and 1 Mariani Court, as well as at 46 Benham Road, which would have been used for additional parking.

The developer was seeking a zone change and text amendment, as well as a zoning map amendment, as the first step in a revised proposal to build a 78,285-square-foot building with 80 apartments on the upper four floors, and commercial space, as well as a lobby and bike storage, on the first floor.

Commissioners Aundré Bumgardner, Terry Rice, Irma Streeter and Jim Streeter voted to deny the application, while Chairman Paul Kunkemoeller and Commissioners Sue Bergeron and Marie Carmenati voted against denying it.

Rice thought the project is something the area needs but "is too much in too small a space" and wouldn't allow enough room for the landscaping, open space and recreation outlined in the zoning regulations.

Kunkemoeller said the proposal would bring walkable development near Electric Boat and also bring a different type of housing to the city that would diversify its housing stock, both goals of the city's Plan of Conservation and Development.

Bumgardner said the commission needs to consider public safety and also the impact of demolishing an existing residential structure for surface parking on one of the lots.

During public hearings, developer's representatives pitched the project as an opportunity to fulfill a goal in the city's Plan of Conservation and Development to create a sense of place and promote pedestrian-oriented development, while providing housing as Electric Boat expands.

Many of the neighbors who spoke said that while they wanted development, the five-story building was too large for the neighborhood. They also were worried about traffic and noise and impacts on the neighborhood during construction. A smaller number supported the proposal as a way to address blight.

At Tuesday's meeting, representatives for the developer showed that a four-story building would be allowed under the city's current zoning regulations, while the mixed-use design district would allow for the building as they proposed.

Several residents continued to raise concerns during Tuesday's meeting, and resident David Costello called for residents and the developer to "meet somewhere in the middle."

Attorney William McCoy, who represents the developer, told the commission before the vote that it is unlikely that the developer would scale down the project in a significant way. He said if the commission turned down the proposal, the developer probably won't come back with another proposal because it "doesn't economically stand the test."

Developer Christopher West of GBU Capital LLC confirmed Wednesday night that he will not be reapplying.

The public hearing for the application started in December and then was continued to January to hear answers to questions posed during the December session, allow further questions and comments and hear closing arguments from the applicant, Kunkemoeller said. The hearing then was continued to Tuesday to allow comments on information introduced at the January session of the hearing: emails that resident Michael Boucher submitted into the record and information from the developer.

In May 2021, the commission similarly voted 4-3 to deny the initial proposal. The developer then submitted the revised application that envisioned a building with a New England-style façade and more commercial space.

k.drelich@theday.com