Big crowd expected for Smiler’s Wharf

boardwalk, park, slips and boat basin; enhanced protections from storm surges due to new bulkhead, tidal wetland enhancements including a living shoreline, elimination of marina uses such as boat repair which present environmental risks, added parking spaces in downtown assuming parking demand does not exceed supply, aesthetic improvement of new buildings, boardwalk and park over dilapidated buildings and boat storage; replacement of current non-conforming structures with new buildings that comply with floodplain requirements, additional housing units needed per a regional housing study and possible increased property values for neighbors.

Brynes listed the possible negative impacts as traffic impacts on the surrounding area, parking impacts on neighboring streets if parking demand exceeds supply and off-site parking plans do not materialize or are not well managed; environmental impacts if development leads to negative impacts to coastal waters and tidal wetlands; possible obstruction of homeowners’ coastal views; aesthetic impacts of tall and large buildings adjacent to historic residential neighborhood; loss of some marine commercial activities; demolition of older marine commercial structures and a house that is not part of the adjacent Mystic Bridge National Register Historic District and addition of new commercial and residential buildings in a flood hazard area subject to storm surge.

The developers say the project will increase tax revenue and jobs for the town, increase public access to the water and improve coastal resiliency.

Opponents say the project lacks enough parking and would increase congestion in the Washington Street neighborhood. They also maintain the project does not conform to the town’s Plan of Conservation and would damage the character of the village pointing to plans that show the apartment building will be the tallest building in Mystic at 72 feet high.

The state Department of Energy and Environmental Protection has recommended the PZC not rezone the property and that it is appropriately zoned for a boatyard use. It added that rezoning the site will adversely impact the upland water-dependent use and place residences in a flood zone which would expose more people and property to risk.

There is also a moratorium on new sewer hookups because the Mystic treatment plant is reaching capacity. This means the project could not open until the town completes a planned $1.7 million project to divert sewage to the underused borough plant.

The Town of Groton Planning Commission as also said the project “appears to be significantly out of scale and character with existing and new development within the Downtown Mystic area.”