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South River Street, Thompsonville CT
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Doubt is creeping into the Planning and Zoning Commission about high-density housing development in Thompsonville. An impassioned defense by South River Street residents is triggering this reassessment. They live near a proposed 160-unit apartment complex on South River near the boat launch at the intersection of Main Street.
This hearing, held last week, became a battle over preserving the neighborhood's character versus building apartments near the train station. But the neighborhood opposition was so strong that the PZC debated whether this housing would benefit Thompsonville.
South River Street is a narrow street, tucked between the train tracks and the Connecticut River. It's not a through street, with barely room for two cars to pass, and most people in town are likely unfamiliar with it.
About a dozen residents spoke in opposition at a PZC hearing, worried about how the project would change the character of their neighborhood.
South River Street Neighborhood Defended
"It's a small, small area," said Joan Noll of South River Street, speaking at a recent PZC hearing. "If you could put yourself in our shoes, if you see the street, you wouldn't want this to happen."
Despite the opposition, the PZC, in a 4-3 vote, approved a zone change to allow high density at 22, 24, 28, 38, 44, 48, 50, and 52 South River Street, which are creating the approximately five-acre development parcel.
The train station, which town officials say is a done deal and will be completed sometime in 2029, is expected to help improve Thompsonville's commercial health, create jobs, and generate tax dollars. But some PZC members are questioning that long-accepted premise, pointing to the Bigelow Commons development. They argue that this 470-unit complex did little to stimulate commercial development in Thompsonville, contrary to expectations.
Bigelow Commons Impact Questioned
Indeed, in 1989, just after the completion of Bigelow Commons, Hartford Courant columnist Peter Pach wrote that the town believed it "to be like a gold coin tossed in the still economic pond of Thompsonville," and leading to a revitalized business district.
But the pushback from South River Street residents is prompting some on the PZC to reassess the cost of this development on existing residents.
PZC Commissioner John Petronella said the South River Street neighborhood is one of the last remaining "jewels of Thompsonville," well-kept and owner-occupied. "And that's what we want Thompsonville to become."
But Petronella questioned whether new apartment complexes are helping Thompsonville. He pointed to Bigelow Commons and argued that "it did nothing to revitalize downtown Thompsonville, absolutely nothing."Food Delivery Competition
PZC Commissioner Linda DeGray agreed with Petronella and said Bigelow residents, "don't even go to the restaurants that they can walk to." They are more likely to call for food delivery, she argued.
Christian D'Antonio, a PZC member, supported the project and said it was a textbook example of smart growth and essential to Thompsonville's development.
"Nobody wants to invest in renovating empty storefronts," D'Antonio said, "if there's not enough foot traffic."Neighborhood Needs Help
South River Street is also home to Richard Pinkman, co-owner of the project developer, South River Realty. Pinkman said he has lived on the street since 2015.
"If you walk around the neighborhood, we have multiple vacant storefronts, multiple abandoned buildings," Pinkman said. "We have a homeless encampment." He also noted that homes are priced significantly below the median.
Town studies support the developer's proposed approach. A 2015 study, for instance, examining the train station's impact on the local economy noted that the town's ability to capture this economic development "is constrained by current zoning."
The planned train station prompted another project on North River Street. That project is beginning with 156 units and may expand to more than 300 units.
The PZC vote approved a zone change from Thompsonville District-1 (TD-1) to TD-4, which allows greater density on this site. Residents argued that the original density had been adopted in recognition of the neighborhood’s existing conditions.
What is Good for Thompsonville?
While there was considerable discussion about safety and traffic, and speculation about possible spot zoning, the final vote appeared to hinge on a broader question: whether the project was good for Thompsonville.
In an email to the PZC, Jim Sperrazza, a resident of South River Street, wrote that his family has lived on that street for more than 80 years. "This street is in my blood. A nice, quiet neighborhood where everyone knows each other and looks out for each other."
To continue that sense of neighborhood, Sperrazza argued that "it's important to have houses on this street, not an apartment complex."
Kenneth Hillinski, the PZC chair, voted in support of the zone change. "I think that's a big impetus for us to help improve development in the Thompsonville area," he said.
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