PLANNING COMMISSION
MEETING MINUTES
Wednesday, February 6, 2008
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.
Attendant Members Absent Members
Robert McIntyre, Chairman Craig Cooke, Alternate Member
Janis Esty, Vice Chairman Marilyn Milliken, Alt Member
Salvatore Aresco, Regular Member Bradford Thorpe, Alt Member
Judith Gallicchio, Regular Member
Robert Missel, Regular Member
Attendant Staff
Christine Nelson, Town Planner
Kathy Noyes, Recording Clerk
III. REGULAR BUSINESS
A. Minutes
MOTION to approve the minutes of the January 16, 2008 meeting. MADE By J.Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: S. Aresco, J. Gallicchio, R. McIntyre, J. Esty OPPOSED: none; ABSTAINED: none; APPROVED: 4 -0-0.
R. McIntyre stated for the record that R..Missel arrived at 7:35 and would be a voting member of the Commission this evening.
B. Correspondence
Members’ packets contain the following: 2 sets of minutes from the Zoning Commission, minutes from the Architectural Review Board from 1/14/08, a copy of a memorandum from Robert C. Friedmann, Chairman, Zoning Commission, to Michael Pace, First Selectman, dated 1/15/08 re: Operating Budget Request 2008-2009, a copy of a memorandum from Robert J. McIntyre to Michael Pace dated 1/15/08 re: Operating Budget Request 2008-2009, a copy of a memorandum from C. Nelson and Guy Pendelton, Tree Warden to Michael Pace dated 1/22/08 re: Trees on Main Street, a copy of a report from R. McIntyre to Michael Pace dated 1/22/08 re: Improvement of Road Endings into Coastal Access Points, a copy of a report from R. McIntyre to Michael Pace dated 7/22/04 re: Road Endings Program – Willard Avenue Overlook, and a copy of a
report from J. Gallicchio to M. Pace dated 12/12/02 re: Road Endings Program – Cornfield Point Neighborhood.
C. Nelson handed out a memorandum from M. Pace to R. McIntyre dated 2/5/08 re: Municipal Improvements to Ferry Dock at Ferry Point, Clark Street (Map 43 / Lot 1), and asked that it be added to tonight’s agenda.
MOTION to amend the agenda to include under “New Business C.” “Municipal Improvements to Ferry Dock at Ferry Point” Clark Street (Map 43 / Lot 1) MADE By J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
C. Nelson handed out a letter she received from Atty. David Royston dated 2/5/08 re: Merritt Lane Holding, LLC, “Ziegler” Resubdivision requesting an extension for up to 90 days for filing the Mylar.
MOTION to approve the extension for filing the Mylar on 2/5/08 as requested by the applicant for “Ziegler” Resubdivision of Land – 2 Lots (27.55 ac. total) E. of Ingham Hill Road; 1,500’ N. of Mill Rock Road (Map 52 / Lots 3-1), Residence AA-1 District, Applicant: Merritt Lane Holding, LLC, Agent: Joseph Wren, PE. MADE By J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
MOTION to amend the previous motion to change the wording to read “approve the extension for up to 90 days for filing the Mylar on 2/5/08 as requested by the applicant.” MADE By J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
C. Committee, Representative & Staff Reports
R. Tietjen, the Planning Commission’s representative for CRERPA, reported that CRERPA is in the process of creating a magazine that’s expected to come out in August which will be made available to the public. The Planning Commission is invited to contribute to it especially regarding issues such as housing, future development of the town and features of Old Saybrook.. He also informed the commission that there will be a hazardous waste electronics exchange in Essex at the end of April.
C. Nelson mentioned that the deadline for submission for our town newsletter is February 22, 2008.
C. Nelson said there has been discussion with Michael Pace, First Selectman, the HOPE Partnership housing organization, Parks and Rec and others regarding the former DOT property on Ferry Road and future plans for that property. She suggested that the Planning Commission should be involved in that process.
C. Nelson reported that there are education station signs being made for some town road endings, and if any Planning Commission members are interested in being involved with the signs, they should contact her.
MOTION to amend the agenda to move item “New Business C.” “Municipal Improvements to Ferry Dock at Ferry Point” Clark Street (Map 43 / Lot 1) to before the Public Hearing. MADE By J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
“Municipal Imp. to Ferry Dock at Ferry Point” Clark St. (Map 43 Lot 1)
C. Nelson explained that commercial fisherman keep their boats at this dock and the town is applying to the state for a small town economic assistance grant to replace some rotted cross braces and decking and to do some possible dredging.
MOTION to send a favorable recommendation to the Board of Selectmen for “Municipal Improvements to Ferry Dock at Ferry Point” Clark Street (Map 43 / Lot 1) in that it is consistent with the Plan of Conservation and Development as follows: under Economic Development: “To observe the following order of priorities in future economic development: Promotion of coastal resort features and maritime commerce, under Water Resources, Municipal Improvements, Programs, and Standards, continued: “Boating and Public Access-Identify , and encourage plans for more boat ramps, piers, public access areas, and other water -dependent uses”. MADE By S. Aresco. SECONDED by R. Missel. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
MOTION to amend the previous motion in sending a favorable recommendation to the Board of Selectmen for “Municipal Improvements to Ferry Dock at Ferry Point” Clark Street (Map 43 / Lot 1) to add that it is also consistent with the Plan of Conservation and Development as follows: under Economic Development Policies: “To proactively promote and attract appropriate and diverse commercial and industrial development.” MADE By S. Aresco. SECONDED by R. Missel. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
IV. PUBLIC HEARINGS
A. “Neely” Resub. of land (14.62 ac. total-9 lots & open space (1.27 ac.)
W. Side of Ingham Hill Road; 400’ north of Old Rock Road
(Map 34 / Lots 5-1 & 5-4) Residence AA-1 District
Applicant: Jay Rankin Agent: Robert L. Doane, Jr., PE
In their packets, members received a memorandum from S. Aresco to R. McIntyre, M. Pace, and Geoffrey Jacobson, Town Engineer dated 1/4/08 re: “Neely”, and a letter from G. Jacobson to C. Nelson dated 1/9/08 re: resubdivision application - modification engineering review.
Robert Doane presented for the applicant. He requested that the materials from the previous approval of the “Neely” Resubdivision be part of the record for the new submittal.
R. Doane explained that after the Planning Commission’s approval of Resolution 07-001 in March 2007, the drainage system that had been previously approved has been modified to reduce and eliminate some of the catch basins. He further explained that the drainage system has not been compromised, and that Bill Peace, Selectman, and Geoffrey Jacobson, Town Engineer, were both involved in the revised planning process. R. Doane also explained that the purpose for revising the drainage plans was to reduce drainage, to reduce infrastructure for the roadway and to reduce maintenance.
Charles Bardong of 101 Ingham Hill Road, an abutting property owner, asked to speak. He was very concerned how this revised drainage plan would impact his property including his septic system. He said his understanding was that the drainage would be redirected under this revised plan to an area adjacent to his property. He stated he was concerned about erosion from the excess water, and the impact the excess water would have regarding possible future development of his adjacent building lot. He also expressed concerns about who would be maintaining the drainage system.
R. Doane asked to respond to C. Bardong’s concerns. He explained that because of the slope and the size of the pipe, the revised drainage would not impact C. Bardong’s property. R. Doane said the town would be responsible for maintenance of the road and the catch basins, and he said that no water should build up on or near C. Bardong’s driveway or his septic system.
C. Bardong submitted pictures of the area for the record to show his concerns about ponding and the amount of water especially after a heavy storm.
R. Doane explained that the detention pond area is intended to be a wet area., and that it is currently a wet area. With the revised plan, the drainage will be metered, and the standard depth will be 6 inches. When the depth is above 6 inches, the flow will start to drain.
S. Aresco asked R. Doane about water depth and types of plantings planned for this detention pond area. R. Doane explained that Rich Sonarsky, a soil scientist, recommended the plants which will be used for this area and that he will monitor the site and the plantings for two full growing seasons.
MOTION to close the Public Hearing for “Neely” Resubdivision of land (14.62 ac total – 9 lots & open space (1.27 ac.) W Side of Ingham Hill Road; 400’ north of Old Rock Road, (Map 34 / Lots 5-1 & 5-4) Residence AA-1 District, Applicant: Jay Rankin, Agent: Robert L. Doane, Jr., PE. MADE By J. Gallicchio. SECONDED by S. Aresco. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
Commission members discussed the revised plans and C. Bardong’s concerns. They agreed that C. Bardong’s concerns had been addressed and answered by R. Doane, and that R. Doane’s revised plan would not adversely impact C. Bardong’s property or anyone else’s property.
MOTION to approve the modified “Neely” Resubdivision of land (14.62 ac total – 9 lots & open space (1.27 ac.) W Side of Ingham Hill Road; 400’ north of Old Rock Road, (Map 34 / Lots 5-1 & 5-4) Residence AA-1 District, Applicant: Jay Rankin, Agent: Robert L. Doane, Jr., PE. MADE By J. Gallicchio. SECONDED by R. Missel. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
V. OLD BUSINESS
A. Petition to Amend Text Changes to the Old Saybrook Zoning Regs
Petitioner: Old Saybrook Zoning Commission
In their packets, commission members received a memorandum from Walter Harris, Secretary, OS Zoning Commission to R. McIntyre dated 1/24/08 re: Petition for Text Changes to the OS Zoning Regulations, with the proposed changes attached.
C. Nelson explained that members received a summary of the proposed changes. The purpose of the changes is to make the regulations more user friendly. Some redundant text has been removed, and some text has been relocated.
S. Aresco suggested that Commission members should take home the changes to thoroughly read them over before sending a recommendation to the Zoning Commission.
MOTION to continue Petition to Amend Text Changes to the Old Saybrook Zoning Regulations MADE by S. Aresco. SECONDED by J. Gallicchio. VOTED IN FAVOR: R. Missel, S. Aresco, J. Esty, R. McIntyre, J. Gallicchio. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
VI. NEW BUSINESS
A. “Island Cove Too, LLC” Special Exception & Coastal Site Plan Review – 7,200 s.f. boat service/storage warehouse w/ attached 1,250 s.f. office
Fourth Avenue Extension (Map 59 / Lots 61, 62 & 63)
Gateway Zone MC
Applicant: Island Cove Too, LLC
Thomas Shuck, the engineer, presented for the applicant. John Manafort, the owner was also present.
T. Shuck presented proposed plans for the property and structures and explained that the proposal would allow for a large indoor area in which boat work could be done. There are also plans for a 3 bedroom house for a site manager. There was discussion about the proposed landscaping for the property and the aesthetics of the large building.
T. Shuck suggested that the proposed plan is consistent with the town’s Plan of Conservation and Development, and he cited the many policies and goals he felt were met and addressed by his plan.
J. Gallicchio had some concerns about the aesthetics of the building and suggested the applicant come back to the next PC meeting with updated sketches of the building and the landscaping plan so members could review how it fits into the Town Image Section of the Plan of Conservation and Development.
MOTION to continue “Island Cove Too, LLC” Special Exception & Coastal Site Plan Review – 7,200 s.f. boat service/storage warehouse w/ attached 1,250 s.f. office; Fourth Avenue Extension (Map 59 / Lots 61, 62 & 63) Gateway Zone MC, Applicant: Island Cove Too, LLC to the next regularly scheduled meeting of the Planning Commission, February 20, 2008. MADE By J. Gallicchio. SECONDED by R. Missel. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
B. “Sams Residence” Special Exception & Coastal Site Plan Review – 230 ft. Gabion Wall
9 Rivers Edge Road (Map 64 / Lots 64-19)
Residence AA-3 District, CT River Gateway Zone
Applicant: David & Betsy Sams and James & Jean Nichols
Agent: Atty. Dan Kleinman
In their packets, members received a copy of a memo from Walter Harris, Secretary, Zoning Commission to R. McIntyre dated 1/25/08 re: “Sams Residence” with attached applications and plans, and a Gateway Conservation Zone Statement re: Section 58.8-Considerations for Decision dated 12/4/07.
Atty. Dan Kleinman, a land use attorney, presented for the applicants. He began by explaining the history of the Sams’ dock and its DEP permits, and he explained why a gabion wall was constructed to prevent erosion on the Sams’ embankment. He apologized on behalf of his applicants saying if the applicants had known a permit was needed for the building of the gabion wall at that time, they would have applied for one. He further explained that the DEP sent a notice of violation, once the wall was built, and a Cease and Desist order was issued by the Old Saybrook ZEO in December 2004. The Sams are now involved in a court case with the DEP over whether or not the wall can remain.
Chris Lawrie, from Landscape Specialities, explained in detail the purpose of the wall, the materials used to build it, the process involved in building it and plans for “greening” the top level of the gabion wall. He stated that he is committed to the greening of the wall with native plants, and he plans to follow up with a five year maintenance plan for the wall to be sure the proposed growing plan is successful. He explained that if the wall is removed, erosion will accelerate, and it is very likely that 8 mature trees will fall into the CT River, and the embankment on the Sams’ property will erode even further.
MOTION to send a favorable recommendation to the Zoning Commission for “Sams Residence” Special Exception & Coastal Site Plan Review – 230 ft. Gabion Wall, 9 Rivers Edge Road (Map 64 / Lots 64-19) Residence AA-3 District, CT River Gateway Zone, Applicant: David & Betsy Sams, and James & Jean Nichols, Agent: Atty. Dan Kleinman in that it is consistent with the Plan of Conservation and Development particularly under the Water Resources policy, “To promote wise use, development, and conservation of coastal resources and the coastal area for the benefit of present and future generations”; also under Water Resources policies, “To celebrate the aesthetics of the coast and its contribution to the character of Old Saybrook”; and under
Water Resources Goals, “Conservation, restoration, and wise use of the shorefront to minimize erosion.” MADE By R. Missel. SECONDED by J. Esty. VOTED IN FAVOR: R. Missel, S. Aresco, J. Gallicchio, R. McIntyre, J. Esty. OPPOSED: none; ABSTAINED: none; APPROVED: 5 -0-0.
VII. WORKSHOP
A. Orientation to Regional Plans
C. Nelson asked Commission members to read the Natural Hazards Mitigation Plan. She also asked Commission members to read the CT Regional Transportation Plan and to consider making changes to update the Regional Transportation chapter in our Plan of Conservation and Development.
VIII. ADJOURNMENT
MOTION to adjourn meeting at 11:10 p.m. until the next regularly scheduled meeting on Wednesday, February 20, 2008 at 7:30 p.m. at the Pasbeshauke Pavilion, Saybrook Point Park, 155 College Street Extension. MADE by R. Missel. SECONDED by S. Aresco. VOTED IN FAVOR: J. Gallicchio, R. Missel, J. Esty, R. McIntyre S. Aresco. OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0
Respectfully Submitted,
Kathleen Noyes
Recording Clerk
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