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TOWN OF OLD SAYBROOK Planning Commission |
Executive Board Robert J. McIntyre, Chairman Judith S. Gallicchio, Vice Chairman Salvatore V. Aresco, Secretary
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302 Main Street Old Saybrook, Connecticut 06475-1741 Telephone (860) 395-3131 FAX (860) 395-3125 MINUTES Wednesday, October 4, 2006 at 7:30 p.m. Pasbeshauke Pavilion at Saybrook Point Park 155 College Street Extension
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Members Richard D. Tietjen Julius L. Castagno Alternate Members Janis S. Esty James S. Conroy William T. Voigt |
I. CALL TO ORDER
Chairman, Robert McIntyre, called the regular meeting to order at 7:30 p.m.
II. ROLL CALL
Attendant Members Absent Members
Robert McIntyre, Chairman James Conroy, Alternate Member William Voigt, Alternate Member Judith Gallicchio, Vice Chairman
Richard Tietjen, Regular Member Julius Castagno, Regular Member
Salvatore Aresco, Regular Member
Janis Esty, Alternate Member
Attendant Staff
Christine Nelson, Town Planner
Katie Beecher, Recording Clerk
III. REGULAR BUSINESS
A. Minutes
MOTION to approve the minutes of September 18, 2006 as written.
MADE by S. Aresco. SECONDED by W. Voigt. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
B. Correspondence
MOTION to pay $183.14 to Nathan Jacobson & Associates as per their Statement No. 11688 dated 9/21/06 MADE by S. Aresco. SECONDED by R. Tietjen VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt S. Aresco; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay $380.88 to Nathan Jacobson & Associates as per their Statement No. 11665 dated 9/21/06 MADE by S. Aresco. SECONDED by J. Esty. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt S. Aresco; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay $580.00 to the firm of Branse, Willis & Knapp, LLC, 148 Eastern Boulevard, Glastonbury, CT as per their Statement No. 13250 dated 09/01/06 MADE by S. Aresco. SECONDED by R. Tietjen. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay $159.50 to the firm of Branse, Willis & Knapp, LLC, 148 Eastern Boulevard, Glastonbury, CT as per their Statement No. 13252 dated 09/01/06 MADE by S. Aresco. SECONDED by R. Tietjen. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Minutes from the Zoning Commission, Economic Development Commission and the Architectural Review Board presented along with application from BOS to Long Island Sound Fund for educational signs.
C. Committee, Representative & Staff Reports
Dick Tieten reported on the Natural Hazard Mitigation Plan discussion at the
CRERPA meeting. The next step is to bring the plan to a Town meeting.
D. Appointment of Representatives
None.
IV. PUBLIC HEARINGS
A. “Max’s Place” Resubdivision of Land – Center Road West
Petitioner: Ron Lyman Agent: David M. Royston, Esq.
The Chairman stated that the public hearing regarding this application by Max’s Place is only to address the removal of a portion of Center Road West and to create a new cul-de-sac at the new road ending at Center Road West.
Attorney Royston presented for the petitioner. Lot 30 on Spencer Plains Road is not included on this application because it is deed restricted. The lot cannot be used to sell or support grocery or food stores. The plan incorporates the changes requested by the IWWC. Attorney Royston asked that the waivers be acted upon at this meeting.
Attorney Royston added an Amendment to the Waiver Request, dated 10/04/06.
Also added to the public record:
§ IWWC Permit granted 7/14/05, expiring 7/14/07, and an amended deed for land for discharge of surface and storm waters from Center Road and Center Road West
· Original ruling from the Planning Commission meeting on September 7, 2005 regarding the first application
· Notice of Intervention and Request for Notice of Meetings from Ralph Gometz
· Additional 18 letters and supporting information from Ralph Gometz
· Memorandum dated October 3, 2006 from BOS to Chairman McIntyre
· Memorandum dated September 13, 2006 from Ralph Gometz
· Zoning Commission meeting minutes from September 18, 2006 regarding application for Special Exception Use
· Letter of concern from Summerwood Condominium Association dated September 5, 2006
· Memorandum from Geoffrey Jacobson, PE to Christine Nelson regarding the Waiver Request for Max’s Place
· Fax dated September 20, 2006 from Attorney Mark Branse to Christine Nelson regarding the application
· Draft Road Deed for Resubdivision Application dated 10/4/06
Attorney Royston commented that Mr. Gometz objections do not apply to the resubdivision of Center Road West. Mr. Gometz expressed concern about the additional truck traffic from Route 1 to Center Road West. Additional discussion followed.
Attorney Mark Shipman representing the Chalker Beach Association presented concerns regarding 14 acres of under road drainage, flooding and heavy traffic. He asked that all concerns be addressed by the Planning Commission in addition to being addressed by the Zoning Commission since this application is completely new and unique conditions apply. He stated that waivers regarding water, sewer and health concerns should not be granted based on previous application.
The public portion of the hearing was closed.
Planning Commission discussion commenced. Members Dick Tietjen, Janis Esty and Sal Aresco expressed concern about needing more information regarding stormwater runoff. Bill Voigt said he would like to see the studies or have studies done. Bob McIntyre said he did not want to re-do what the IWWC has already done and that the IWWC report is available to the Planning Commission members for more information.
Attorney Royston withdrew the waiver requests except for open space disposition and the sidewalk plan.
MOTION to approve the waiver request for sidewalks under Section 6.5 of the Max’s Place, LLC Amendment to Resubdivision Application, as requested on March 14, 2006 with the provision that a detailed sidewalk plan be added if the application for development is approved. MADE by R. McIntyre SECONDED by R. Tietjen. VOTED IN FAVOR: J. Esty, S. Aresco, R. McIntyre, W. Voigt, R. Tietjen; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to approve the waiver 10.4.06 for open space for the reasons presented in the Max’s Place, LLC Amendment to Resubdivision Application. MADE by R. McIntyre SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre OPPOSED: J. Esty, S. Aresco, W. Voigt; R. Tietjen ABSTAINED: none; NOT APPROVED: 1-4-0. Motion did not carry.
MOTION to continue the Public Hearing for “Max’s Place” Resubcivision of Land – Center Road West until the October 18, 2006 Planning Commission meeting at the Pasbeshauke Pavillion at 7:30 MADE by R. McIntyre. SECONDED by W. Voigt. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, W. Voigt, S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Member Sal Aresco was excused from the meeting at 9:37 leaving four voting members.
B. Petition to Amend the Zoning Regulations – Section 55 PRD
Petitioner: Michael Rice, Esq.
MOTION to send a favorable recommendation to the Zoning Commission regarding the Petition to Amend Zoning Regulations – Section 55, Planned Residential Developments. Recommend that MABL requirements also be applied to PDR MADE by R. McIntyre SECONDED by W. Voigt. VOTED IN FAVOR: R. McIntyre, J. Esty, W. Voigt, R. Tietjen OPPOSED: none ABSTAINED: none; APPROVED: 4-0-0.
C. Golinowski Special Exception for Open Space – 8 lots (21.5 ac. total)
Bokum Road (Map 61/Lot 13 & 1), Residence AAA District
Applicant: Golinowski, LLC Agent: Maurice Woodworth, PE
The Planning Commission reviewed this application in January 2006. Two reports have still not been received. Maurice Woodworth presented a site plan and details for storm water, drainage, fire protection, line of sight and drainage pipe. Chairman McIntyre said that he felt a great deal of thought and work has been put into this plan.
MOTION to recommend that the development proceed as an Open Space
Subdivision with 50% open space 5-4-06 and revised on 9-18-06 be accepted. MADE by R. McIntyre SECONDED by W. Voigt. VOTED IN FAVOR: R. McIntyre, J. Esty, W. Voigt, R. Tietjen OPPOSED: none ABSTAINED: none; APPROVED: 4-0-0.
MOTION to continue the Public Hearing for the Saybrook Ridge Subdivision & Open Space application be until the next Planning Commission meeting on October 18, 2006 . MADE by R. McIntyre SECONDED by W. Voigt. VOTED IN FAVOR: R. McIntyre, J. Esty, W. Voigt, R. Tietjen OPPOSED: none ABSTAINED: none; APPROVED: 4-0-0.
VI. OLD BUSINESS
A. “Max’s Place” Petition to Amend Zoning Regulations – Section 64 Signs
Petitioner: Ron Lyman Agent: David M. Royston, Esq.
Attorney Royston on behalf of the petitioner submitted a seven page petition for change
sign regulations which would apply to all Business, Marine and Industrial Districts.
The subjects include internally illuminated signs, indoor signs, projection of signs attached to buildings, decrease in sign size when the sign is within 10 feet of a street line and maximum sign size to not exceed 150 square feet.
The applicant’s application has incorporated the recommendations of Zoning Enforcement Officer Christina Costa, CRERPA planner Torrence Downes and Attorney Mark Branse including the recommendation that internally illuminated signs be excluded from the Marine Commercial Zone. Visual diagrams of the dimensions of the new signs as compared to the old were presented. These were requested by the Planning Commission at the prior meeting.
MOTION to send a favorable recommendation to the Zoning Commission regarding the Petition to Amend Zoning Regulations – Section 64 Signs by Max’s Place with the following recommendations:
1. Set standards for illumination with an intensity level that can be enforced.
2. Only allow roof signs if applicant demonstrates that there is not sufficient wall space.
3. Applicant must visually depict difference between existing regulation and proposed regulation for consideration by ZC in making its decision on this application.
4. Prohibit internal illumination within nodes of Boston Post Road
MADE by R. McIntyre. SECONDED by B. Voigt VOTED IN FAVOR: J. Esty, R.McIntyre, B. Voigt, OPPOSED: none; ABSTAINED: R. Tietjen
APPROVED: 3-0-1
B. “Max’s Place” Special Exception for Retail Businesses – 135,900 s.f.
(17.68 ac.)
Spencer Plain Rd/Boston Post Rd.; Gateway Business B-4 District
(Map 25/Lots 28, 29, 30, 32, 32-1 and Map 26/Lots 2, 6-10, 6-11, 6-12, 6-16)
Petitioner: Ron Lyman Agent: David M. Royston, Esq.
Continuation from last meeting. Commission is still waiting for information so this item will be continued to the next meeting.
VII. NEW BUSINESS
A. “ Gregor” Residence (4,072 s.f.)
94 River Street (Map 49/Lot 17) Residence A District, Gateway Conservation Zone
Applicant: Andy & Phillis Gregor Agent: Stephen Lloyd, Architect
MOTION to send a favorable recommendation to the Zoning Commission regarding the Gregor residence application for 94 River Street that the proposed changes are consistent with the Plan of Conservation and Development on the following points:
Town Image Goal: Strengthen commercial economic viability by incorporating structures designed to be in harmony with the town’s historic structures and sites.
Residential Development Goal: Create attainable housing for families at all income levels, Goal: Encourage design of new and renovated housing that is compatible with its surrounding neighborhood.
Conservation and Open Spaces Goal: Protection of land that includes or contributes a prime natural feature of the Town’s landscape, including a shoreline, a river, its tributaries and watershed, an aquifer, mountainous territory, ridgelines, an island or coastal wetland, a significant littoral, estuarine or aquatic site or other important geological feature.
Goal: Protection of important natural resources, including the Connecticut River and Long Island Sound, tidal and inland wetlands, streams, ponds and lakes, forested ridges and hills, as well as open fields and farms, from degradation due to inappropriate development.
Goal: Maintenance of the diverse character of Old Saybrook by balancing new development with the preservation of scenic views, vistas, open green spaces and natural and cultural resources
Cultural and Historic Resources Goal: Maintain the flavor and character of the Town by monitoring development and encouraging developers to incorporate design features compatable with New England style architecture into their plans.
MADE by R. McIntyre SECONDED by R. Tietjen. VOTED IN FAVOR: R. McIntyre, J. Esty, W. Voigt, R. Tietjen OPPOSED: none ABSTAINED: none; APPROVED: 4-0-0.
VIII. ADJOURNMENT
MOTION to adjourn meeting at 11:41 until the next regularly scheduled meeting on Wednesday, October 18, 2006 at 7:30 p.m. at the Pasbeshauke Pavilion, Saybrook Point Park, 155 College Street Extension. MADE by R. McIntyre. SECONDED by W. Voigt VOTED IN FAVOR: R. Tietjen, J. Esty, R. McIntyre, W. Voigt OPPOSED: none; ABSTAINED: none; APPROVED: 4-0-0.
Respectfully Submitted,
Katie Beecher
Recording Clerk
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