MINUTES
Regular Meeting
Monday, May 9, 2011 at 7:30 p.m.
Town Hall, 2nd Floor Conference Room
302 Main Street
Theodore (Guy) Pendleton, Chairman, called the meeting to order at 7:35 p.m.
Present
Theodore (Guy) Pendleton
Jonathan Gibbs
David Wight, arrived at 7:42 p.m.
Kingmon Snow
I. Ben Akin, seated for Arcangela Claffey
Anthony Brodeur
Absent
Arcangela Claffey
Attendant Staff
Kathleen Noyes, Recording Clerk
IV. NEW BUSINESS
A. “Between the Bridges, LLC.” – Combined Application Review
Application for Special Exception Review
Application for Affordable Housing CGS 8-30g Site Plan Review
142 Ferry Road (Map 45/Lot 11, 14, 29 & 33)
Residence A District, Marine Commercial MC District, Coastal Management Zone and CT River Gateway Conservation Zone
Applicant: Between The Bridges, LLC. Agent: Point One Architects
1. Architectural Modifications
2. Landscaping Modifications
- Signs & Site Lighting Modifications
Jill Cartagena, Architect from Point One Architects, Maggie Gallagher, owner of The Back Porch Restaurant and consultant for the developer, and John Cunningham, Landscape Architect from TEC Landscape Design all presented.
M. Gallagher gave the ARB an overview review of the project. She explained that it’s a mixed use with 90 units of housing which will be completed in 3 phases. 30% will be affordable housing, and each phase will include that 30% component.
J. Cunningham reviewed the plan and orientation of the property. He said on the east side (water side) of Ferry Road, there will be 17 new street trees planted, and for the overall project, 300 new trees are being planted. He said the public access way would have decking material and fencing. Because of the grade, the public access way has been moved to the public parking area where there is a safer grade, a better view and higher elevation. He explained that there would also be rooftop gardens and green screen. There will be screen product used under the latticework on the decks. Many of the plantings will be mature when planted to give the development the best look possible.
J. Cunningham handed out copies of a photograph depicting what the property will look like when it is lit up at night, and he explained that there is no light wash beyond the property. The lights are full cut off, and the lighting plan has not changed since the last submittal.
J. Cunningham explained that the previous plan had a walking trail which has been deleted due to safety reasons, but the sidewalks and parking area remain the same.
J. Gibbs said that while he was very supportive of the overall plan, he had concerns. He said he felt the units would fare better with individual sidewalk access instead of a common “motel style” sidewalk. Also, he said each individual unit should have a well-delineated front yard of any size because it helps to develop stewardship of the property, and it helps to develop the social fabric of the neighborhood. He said he thought it was important for people to be able to individualize their yards, particularly in a multi-family housing unit. He also felt there needed to be more delineation between public, private and transitional spaces.
J. Cunningham said that with a single-family unit, you can have more of your own land, but with the 4 units together, it is hard to do that. He said the space in the back of the units can be individualized, but J. Gibbs felt that because of the fencing in the back, that sense of community wasn’t being established.
There was discussion about psychological markers and what constitutes public versus private spaces in this type of a development.
J. Gibbs spoke of his concern that the water access is not the same as it was in the first submittal. He felt this plan does not have better public access. He said he would prefer to see this be a lively place where people would want to visit instead of a retreat for those who live there; a destination instead of a private, gated community which is inaccessible to the public.
M. Gallagher explained that boat slip owners don’t want the public having access to the docks for safety reasons and because they are concerned about theft from their boats. Also, she said there is no space for a walkway by the water because of the existing buildings, bulkhead and parking areas. She said the Fire Marshal, the police and the fire department and many of the town’s boards and commissions have reviewed these plans, and all of their recommendations and stipulations have been incorporated. Because of the regulations and safety concerns, there are certain restrictions as to what can and cannot be done regarding public waterway access.
There was discussion about the possibility of retail and shops along the waterfront. M. Gallagher said she thought that would be wonderful, but market research has shown that this may not be viable.
J. Cartagena reviewed the design of the buildings noting that the height of the buildings has been lowered to well under the 35’ height limit to meet the concerns of the Gateway Commission. She discussed the different buildings including the marine commercial buildings, the sewage treatment plant building, which will be a barn red and which will be hidden from waterside. She talked about the sidewalks which will change when they cross a street or driveway to match the town’s regs, the space between the buildings, which is 15’-20’, and the layout of the condos. Building materials will be white cedar building shingles, asphalt roof shingles, stone chimneys and stone veneer. Colors will be beige and gray taupe. The affordable units will be scattered throughout the development, and they will have
the same footprint and construction as the other units.
J. Cartagena said the signage hasn’t changed from the previous submittal, and the lighting is the same also.
MOTION to recommend approval of “Between the Bridges, LLC” Combined Application Review, Application for Special Exception Review, Application for Affordable Housing CGS 8-30g Site Plan Review, 142 Ferry Road (Map 45/Lot 11, 14, 29 & 33) Residence A District, Marine Commercial MC District, Coastal Management Zone and CT River Gateway Conservation Zone; Applicant: Between the Bridges, LLC; Agent: Point One Architects with the same provision for modifications as was previously recommended made by the ARB. Further consideration should be given to previous recommendations particularly in terms of limited public access to the riverfront which should be re-established such as existed in the previous application.; MADE by J. Gibbs; SECONDED by D. Wight; APPROVED by T. Pendleton,
D. Wight, J. Gibbs, K. Snow, B. Akin (5-0-0).
MOTION to approve the minutes of 04/25/2011 as presented; MADE by J. Gibbs; SECONDED by D. Wight; APPROVED by T. Pendleton, D. Wight, J. Gibbs, K. Snow, B. Akin (5-0-0).
- Correspondence
- Committee, Representative & Staff Reports
MOTION to adjourn the meeting at 9:42 p.m. to the next regularly scheduled meeting of Monday, May 23, 2011 at 7:30 p.m. in the Lower Level Cafeteria, 302 Main Street; MADE by T. Pendleton; SECONDED by K. Snow; APPROVED by T. Pendleton, D. Wight, J. Gibbs, K. Snow, B. Akin (5-0-0).
Respectfully submitted,
Kathleen Noyes, Recording Clerk
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