Regular Meeting
Monday, March 14, 2011 at 7:30 p.m.
Town Hall, 2nd Floor Conference Room
302 Main Street
Jonathan Gibbs, Vice Chairman, called the meeting to order at 7:30 p.m.
Present
Jonathan Gibbs
David Wight
Kingmon Snow
I. Ben Akin
Anthony Brodeur
Absent
Theodore Pendleton
Arcangela Claffey
Attendant Staff
Kathleen Noyes, Recording Clerk
1657-1687 Boston Post Road, (Map 25/Lots 21 & 22)
Gateway B-4 District
Applicant: Colvest/Old Saybrook, LLC Agent: Peter LaPointe
Attorney Ed Cassella explained that the site plan has been reworked to encompass the suggestions made by the ARB at the February 14, 2011 ARB meeting.
Stuart Fairbanks, PE, presented his revised plans. The main points he wanted to stress were as follows: there is an increase in the size of the corner building, the sidewalks were moved from on to off site, there is a reconfigured parking plan, an additional trash enclosure has been added, and there is now a photometrics plan.
Stephanie Fuss, the Landscape Architect, presented her revised landscape plans. She said she made many of the changes encompassing the ARB’s comments at the last meeting of 2/14/11. The trees along the street are columnar maple trees which have been staggered. She discussed in detail the different types of bushes, shrubs, flowers and trees which were to be used in different areas of the site. Because there is invasive bamboo on the abutting property, a wood chip border will be used to keep the bamboo from invading.
Because of the regulations, ten trees are required along Boston Post Road. The proposed plan shows thirteen trees. However, B. Akin pointed out concerns about the prospective tenant of what is being called the “bank” building and the trees blocking its visibility from the street. S. Fuss offered to remove three of the proposed trees to correct this.
Peter LaPointe, Project Manager from Colvest Group, talked about parking. 172 spaces are required per the Zoning Regulations, and the plan now shows 163 spaces. J. Gibbs proposed putting parking into landscape reserve. P. LaPointe said they are willing to do that if the Zoning Commission approves it. This led to a discussion about joint use of parking space on a shared lot. The ARB supports joint parking, and agrees that the site plan accomplishes as well as possible the ideal of having the buildings located up close to the street and parking behind the building.
Michael Cole, LC, from Apex Lighting Solutions, showed a photometric plan dated 3/14/11 for safe lighting. The foot-candles are .2 at the property line, but for safety reasons, in the middle of the lot, they cannot be .2. He said the goal is to have smooth lighting without “hot spots.” The paved area is 1.18 on the average which is very reasonable for this use. The 14’ light poles are full cut off, and the lamp is totally shielded. The wall sconces are from the same lighting series, and they are 60 watts.
John Matthews, Building Architect, presented examples of siding, roof shingles, stone and other proposed building materials. He also presented plans showing changes made since the 2/14/11 ARB meeting. The corner building, which had no design at that time, now has a floor plan, and it’s increased in size from 1,000 square feet to almost 1,600 square feet. He said once a tenant is found, more can be done with the plan.
J. Matthews discussed proposed signage. The plan is for a lexon panel internally illuminated sign. The sign would be white, and each tenant would put the name of their business on their panel. At this time, plans show dark blue letters on a lighter background. This is West Marine’s logo. ARB members suggested light letters on a dark background, and they do not want the sign to be translucent but opaque.
MOTION recommends approval of “Retail” Site Plan, 1657-1687 Boston Post Road (Map 25/Lots 21 & 22) Gateway B-4 District; Applicant: Colvest/Old Saybrook, LLC; Agent: Peter LaPoint, with the following stipulations and suggestions: removal of the three trees is optional dependent on the tenant who may want this option available to improve their visibility. The trees need to be pruned up to 8 feet. The ARB would like to stipulate the following: 10” frieze boards be added in the center section of the big building below the eves, fascia and rake; request from the Zoning Commission that as much parking as possible be put into landscape reserve under the provisions of the Zoning Code; the white area of the sign should be opaque not translucent or illuminated, and the ARB
would prefer a gray background for the sign. Also, if the corner building is not built or if changes are made, the applicant must come back before the ARB. ; MADE by D. Wight; SECONDED by J. Gibbs; APPROVED by D. Wight, J. Gibbs, K. Snow, A. Brodeur, B. Akin. (5-0-0).
IV. NEW BUSINESS
A. “TJ’s Restaurant” Special Exception Use
735 Boston Post Road, (Map 36/Lot 99)
Business B-2 District
Applicant: Village Plaza, LLC; Agent: David Royston, Esquire
Rob Connelly of ABF Architects presented for the applicant. He explained that the proposed plans are for what was the Kentucky Fried Chicken Restaurant building. The footprint will not change, but the restaurant is being completely remodeled and refigured. There will be a new asphalt shingled roof, ivory vinyl siding with white trim, new windows and all new landscaping.
There was much discussion about the parking area. Nineteen spaces are required by the Zoning Regulations, and the applicant is proposing twenty-three spaces. The current parking lot is existing and non conforming. ARB members were concerned about any net increase in paving because islands would have to be added to the parking area.
There was concern about the safety of the radius of the turn for cars turning from Boston Post Road into the restaurant parking lot. A. Brodeur suggested cutting the corner radius for pull in so it’s not so sharp.
Also, ARB members suggested striped painting in front of space #1 near the Lynde Street exit of the parking lot so people know it is not a legal parking space.
The lighting plan was discussed. There will be new dark sky fixtures with shielded recessed 70-watt bulbs and new 12-foot poles. The lights will be .2 at the property line.
J. Gibbs suggested a horizontal frieze of 6” or more running continuously below the soffit on the plane of the wall.
Concerns were expressed about the proposed signage. One of the signs proposed would be a roof sign with gooseneck lighting. ARB members felt the sign didn’t match the design of the roof, and they felt it might collect a lot of snow and ice behind it making it unstable. Also, they wanted to be sure this sign would meet current Zoning Regulations regarding signs on roofs.
The other sign proposed would be an internally lit box sign housed in the existing box. It would have red and black channel letters on an opaque gray background. ARB members stressed that they did not want the sign to have a translucent background but rather an opaque background.
MOTION to recommend approval of “TJ’s Restaurant” Special Exception Use, 735 Boston Post Road (Map 36/Lot 99) Business B-2 District; Applicant: Village Plaza, LLC; Agent: David Royston, Esquire with the following stipulations: illumination requirements at the sight line should not exceed the allowable limits, there will not be a net increase of paved area, striping or other measures will be used to channel the traffic on the Lynde Street exit, the sharp corner on the Boston Post Road entrance will be eased, the applicant should come back to the ARB with signage detail. The ARB is not approving signage at this time, but they do like the proposed neutral gray sign background. The ARB would like to be sure the Zoning Commission would approve what appears to be a
roof sign. ; MADE by J. Gibbs; SECONDED by K. Snow; APPROVED by D. Wight, J. Gibbs, K. Snow, B. Akin, A. Brodeur. (5-0-0).
B. “Middlesex Hospital Primary Care & Behavioral Health” Site Plan Review
154 Main Street (Map 37/Lot 127)
Business B-1 District
Applicant: Middlesex Hospital; Agent: Gary Dayharsh
Because neither the applicant nor the agent was present, Board members agreed to continue this item until the next ARB meeting.
MOTION to continue “Middlesex Hospital Primary Care & Behavioral Health” Site Plan Review, 154 Main Street (Map 37/Lot 127) Business B-1 District; Applicant: Middlesex Hospital; Agent: Gary Dayharsh until the next regularly scheduled meeting of the Architectural Review Board which will be Monday, March 28, 2011, Town Hall, 302 Main Street, 2nd Floor Conference Room at 7:30 p.m. ; MADE by J. Gibbs; SECONDED by K. Snow; APPROVED by D. Wight, J. Gibbs, K. Snow, A. Brodeur, B. Akin. (5-0-0).
- Meeting Minutes MOTION to approve the minutes of 02/14/2011; MADE by J. Gibbs; SECONDED by D. Wight; APPROVED by D. Wight, J. Gibbs, K. Snow, A.
Brodeur, B. Akin. (5-0-0).
- Correspondence
Committee, Representative & Staff Reports
MOTION to adjourn the meeting at 10:38 p.m. to the next regularly scheduled meeting of Monday, March 28, 2011 at 7:30 p.m. in the Town Hall, 2nd floor conference room, 302 Main Street; MADE by J. Gibbs; SECONDED by K. Snow; APPROVED by D. Wight, J. Gibbs, K. Snow, B. Akin, A. Brodeur. (5-0-0).
Respectfully submitted,
Kathleen Noyes, Recording Clerk
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