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TOWN OF OLD SAYBROOK Architectural Review Board |
Theodore G. Pendleton, Chairman Jonathan M. Gibbs, Vice Chairman Anthony M. Brodeur, Secretary |
302 Main Street Old Saybrook, Connecticut 06475-1741 Telephone (860) 395-3131 FAX (860) 395-1216 |
Kingmon B. Snow, Jr. I. Ben Akin, Alternate
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REGULAR MEETING
Monday, February 27, 2012 at 7:30 p.m.
Town Hall, Second Floor Conference Room
302 Main Street
I. CALL TO ORDER
Jonathan Gibbs, Vice Chair called the meeting to order at 7:40 p.m.
II. ROLL CALL
Present: Jonathan M. Gibbs, Kingmon B. Snow, Jr., Anthony M. Brodeur and I. Ben Akin.
Attendant Staff: Stella Beaudoin, Recording Clerk
III. OLD BUSINESS
IV. NEW BUSINESS
A. “Dzialo, Pickett & Allen, PC”. Free-standing Sign
15 Elm Street (Map 37 / Lot45)
B-1 District
Agent: David M. Royston, Esq.
Mr. Royston presented on behalf of Dzialo, Pickett & Allen, PC. Mr. Royston stated that this is an application to replace the existing sign. There is currently a three-foot sign in place which states the firm’s name. On the right hand side of the building there is a six-foot sign, “Thompson and Peck”.
The existing “Dzialo, Pickett and Allen” sign has been in place for many years. If approved, the existing sign will be replaced with a sign situated in same location, however it will be taller and the names of the staff attorneys will be attached to the bottom of the sign. The letters will be removable letters so as to update and change as new partners entering into the practice. The proposed sign is conforming as to area, conforming to height and conforming with respect to the setbacks and there is no proposed illumination.
Commission members agreed that this proposal meets all of the guidelines and is tastefully done. Mr. Gibbs noted that there are two signs on the property; the free-standing sign will be replaced
and the building sign will remain intact.
MOTION to recommend approval of “Dzialo, Pickett & Allen, PC”. Free-standing Sign, 15 Elm Street (Map 37/Lot 15) Central Business B-1 District, by David Royston, Agent; MADE by K. Snow; SECONDED by A. Brodeur; APPROVED by K. Snow, J. Gibbs, B. Aiken and A. Brodeur; (4-0-0).
B. “Ethan’s Landing” Affordable Housing Development – 15 Units
120 Spencer’s Plains Road (Map 46 / Lot 5-2)
Residence AA-1 District
Report to Zoning Commission
This matter is before the Architectural Review Board as per a request of the Zoning Commission for review and recommendation of any required modifications. A Public Hearing has been set by the Zoning Commission for Monday, April 2, 2012 at 7:00 p.m.
Joseph Wren, P.E. presented on behalf of this application. The site is located on the Westbrook/ Old Saybrook Town line and is comprised of two acres; one acre is situated in Old Saybrook and one acre is situated in the town of Westbrook. This proposal is for a 15-unit attainable housing development. Mr. Wren referenced Statute 830G which requires 30% affordability with a 60/80 split, i.e., 30% of the units must be made available at an affordable price and in this case the 30% is comprised of five units. Sixty percent of the median income will apply to three of the units and 80% of the median income will apply to 2 of the units. There will be no age restrictions placed on residence within this affordable housing development and any attainable unit may be purchased or rented.
The development will be comprised of brand new 2 bedroom units. The one-bedroom unit will have a total of 1,368 s/f. The two-bedroom unit will have a total of 1,560 s/f and the three-bedroom unit will have a total of 1,700 s/f. The median qualifying income is $100,000 and the sale price on the five affordable units will be based on the median income. Two of the affordable units will be situated in Old Saybrook. The Zoning Commission will review the health and safety requirements in relationship to these units.
The units will be constructed on a full foundation. Each unit has a private attached garage which will allow access within, and the entrances are recessed. There will be seven units in Old Saybrook and eight units in Westbrook. There is a one-bedroom unit in Westbrook that does not have a garage and Mr. Wren suggested that the one-bedroom unit may be utilized for the property caretaker. There are 14 spaces in front of the garages for a total of 42 parking spaces. There will be recessed lighting on all of the entry porches. The only exterior lighting on the units, with adjacent neighborhood properties will be situated on the back of the property and will consist of down-lighting, comprised of residential sconces installed on the rear of the building. A light fixture will be installed on the
landscaping and a lamp post will be installed on the center island. It was noted that the builder is considering coach lighting interior to the site and courtesy lighting for the walkways.
Dennis Godiere, landscape architect prepared the landscaping plan which will start in the back of the property. Each unit will have a small yard, with a deck or a sunroom. There will be a recreation area to the rear of the property with a playscape. The main part of the landscape plan is the evergreen buffer around the residential portion of the property. Blue Spruce and Pine tress will be installed as a ten foot buffer around the perimeter of the adjacent property with a supplemental solid fencing.
An adjacent property owner is working with applicant on creating an easement. The entryway will have lit, stone columns. There are fifteen porches with down lighting. Every unit has a covered porch with a recessed light and there may be a sconce by each garage.
Jonathan Gibbs noted that this proposal provides an opportunity for creating neighborhoods by utilizing the relationship between the building and the infrastructure as well as the natural boundaries to separate the stewardship of this basis so it is clear that there is a community space. Mr. Gibbs stated that his preference would be for the buildings to line up uniformly to make courtyards noting that the goal would be to create a demarcation between public space, transitional entry space and a portion of the backyard that is individually owned. Mr. Gibbs indicated that he would encourage the architect to design the buildings with straight lines, with fences and sidewalks. This proposal should be all about common space where everyone feels a joint stewardship. Mr. Gibbs further suggested limitations on
restrictions with regard to the condo regulations; encourage people to do the landscaping themselves which will bring a unity to the neighborhood. Mr. Gibbs recommended that the units have their own backyard space utilizing landscape areas to delineate common boundaries.
Mr. Brodeur suggested a coop garden in the back corner of the property.
Mr. Wren stated that the landscaping should be bound and set noting that the backyards may offer more flexibility.
Mr. Brodeur noted that the ARB can suggest that each unit be more personalized, however the condo regulations and associated documentation along with the landscaping is not within the purview of the Board.
Brian Aliberti, Architect presented. Mr. Aliberti stated that all four buildings are to have individual color using two different textures: a cedar impression vinyl siding with vinyl clapboard. The biggest building has a one-hundred foot facade and stone will be brought into the front of all of the buildings. Building two and building four are identical but by using different colors and textures, the two buildings are individualized. All of the doors are common on three of the units. The barn colored unit has an oak colored door. The two buildings facing the street have the most rake lines so as to give it a pleasing appearance as you enter the site. The back of the unit will be flush. The units are proposed to be twenty four feet wide and the decks are to be ten feet in width.
Mr. Aiken made the suggestion to change up the gables on the unit facade. The installation of shutters on the front center of the building was also suggested.
Mr. Wren stated that this proposal is in the early stages and he would like an opportunity to fine tune this application, incorporate some of the suggestions made this evening and then come back before the Board for their review.
Mr. Gibbs stated that he would like to continue the review of this application to the March 12, 2012 regularly scheduled meeting so as to offer the applicant the opportunity to respond to those recommendations made by the Committee.
MOTION to continue consideration of the application for “Ethan’s Landing” Affordable Housing Development – 15 Units, 120 Spencer Plains Road (Map 46 / Lot 5-2) Residence AA-1 District, Report to the Zoning Commission with the following recommendations; The applicant will work with the architect and the landscape architect to create a sense of ownership to the individual units; More detail will be provided in the landscape design for the back of the buildings; The architect will consider the installation of shutters to the front center of the building; Deck designs are to be available for the March 12, 2012 ARB meeting; MADE by K. Snow; SECONDED by A. Brodeur; APPROVED by K. Snow, J. Gibbs, B. Aiken and A. Brodeur; (4-0-0).
C. “Estate Treasures of Old Saybrook” Two Signs
523 Boston Post Road, (Map 40 / Lot 40)
B-2 District
Applicant: John Lombardi; Owner: Herb Clark
This is an application for the construction of a 48” x 36’ free-stand sign and a 30” x 23” non-lighted building sign.
John Lombardi presented on behalf of this application. Mr. Lombardi stated that he is opening a small shop and would like to reface and utilize the existing signs. Mr. Lombardi stated that his signs will not be illuminated and he proposes a white background with black letters. Mr. Lombardi will remove the existing eBay sign.
Mr. Gibbs stated that he would like to encourage the applicant to construct something other than a roof sign noting that this is an historical house and very visible coming into Town. Mr. Gibbs suggested either a black or a navy background for the sign with white letters.
It was suggested that Mr. Lombardi consider the installation of awnings.
Mr. Brodeur recommended that the existing flood lights to be removed from the ground.
Mr. Gibbs recommended approval of the two signs as presented with stipulations.
MOTION to recommend approval of “Estate Treasures of Old Saybrook”. Two Signs, 523 Boston Post Road (Map 40/Lot 40) B-2 District, by John Lombardi, Agent, with the following recommendations: The color scheme will be reversed to light on dark, i.e., white on navy or white on black; The existing ground lighting will be removed; The applicant will consider replacing the rooftop sign with a conforming sign that is in compliance with the guidelines; The free-standing sign is to be reduced in size by deleting text on the lower portion of the sign, “Antiques, Estates Collectibles, Glassware”; The shape of the bottom of the proposed sign will mirror the shape of the top; MADE by A. Brodeur; SECONDED by
K. Snow; APPROVED by K. Snow, J. Gibbs, B. Aiken and A. Brodeur (4-0-0).
MOTION to approve the Minutes of 02/13/2012 as presented; MADE by A. Brodeur; SECONDED by J. Gibbs; APPROVED by K. Snow, B. Akin, J. Gibbs, A. Brodeur (4-0-0).
B. Correspondence~
C. Committee, Representative & Staff Reports
VI. ADJOURNMENT
MOTION to adjourn the February 27, 2012 meeting at 9:35 p.m. to the next regularly scheduled meeting of Monday, March 12, 2012 in the 2nd Floor Conference Room, 302 Main Street; MADE by A. Brodeur; SECONDED by J. Gibbs; APPROVED by K. Snow, B. Akin, J. Gibbs, A. Brodeur (4-0-0).
Respectfully submitted,
Stella C. Beaudoin
Recording Secretary
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