TOWN OF OLD SAYBROOK
Planning Commission
302 Main Street Old Saybrook, Connecticut 06475-1741
Telephone (860) 395-3131 FAX (860) 395-3125
MINUTES
Wednesday, December 20, 2006 at 7:30 p.m.
Pasbeshauke Pavilion at Saybrook Point Park
155 College Street Extension
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 Judith Gallicchio, Vice Chairman William Voigt, Alternate Member
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
MOTION to amend the agenda of tonight’s meeting with the addition of item D to Regular Business, Election of New Member MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, R. Tietjen, J. Esty, J. Gallicchio, S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Janis Esty is seated for Julius Castagno
A. Minutes
MOTION to approve the minutes of the Special Meeting of December 2, 2006. MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco OPPOSED: none; ABSTAINED: D. Tietjen; APPROVED: 4-0-1.
MOTION to approve the minutes of November 15, 2006 as amended to reflect a correction in the motion to adjourn the meeting. The motion was seconded by J. Castagno, not J. Conroy MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, D. Tietjen, J. Gallicchio, S. Aresco OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to address New Business, Item A, Upper Cemetery Municipal Improvement, before Old Business MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
B. Correspondence
Member’s packets contain minutes from Zoning, CRERPA, a copy of the budget, a schedule of Planning Commission meetings for 2007 and a bill from Branse, Willis and Knapp. The Commission received Christmas cards from Branse, Willis and Knapp and Geoff Jacobson’s offices.
MOTION to approve schedule of PC meetings for 2007 with the November 21st meeting cancelled. MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay invoice #14081 from Branse, Willis and Knapp for legal services in the amount of $58.00 MADE by S. Aresco. SECONDED by J. Gallicchio. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay invoice #11925 from Geoffrey Jacobson for services in the amount of $130.81 MADE by S. Aresco. SECONDED by J. Gallicchio. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
C. Committee, Representative & Staff Reports
None
D. Appointment of Representatives
MOTION to elect Janis Esty as a regular member MADE by J. Gallicchio. SECONDED by D. Tietjen. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Judy added that Janis Esty has done a good job as an alternate member, attending most meetings and being well prepared. The other Commission members agree..
IV. PUBLIC HEARINGS
None
V. NEW BUSINESS
A. “Upper Cemetery” Municipal Improvement (2.7 ac.)
North Main Street (Map 40 / Lot 70) Shopping Center B-2 District
Petitioner: Municipal Cemetery Commission Agent: Jane Sypher, Chairman
Jane Sypher presented the cemetery plan and letter of November 27, 2006 regarding the municipal improvements.
1. Develop The Bowl for a perpetual Memorial Garden
2. Develop North West corner as permanent plots for cremains
3. Construct Memorial Wall for Columbarium inurnments along the property line
MOTION to recommend a positive referral to the Municipal Cemetery Commission, cc: Board of Selectmen as the municipal improvement is consistent with the Plan of Conservation & Development according to the following items:
Town Image: Goal 1: Focus attention on Old Saybrook’s historic past and cultural resources in order to build support for local historic preservation efforts.
Cultural Historic Resources: Goal 1: Preserve unique historic resources that help to focus attention on Old Saybrook’s historic past.
MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
VI. OLD BUSINESS
A. “Max’s Place” Resubdivision of Land & Coastal Site Plan– Center Road West
Petitioner: Ron Lyman Agent: David M. Royston, Esq.
Member S. Aresco asked Chairman McIntyre for clarification regarding what will be voted on. Chairman McIntyre responded that this application is concerned with the land only, not the Max’s Place development specifically. He and Town Planner Christine Nelson said that the Commission should consider the maximum possible development of the area including traffic, storm water drainage, pollution and other issues. Chairman McIntyre added that the Commission should also take into consideration that changes could be made regarding property management in the future.
Entered into the Max’s Place Exhibit file is Resolution 06-001 – Approval of Re-subdivision of Land & Coastal Site Plan – Max’s Place – Center Road West adopted at the Regular Meeting of the Old Saybrook Planning Commission on December 20, 2006.
Town Planner Christine Nelson informed the Commission that the Zoning Commission turned down this application on Monday, December 18, 2006. S. Aresco asked about the conditions that can be set. Christine Nelson responded that it is not within the Planning Commission authority to limit development on the property. Chairman McIntyre stated that he believes the intervener has no standing regarding unnecessary pollution based on the information that has been presented to the Commission.
MOTION to approve Resolution 06-001 – Approval of Re-subdivision of Land & Coastal Site Plan – Max’s Place – Center Road West with the following modifications. On the first page, omit the 3rd and 7th Whereas and correct the typographical error on page 4 by adding “un” in front of “reasonable” in part G, the last sentence. MADE by R. McIntyre. SECONDED by J. Gallicchio. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco OPPOSED: D. Tietjen; ABSTAINED: none; APPROVED: 4-1-0.
VII. NEW BUSINESS
B. “Stop & Shop” Modification of Spec’l Exception (33.86 ac) – 71,348 s.f. total
105 Elm Street (Map 36/Lots 60, 80, 92, 93, 94, 95, 96 & 103) Shopping Center B-2 District
Petitioner: Mathew M. Rubin, Trustee Agent: Matthew B. White, P.E.
Matthew B. White presented the Stop & Shop Expansion Application. The expansion proposed is over 10,000 sq. ft. on currently paved land. Modifications to the loading dock areas, parking, landscaping and building façade are also proposed.
Architect Steve Brewer presented plans to the Planning Commission. He stated that the Architectural Review Board had required one change and made five recommendations. The applicant has agreed to the requirement to change to dark sky compliant fixtures and the recommendation to add more interest features to the new sidewall.
Mathew Rubin stated that improvements made would clean up the back of the property and add landscaping. He said that Wal-Mart had approved the plan. A letter from the Economic Development Commission to the Zoning Commission approving the expansion was presented along with materials from the applicant detailing how the expansion meets the Plan of Conservation & Development.
Commission members had several suggestions including expansion of the sidewalk area in the front middle section of the store, lessening of the angles on the roadway at the first turn to ease passage of vehicles and improvements in design to enhance appearance and conform more closely to the scale and size of existing businesses.
MOTION to recommend the following recommendations to the Zoning Commission regarding “Stop & Shop” Modification of Spec’l Exception (33.86 ac) – 71,348 s.f. total :
1. Enlarge sidewalk area so people don’t have to walk in the road or reduce the width of the front planter for public safety.
2. Increase the radius of the first curve of the road on the SW section.
3. Continue the side painting recommended by the ARB all around the building.
4. Soften the look of the building by breaking up the façade.
that it is inconsistent with the Plan of Conservation & Development, Town Image, Policies 1 and 2, without these modifications.
- Encourage quality design of commercial, industrial, and municipal development sites with special regard for landscape and other site amenities, traffic safety and convenience, and functional and visual linkages with adjacent areas.
- Encourage dialogue between land use boards and commissions in order to promote recognition of the powerful impact that aesthetics has on the quality of life in Old Saybrook..
MADE by J. Gallicchio. SECONDED by R. McIntyre. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, D. Tietjen OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
C. “Whittier Place” Affordable Housing Development (2.16 ac) – 6 dwelling units
509 Main Street (Map 23/Lot 78) Residence A District
Petitioner: College Point, LLC Agent: David M. Royston, Esq.
MOTION to send a positive referral to the Zoning Commission regarding “Whittier Place” Affordable Housing Development as it is consistent with the Plan of Conservation & Development, Residential Development, Municipal Improvements, Programs and Standards, Affordable and Attainable Housing: Encourage developers of residential projects that create diversity in housing type, size and cost. In particular, support efforts of non-profit housing organizations to construct and operate housing for low- and moderate- income families in a manner that does not jeopardize the health and safety of residents, or conflict with public interests, the sewer density issue, or the zone
MADE by J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. McIntyre, J. Esty, J. Gallicchio, S. Aresco, OPPOSED: none; ABSTAINED: D. Tietjen; APPROVED: 4-0-1.
VII. WORKSHOP
None
VIII. ADJOURNMENT
MOTION to adjourn meeting at 11:25 until the next regularly scheduled meeting on Wednesday, January 3, 2007 at 7:30 p.m. at the Pasbeshauke Pavilion, Saybrook Point Park, 155 College Street Extension. MADE by R. McIntyre. SECONDED by S. Aresco VOTED IN FAVOR: J. Gallicchio, J. Esty, S. Aresco, R. Tietjen, R. McIntyre OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Respectfully Submitted,
Katie Beecher
Recording Clerk
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