TOWN OF OLD SAYBROOK
Architectural Review Board
302 Main Street Old Saybrook, Connecticut 06475-1741
Telephone (860) 395-3131 FAX (860) 395-1216
MINUTES
Regular Meeting
Monday, August 14, 2006 at 7:30 p.m.
Town Hall, 1st Floor Conference Room
302 Main Street
I. CALL TO ORDER
Chairman David Wight called the regular meeting to order at 7:34 p.m.
II. ROLL CALL
Attendant Members Absent Members
David Wight, Chairman Elizabeth Swenson, Vice Chair
Kingman Snow, Regular Member
Frank Vinciguerra, Regular Member
Guy Pendleton, Alternate Member
Jonathan Gibbs, Regular Member (arrived at 9:05 p.m.)
Attendant Staff
Janet Vinciguerra, Recording Clerk
Alternate member Guy Pendleton was seated.
III. NEW BUSINESS
A. “Cornfield Point Association” Sign
Corner of Maple Ave. & Hartlands Dr. (Map 3 / Lot 27)
Residence A District
Applicant: Cornfield Point Association Agent: Dr. Bette J. Del Giorno
Dr. Bette Del Giorno was present, representing the Cornfield Point Association and the Cornfield Point Women’s Auxiliary Club. Both organizations have decided they would like to erect a “Cornfield Point Association” sign using the same pole as the former “Castle Inn” sign. Though the pole is in front of a residence, Dr. Del Giorno stated that it is on town property. The new sign will be 24”x 36” with scalloped edges. The lettering and trim will be in gold leaf with Connecticut blue background. Dr. Del Giorno requested suggestions for the small circle at the bottom of the sign that will read “Inc. 1935.” The board members suggested the lettering and outline to be in gold leaf with black background
as presented by Dr. Del Giorno. The sign will be constructed of two-inch foam board and carved by Mike Abel of Essex Sign Carver. Mr. Snow stated for the record that he would like to see signage in Cornfield Point to commemorate and identify the Castle.
MOTION to recommend approval of the sign as presented.
MOVED by K. Snow SECONDED by F. Vinciguerra
IN FAVOR: D. Wight, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
B. “Children’s Tree Montessori, LLC” Sign, Site Plan, Special Exception
96 Essex Road (Map 59 / Lot 5-1)
Shopping Center Business B-2 District
Applicant: Children’s Tree Montessori, LLC Agent: Marci Martindale
Ms. Marci Martindale was present. Ms. Martindale informed the board that the site plan has already been approved however; she would like to change the size and location of the street sign. She mentioned that she does not want her sign to be illuminated, which is in the original site plan; however, the board recommends that she maintain signage illumination in the event of evening functions at the school. Ms. Martindale further stated that the plans are in the process of being updated and she has withdrawn her application before the Zoning Commission to allow for more time. The board recommended tabling this application until the updated plans with the exact signage and lighting specifications are available. Mr. Snow suggested keeping the wattage as low as
possible and having a down-lit fixture on the top of the sign rather than floodlights from the ground. Mr. Vinciguerra suggested the street number be added to the top archway of the sign.
MOTION to table this application until Ms. Martindale or her representative provides an updated site plan.
MOVED by G. Pendleton SECONDED by K. Snow
IN FAVOR: D. Wight, G. Pendleton, K. Snow and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
C. “Harbor Books” Sign
146 Main Street (Map 37 / Lot 124)
Central Business B-1 District
Applicant: Graham Burton Agent: Mike Abel, Essex Sign Carver
Mr. Graham Burton was present. The sign will be roughly 4’x 3 ½’ and will be carved by Mr. Abel of Essex Sign Carver. The design is based on Harbor Book’s logo with input from artist Steve Cryan. Mr. Vinciguerra stated that he would like the lighthouse to look more like the Outer Light. Mr. Burton said that the former Chamber of Commerce sign was internally illuminated so there is a power source on the front of the building that he intends to use for his new sign. Mr. Snow suggested a small flood with low wattage and further offered to assist with specific fixture suggestions.
MOTION to recommend approval of the sign with the stipulation that Mr. Snow contact the applicant to assist with appropriate lighting for the sign and that the lighthouse more closely resemble the Outer Light.
MOVED by F. Vinciguerra SECONDED by G. Pendleton
IN FAVOR: D. Wight, G. Pendleton, K. Snow and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
D. “Kenny’s Pizzeria & Deli” Sign
350 Middlesex Turnpike (Map 52 / Lot 073)
Gateway Business B-4 District
Applicant/Agent: Skender Feratovic
Mr. Skender Feratovic was present. Mr. Snow stated for the record that the building sign is already installed. The previous sign fixture is being used with the same bright fluorescent bulbs. This application includes a second sign for the street which will be approximately 3 ½’ x 2’.
MOTION to recommend approval of the building sign and street sign as presented with the stipulation of lowering the bulb wattage of the building sign.
MOVED by F. Vinciguerra SECONDED by G. Pendleton
IN FAVOR: D. Wight, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
E. “A Silver Lining” Sign
144 Main Street (Map 37 / Lot 124)
Central Business B-1 District
Applicant/Agent: Lynn Williams
Ms. Lynn Williams was present. The application states no illumination however Mr. Williams stated that she would like to use the available power source on the building for external illumination. Mr. Pendleton suggested that Ms. Williams use the same type of light fixture as Harbor Books to create continuity on the face of the building. Mr. Snow recommended that the fixture should have two bulbs to accommodate the 10 feet length of the proposed sign. The new storefront will use the same black awning as her previous location on Main Street.
MOTION to recommend approval of the sign as presented with the stipulation that the applicant use the same style of light fixture as Harbor Books and that Mr. Snow assist with appropriate lighting for the sign.
MOVED by K. Snow SECONDED by F. Vinciguerra
IN FAVOR: D. Wight, G. Pendleton, K. Snow and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
F. “Blueberry Hill Antiques” Sign
523 Boston Post Road (Map 40 / Lot 40)
Shopping Center Business B-2 District
Applicant/Agent: Ernie Taddei
Mr. Ernie Taddei was present. Mr. Taddei is proposing to use the pre-existing non-conforming building sign and street sign structures and re-face both signs. Mr. Snow recommends lowering the wattage of the building sign to 90-watt high output bulbs and 60-watt soft non-spot bulbs for the street sign. The board also stated that exterior lighting and signage lighting should be turned off one hour after closing. Mr. Pendleton stated that he would like to see landscaping around the base of the street sign to protect the lights and base of the post from being damaged by weed whacking.
MOTION to recommend approval of the signs as presented with the following stipulations:
1. the building sign lighting be reduced to 90-watt high output bulbs and the street sign lighting be reduced to 60-watt soft non-spot bulb;
2. the lights should be turned off one hour after closing;
3. landscaping around the base of the street sign.
MOVED by K. Snow SECONDED by G. Pendleton
IN FAVOR: D. Wight, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 4-0-0.
G. “Max’s Place, LLC / Big Y” Special Exception, Site Plan
Boston Post Road/Spencer Plain Road/Center Road West (Map 25 / Lots 2, 28, 29, 30), (Map 26 / Lots 6-10, 6-11, 6-12, 32, 32-1, 6-16)
Gateway Business B-4 District
Applicant: Max’s Place, LLC Agent: David M. Royston, Esq.
Mr. David Royston was present and introduced Ron Lyman, owner and developer of the project, Peter J. Thomas, Vice President Real Estate & Development for Big Y Foods, David S. Ziaks, President of F.A. Heasketh & Associates and engineer for this project; and Patrick J. Moore of Pepin Associates and architect for this project. Mr. Royston gave a brief history of the progress of this project since the application was first reviewed by the ARB in the fall of 2004.
(Mr. Jonathan Gibbs arrived at 9:05 p.m.)
The larger anchor buildings in the back of the property have the same architectural look as presented previously. However the street front buildings now have a very different look. Mr. Ziaks reviewed the site plan, noting that principle access will be on Spencer Plain Road with a stoplight and a secondary access on Boston Post Road. The project will have concrete sidewalks throughout and on the frontage of the property with banded pavers in some sections. He pointed out that there will be extensive landscaping walls around the site and a minimum of three-inch caliber trees.
The project will have a phasing plan of building Big Y first along with the construction of parking, the access road from Boston Post Road to the Center Road West cull de sac, landscaping, sidewalks and detention areas around the site. The street front buildings will be handled as pad sites; the construction of such stores will be market driven. Mr. Wight asked if there is any requirement that the street front stores must be built within a certain timeframe. Mr. Royston said there is no such requirement, however the economics of the project ensure that the smaller stores will certainly be built. Mr. Wight stated that he does not want to see the town end up with three large anchor stores in the back of the property and no stores in front.
Mr. Gibbs stated that he would like to see the height of the parking lot fixtures be lowered and more numerous throughout. Both Mr. Ziaks and Mr. Thomas rebutted that the shorter light poles can create hot spots and that more numerous fixtures can create a forest of poles, which can become a distracting focal architectural feature. An in depth discussion ensued. Mr. Royston referred to the town regulations which state that the Zoning Commission will be reviewing the lighting in context of use and neighboring properties. Mr. Moore added that the walkways will have lower fixtures poles, which will help to distinguish the walkways around the site.
Mr. Gibbs also stated that he would like to see an alternative plan in place if the street front buildings are considerably delayed. Mr. Royston said the request was reasonable and could be addressed in the statement of use.
Mr. Pendleton and Mr. Gibbs both questioned the up lighting of the ornamental trees in front of the larger stores. They both argued that the ARB is trying to comply with the federal Dark Skies law and would prefer no up lighting on the property. Mr. Gibbs stated that intentional up lighting is something that the Board has opposed for the past several years.
Mr. Moore took over the presentation by explaining the architecture of the project. He reviewed the many features that will help the street side buildings be inviting to the public. Cupolas on the buildings will help emphasize the access roads and varied, distinctive features will help separate the buildings. He reviewed the materials sample board, stating that the buildings will have masonry bases with clapboard or shingle siding. The roofs will have architectural shingles. Materials will be changed both vertically and horizontally to break up the buildings.
Mr. Gibbs stated that he is pleased overall with the architectural features. He further suggested that if the street front buildings are delayed then comparable landscape screening should be installed. Mr. Pendleton suggested meadow areas. Mr. Pendleton also suggested more trees on the north side of the Spencer Plain Road access road to match the number on the south side. Mr. Wight complimented the project, stating it is much better than the previous preliminary drawings.
MOTION to recommend approval of the special exception and site plan as presented with the following stipulations:
1. require a detailed alternative to the phasing plan if the street front buildings are not constructed within two years and suggest appropriate landscaping such as meadows to screen the anchor stores;
2. require site plan details for location and screening of dumpsters;
3. additional trees on north side of Spencer Plain Road access road to mirror the five trees on the south side;
4. recommend no up lighting of the ornamental trees, which is consistent with recommendations of this Board in the recent past;
5. require that no light source be visible above the horizontal plane of the fixture, no light source be visible off property, and no light source be visible in the wetlands.
MOVED by D. Wight SECONDED by J. Gibbs
IN FAVOR: D. Wight, J. Gibbs, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 5-0-0.
H. “Village Centre Shoppes” Site Plan, Façade Renovation
238 Main Street (Map 37 / Lot 133)
Central Business B-1 District
Applicant: BF, LLC Agent: Jerry Brophy
Mr. Jerry Brophy and Richard Staub of Point One Architects were present. Mr. Staub distributed updated architectural renderings with details of the façade renovation plan. Mr. Staub stated that both the front and rear of the buildings will be renovated with most of the work being emphasized on the north side of the property to match the south side. The board recommended that the light fixtures be fully shrouded and tilted back slightly toward the building to minimize illumination off property. The board also requested no direct bulb glare visible from the street. The main dumpster will be in the corner of the parking lot and screened.
MOTION to recommend approval of the site plan and façade renovation as presented with the following stipulations:
1. light fixtures be fully shrouded and tilted back slightly toward the building to minimize illumination off property and no direct bulb glare visible from the street;
2. require appropriate site plan details for location and screening of dumpsters and fuel tanks.
MOVED by J. Gibbs SECONDED by F. Vinciguerra
IN FAVOR: D. Wight, J. Gibbs, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINING: none. APPROVED: 5-0-0.
IV. REGULAR BUSINESS
A. Meeting Minutes
MOTION to approve the minutes of 6/26/06 as presented.
MOVED by D. Wight SECONDED by F. Vinciguerra
IN FAVOR: D. Wight, K. Snow, F. Vinciguerra, and J. Gibbs.
OPPOSED: none. ABSTAINED: G. Pendleton APPROVED: 4-0-1.
B. Correspondence – Minutes, agendas and notices from other Land Use boards and commissions were handed out.
C. Committee, Representative & Staff Reports
1. Design Excellence Award – photos and captions were finalized with the exception of the Bessoni Building photograph that Ms. Vinciguerra will take care of. Orders for the wall hangings will be submitted to the frame shop by the end of month. The award recipients will be invited to a Land Use Quarterly meeting for presentations this Fall.
2. ARB Vacancy – Mr. Vinciguerra submitted his letter of resignation to the Board as of September 2006. The Board thanked him for the contributions made during his term.
3. Letters from ZEO re: internally illuminated signs – members reviewed copies of letters issued by the Zoning Enforcement Officer to businesses with internally illuminated signs still turned on beyond one hour after the close of business. Board members were pleased to be informed of the Zoning Officer’s enforcement efforts.
4. 2006 Annual Town Report – Mr. Wight requested input from the Board and will submit the ARB report to Mr. Laine by the deadline.
V. ADJOURNMENT
MOTION to adjourn the meeting at 12:07 a.m. until the next regular meeting on Monday, September 11, 2006 at 7:30 p.m. at the Old Saybrook Town Hall, 2nd Floor Conference Room, 302 Main St.
MOVED by D. Wight SECONDED by G. Pendleton
IN FAVOR: D. Wight, J. Gibbs, K. Snow, G. Pendleton and F. Vinciguerra.
OPPOSED: none. ABSTAINED: none. APPROVED: 5-0-0.
Respectfully Submitted,
Janet S. Vinciguerra, Recording Clerk
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