Construction Firm Acquires 198 Acres in Killingly; Warehouse Development Eyed
By Andrew Larson
Douglas Construction has purchased 198 acres off Route 6 at
605 Providence Pike and 200 Hubbard Hill Road in Killingly, after acquiring
another large parcel in the town earlier this year.
The two properties in the recent sale sold for $1.6 million, according to Ron
Lyman, CEO of Westbrook-based Lyman Real Estate Brokerage & Development.
Lyman broker Carolyn Trotta represented the buyer and seller.
Douglas Construction has obtained a zoning change from Rural Development to
Planned Commercial for the 177-acre property.
The company plans to develop the property, situated along the Interstate 395
corridor, for warehousing and distribution.
The parcel at 200 Hubbard Hill Road is zoned for rural development.
Douglas Construction also bought roughly 58 acres on Hartford Pike in March.
Douglas Construction was founded in 1957 and is based in Smithfield, R.I. The
company has built projects in Rhode Island, Connecticut and Massachusetts, and
other parts of the Northeast.
Lyme and Old Lyme residents will vote on $57 million schools’ project on Election Day
Carrie Czerwinski
Old Lyme—On Election Day, residents in Lyme and Old Lyme
will be voting on an almost $58 million dollar school bonding project.
The referendum will ask residents to approve or reject a
request for $57,550,000 in bonds, with a state reimbursement of $9,775,000, to
renovate and update four schools in the consolidated school district, for a net
cost to taxpayers of $47,775,000.
According to the Region 18 website, current enrollment in
the consolidated school district is 1,300 students, and projections show that
by 2031, that number will increase almost 30% to 1,673, requiring more space to
accommodate the growing population of students.
If the bonding is approved, Mile Creek School, Lyme School,
Lyme-Old Lyme Middle School and Center School, all renovated between 18 and 20
years ago, will receive updated heating, air conditioning, and ventilation
systems.
At Mile Creek School, which was last renovated in 2002, nine
new classrooms would be added, and all four schools would be brought into
compliance with current building codes.
All schools are compliant with building codes from when they
were last renovated, but, as Superintendent Ian Neviaser explained on Monday,
codes have changed since 2002 when Lyme School and Mile Creek School were
renovated, and 2004, when Center School was renovated.
“When these schools were done 20 years ago, it was unheard
of to even have the doors locked. Since then we’ve added a lot of safety
protocols-- safety adjustments-- to our schools. We obviously now have locked
doors,” he said, explaining that current best practices are to have a clear
line of sight from the person remotely unlocking the door to the front door.
Center School is the only one of the four schools that has a
direct line of sight.
Additionally, fire suppression at Lyme School and Mile Creek
would be improved, including potentially adding a sprinkler system at Mile
Creek.
Neviaser stressed that the $57.5 million figure was a “not
to exceed,” figure, meaning that costs could be lower. He stated that if school
enrollment projections decrease, for example, fewer classrooms would be added
to Mile Creek.
Additionally, cost savings may be realized if materials and
labor costs remain the same or decrease. Almost $2.5 million of the estimate is
budgeted for cost escalation, and a contingency fund of approximately $8
million is also included in the package.
Estimates prepared by the Old Lyme Finance Department and
the Lyme Board of Finance , show a potential tax increase for property owners.
If town budgets remain the same, residents could see an
average increase on their taxes over the next 25 years due to the school
bonding. Old Lyme residents could see a $112.43 per year increase on their
property taxes for every $70,000 of assessed value. In Lyme, that increase
could be $87.71 per year per $70,000 in assessed value.
The numbers are estimated yearly averages over the term of
repayment, which is still to be determined, but is typically between 20-25
years.
A presentation by Neviaser shows those estimates may not
come to fruition as they do not include a $618,850 reduction in debt payments
for other district projects, including the 2010 renovation of the high school,
beginning in 2023-24.
The tax impact may also be lower if the full $57.5 million
is not used. Neviaser said the tax estimates are highly dependent on numerous
factors including how the bond is structured, interest rates, and the term of
the bond, as well as town spending, property values and grand list revenue, and
the fact the Board of Education budget is only part of each town’s budget.
If approved, construction on the project would begin in the
fall of 2023, with Center School and Lyme School completed in mid-2024,
Lyme-Old Lyme Middle School completed in mid-2025, and Mile Creek School
tentatively completed in August 2025.
On Election Day, registered voters in Old Lyme will vote on
the referendum at the Lyme-Old Lyme Middle School gymnasium, and Lyme voters
will vote at the Lyme Town Hall from 6 a.m. to 8 p.m.
Taxpayers with more than $1,000 of property on the town’s
grand list, who are not registered voters, can also vote in the referendum. Old
Lyme property owners can vote at the Lyme-Old Lyme Middle School cafeteria, and
Lyme taxpayers can vote at the Lyme library, both from 6 a.m. to 8 p.m.
Developer proposes housing and restaurants for former UConn property in West Hartford
Michael Walsh
WEST HARTFORD — The owners of the former University of
Connecticut property have submitted preliminary plans that envision a mixed-use
development, including multi-family housing, retail, restaurants and more.
The plans, submitted to the town's Design Review Advisory
Committee by property owners West Hartford 1 LLC along with their associates,
show an intent to build on both the 1700 Asylum Ave. and 1800 Asylum Ave.
properties that are separated by Trout Brook Drive. The submission indicates
the development team also includes Newman Architects, BL Companies and Alter
& Pearson LLC.
Representatives for West Hartford 1 LLC declined to comment
on the project Wednesday.
The property has been vacant since 2017 after UConn moved
its West Hartford campus to downtown Hartford. The China-based company
Ideanomics bought the property and previously had plans to build a technology
village at the site. After those plans fell through, the company sold the
property to West Hartford 1 LLC last December.
The preliminary
plans submitted to the town by West Hartford 1 LLC mention building a
combination of various uses on the property, including multi-family residential
housing, townhouses, boutique retail, restaurants, medical office building, a
research laboratory, an organic neighborhood market and public use town park
areas with walking trails.
“They’re in the very early stages," Town Manager Rick
Ledwith said. "They’ve got a couple of different designs they are
considering."
The presentation by the development group — which will have
its initial study session with the Design Review Advisory Committee on Thursday
— shows there's just under 58 acres of land between the two properties.
The side east of Trout Brook Drive, which now consists of a
parking lot and baseball fields, contains about 24 acres of land and is
designated as a multi-family housing site. The west side of Trout Brook Drive —
where UConn's former buildings are located — contains 33 acres of land.
Developers plan to focus mostly on retail and other use buildings on that side
with some residential buildings possibly in the mix, according to their
submission. Both properties contain acres of wetlands.
The developers presented several options in their
submission, with one being marked as their preferred option. That option
proposes four five-story housing units, three four-story housing units and a
clubhouse on the east side of Trout Brook Drive.
On the west side of Trout Brook Drive, the developers are
proposing a variety of buildings with different uses, including an organic
market, multiple townhouses, multiple three-story buildings that combine
retail, housing and restaurants, a parking structure, a three-story research
laboratory building and a three-story medical office. There would also be areas
designated for the public to use as a town park.
Other proposed versions of the two properties show no
residential housing on the west side and smaller residential offerings on the
east side of Trout Brook Drive.
Ledwith said Thusday's meeting with the design board will be
the first of many that will help formulate a final proposal.
“Right now we are interested in working with them and
exploring their options and finding the best fit for the town," Ledwith
said. "It’s early and we’ll work closely with them and [the Design Review
Advisory Committee], so this will change I’m sure."
Quinnipiac University neighbors don't want campus zone change to planned development district
Chatwan Mongkol
HAMDEN — Neighbors are fine with Quinnipiac University’s new
construction projects, but not under a planned development district, calling
such a move an “overreach.”
Town residents for the first time Tuesday night had a chance
to comment on the university's proposal for a PDD, a zoning tool the Planning and Zoning Commission recently
passed to assist Quinnipiac's expansion and other future developments.
Quinnipiac is looking to rezone the entirety of its Mt. Carmel campus and some of its
nearby properties to a PDD while planning to build a new residence hall and two academic
buildings to form a “South Quad.”
While university affiliates supported the application,
highlighting past town partnerships, positive effects the projects would bring
to local businesses and benefits to the students, some town residents said the
problem is with the PDD.
Hamden-based attorney John Parese said the PDD is too
“radical” because Quinnipiac’s proposal can be completed through a normal
zoning process, especially when the university’s five-year plan doesn’t identify
any other project.
“I hope you’ll agree that the ventures proposed by this
applicant are unnecessary, excessive and a profound overreach of the
university,” he said during his 19-minute remark.
Parese pointed out the technicality and objectivity of how the PDD was written, including a part that states the
commission “may” hold a public hearing on the final site development plan,
instead of requiring it.
In a nutshell, Parese said the zoning commission is
considering letting Quinnipiac write its own standards and regulations through
allowing the zone change — as developers can design beyond bulk-written zoning
rules with a PDD.
“PDDs are intended to encourage economic growth by bringing
new businesses into town, new developments or support the expansion of the
existing businesses and industries,” Parese said. “Not to provide a
flourishing, not-for-profit entity a license to create its own rules.”
Other residents who spoke against the PDD echoed the lack of
certainty in the process.
“This is taking a gamble on the new regulations, in which we
don’t have any idea what the pitfalls are,” said town resident Elaine Dove.
Calvin DeMarsilis, another resident, said the scope of the
PDD “is just too vague,” and that allowing this would destroy the neighborhood,
citing the maximum building height of proposed bulk standards between 35-60
feet.
“You got a 60-foot building in your backyard, how does that
feel for residents who walk in the residential area?” he said.
Quinnipiac's current proposed PDD has a maximum height of 56
feet, according to a staff report.
Meanwhile, zoners themselves also previously had questioned
the PDD process and the authority they would have down the line, though they
were the ones who approved the new regulations.
Bernard Pellegrino, an attorney representing Quinnipiac,
said there are “misconceptions” around what the PDD is and he’s prepared for a
“rebuttal” to address all zoning concerns in the next meeting set for on Nov.
15.
PDD regulations were passed in July, aiming to be “an
alternative zoning approach” for developers who look for flexibility for
projects or sites that are difficult.
It allows them to build beyond rules and standards written
in bulk for locations in mixed-use, urban zones and properties that are owned
or operated by colleges and universities.
To execute a project under the PDD rules, it’s a multistep
process. The site must be at least 4 acres — Quinnipiac’s proposed PDD is
223.19 acres.
A developer first must go before the PZC for a zone change
petition and an initial development plan, with a required public hearing;
Quinnipiac is in this process.
If approved, it then has to submit a final detailed
development plan to the commission for a review. In this stage, the commission
may hold a public hearing if there is a significant change to the initially
approved plan.
The Tuesday zoning meeting was heated as nearly 30 speakers
formed a line to speak, with half in favor and half speaking out against the
application — to the point a Quinnipiac administrator shouted “it’s been 17
minutes” during Parese’s 19-minute opposing remark.
“I mean, I listen to six hours of myth commercials from
Quinnipiac, ‘that’s just great, that’s fantastic,’” DeMarsilis said. “And then
when one of our people goes a little long, somebody from Quinnipiac busts and
yells how long he’s been talking. This is absurd.”
The “myth commercials” DeMarsilis referred to were hours of
the meeting on Sept. 27 Quinnipiac spent on presenting its plans — both the
proposed PDD and the initial development plan for three new buildings.
Other concerns mentioned during the hearing were the
potential environmental impact to Sleeping Giant State Park, safety and
traffic. Residents spoke of the problems anecdotally, highlighting alleged
accidents they have witnessed and alleged traffic violations on New Road and
Mt. Carmel intersections.
They believed the new projects would bring more traffic and
worsen the problems.
A lieutenant from the Hamden Police Department, Quinnipiac
Public Safety Chief Tony Reyes and acting Fire Chief Jeffrey Naples, who all
spoke in support of the university, said the projects would provide safety for
the students, as well as keep them on well-maintained facilities on campus,
thus, reducing off-campus issues.
The university also submitted a traffic analysis from
Bubaris Traffic Associates saying the additions would have “a minimal,
insignificant” impact on existing traffic.
“Partnership is not about perfection,” Reyes said. “And I
know that you’ll hear from people that have had difficult experiences as a
by-product of our presence in Hamden. … It’s about being present, it’s about
being accountable.”
He vowed the university would continue to be reachable and
accountable regarding safety and off-campus housing concerns.
Joining the public in voicing support for the PDD and the
new buildings was Mayor Lauren Garrett, who highlighted Quinnipiac’s
involvement in town with scholarships for local youth, community events and
volunteer work by students.
She said she has called Quinnipiac with complaints about
student housing and other issues, and the university has been “incredibly
responsive.”
“QU is the largest employer in Hamden,” Garrett said. “When
people have jobs, they give in taxes. That’s pretty important.”
Representatives from both Hamden and Greater New Haven
chambers of commerce said the university has been “immensely” beneficial to
Hamden and regional businesses in attracting foot traffic to the area.
Quinnipiac faculty members, deans and students echoed the
need for new academic spaces on campus because of how the university has grown.
The university hasn’t built a standalone building since the 1990s.
Following concerns from zoners last month about the size of
the PDD, the university has removed 10 properties off the map, reducing the
size by 36.51 acres.
Town officials also were concerned about involvement of
local businesses and underrepresented minorities in the capital projects.
Quinnipiac officials said the university has been committed to diversity in the
hiring process, and it also depends on the contractors to build on the
challenge.
Stamford schools looking at $742M price tag to replace and renovate school buildings
STAMFORD — The plan to fix Stamford's school buildings will
take 20 years and cost the city roughly $742 million.
Those were the figures presented by architectural firm SLAM
Collaborative during a meeting of the school department's Long Term
Facilities Committee last week.
The numbers represent an increase from the total price tag
of $540
million presented in February for a plan that previously called for a
12-year timeline.
But since then, there have been plenty of developments.
One of the biggest changes came in May when the state
General Assembly passed a budgetary bill that included provisions to
increase the reimbursement share Stamford receives for school
construction projects.
One provision granted an 80 percent state refund rate for a
new Westhill High School. Another increased the state's contribution for school
contributions to 60 percent for the next 25 years, much higher than the 20
percent rate the city received previously.
In all, the state is expected to fund about $766 million of
the school department's 20-year plan.
“When we first created the master facilities plan, I want to
remind you that we really didn’t understand what the funding source was going
to be," Superintendent Tamu Lucero said during the meeting.
She later added, "A lot has changed. Things have gotten
a lot better."
But those two major shifts didn't dramatically decrease all
of the projected costs of the district-wide facilities plan from February since
officials had set an expected reimbursement rate of 95 percent for Westhill and
an 80 percent refund for a new south Stamford school.
Another major influence on the projected price tag was the
rise in the inflation rate this year. Kemp Morhardt, principal at SLAM, said
the company increased the dollar amount in the February report by 20 percent to
account for the current increase in prices.
Kemp said the plan was expanded from 12 years to 20 years to
level out the yearly spending the city would have to dedicate to the project.
"Given inflation, the numbers were getting unmanageably
high year over year," he said during the meeting.
Yearly city spending on the plan would fall under $50
million for the duration of the timeline, only eclipsing that amount in fiscal
year 2034-35. Most of the years, the yearly spending won't top $40 million,
data show.
The full plan calls for closing four schools — Dolan and
Cloonan middle schools, Toquam Magnet Elementary School and KT Murphy
Elementary School — while expanding Roxbury and Westover Magnet elementary
schools into K-8 facilities, and building a new K-8 Hart Magnet Elementary
School at the current location of Cloonan.
Murphy would close in 2028, followed by Toquam in 2030,
Cloonan in 2033 and Dolan in 2035.
An additional K-8 school would be created in south Stamford,
using the campus of Murphy for students in grades five through eight, and a
building on Lockwood Avenue to house kindergarten through fourth grade.
The plan calls for improvements to all other school
buildings, with major renovations planned for Turn of River Middle School and
Stamford High School.
Sandy Dennies, Stamford's director of administration, said
the Stamford Board of Education would meet with the Board of Finance on Nov. 2
to go over the city bonding detailed in the master plan.
"There's a lot to consider, but I think that moving out
the project to a 20-year project and looking at the bonding requirements that
Kemp has put together, I think this is a very doable plan," she said.
Taco Bell, new hotel coming to Frontage Road in East Haven
Austin Mirmina
EAST HAVEN — Folks looking for a bite or a room for
the night will have some more options in town, after the Planning and Zoning
Commission approved plans for two new businesses less than two miles apart on
Frontage Road.
An application for a 2,100-square-foot Taco Bell restaurant
was approved by the PZC in June. The Mexican-inspired fast food chain will
occupy a vacant, one-story building at 95 Frontage Road, the site of a former
car wash, property records show.
Taco Bell will join Wendy's and Dunkin' as the only
fast-food eateries on Frontage Road.
The PZC also recently approved modified plans for a new,
four-story, 17,713-square-foot hotel at 30 Frontage Road.
The application, submitted by Berlin-based Darbar LLC,
proposes to demolish the existing 70-room, two-story Quality Inn motel and
replace it with a Home2 Suites by Hilton. The new hotel will have 33 additional
guest rooms and a renovated swimming pool and parking lot, according to
the plans.
Construction for the Taco Bell is expected to begin next
month, Zoning Enforcement Officer Joseph Budrow said. Work on the hotel project
will begin in 2023, with construction expected to take about one year,
according to Gary Desai of Darbar LLC.
Economic Development Commission Chairwoman Lorrie
Maiorano said the new hotel would be a "face lift" for the
50-year-old motel property.
Located a short distance from New Haven and Tweed New Haven
Regional Airport, the proposed hotel also would be a valuable revenue source
for the town, Maiorano added.
"It’s a hop, skip, and a jump away from New Haven, so
it's going to be a great opportunity for folks who need a stay when potentially
a lot of other places around are full," Maiorano said.
The PZC originally approved plans for a 107-room hotel at
the same location in January 2020, but the onset of the COVID-19 pandemic
halted the project, according to the commission's meeting minutes. The PZC
recently put the project back into motion when it approved a new prototype for
the hotel building with four fewer guest rooms, among other changes.
Home2 Suites by Hilton is an all-suite, extended-stay hotel
featuring stylish accommodations and flexible guest room designs, the
company wrote
in a news release. Launched in 2011, Home2 Suites is one of
the fastest growing brands in Hilton’s history, achieving its 500th hotel
opening last year, according to the release.
The addition of a more modern hotel in the heart of a busy
commercial district on Frontage Road will be "great for that
area," Mayor Joseph Carfora said.
"Anything for improvement on Frontage Road or anywhere
in town, we’re in favor of it," he added.