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MINUTES
REGULAR MEETING
WEDNESDAY November 3, 2010 at 7:30PM
Old Saybrook Town Hall 1st Floor Conference Room
302 Main Street
I. CALL TO ORDER
Chairman McIntyre called the regular meeting to order at 7:34PM. Five commission members were seated to vote.
II. ROLL CALL
Attendant Members
Robert McIntyre, Chairman
Janis Esty, Vice Chairman
Donald Ranaudo, Regular Member
Cathryn Flanagan, Alternate seated for Salvatore Aresco
Robert Missel, Regular Member
Richard Sullivan, Alternate
Absent Members
Salvatore Aresco, Secretary
Cameron Evangelisti, Alternate
Attendant Staff
Joanne Rynecki, Clerk
Christine Nelson, Town Planner
III. REGULAR BUSINESS
- Minutes – October 20, 2010 minutes.
MOTION to approve the minutes of October 20, 2010. MADE by Ranaudo, SECONDED by Flanagan; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
- Correspondence and Bills- none
- 2011 Schedule of Regular Meetings –
MOTION to approve the 2011 Schedule of Meeting Dates for the Planning Commission. MADE by Missel, SECONDED by Ranaudo; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
- Committee, Representative & Staff Reports –
- “Angus McDonald” Lot Line Change
37 Riverside Avenue (Map 59/Lot 88 & Map/59/Lot 88-3)
Residential A District
Owner: Peter Farle Lynch Agent: Angus McDonald
Ms. Nelson explained to the Members that the lot is located on Riverside Avenue off of Ferry Road. The lot line change was approved by the Health Department and the Zoning Officer. Subdivision regulations require Planning Commission approval on any lot within a previously approved subdivision. The lot is serviced by public water and a septic system.
MOTION to approve a lot line change for property located at 37 Riverside Avenue as outlined in the plans dated August 31, 2010 sheet 1 of 1. Map 59/Lot 88 & Map 59/Lot 88-3. MADE by McIntyre, SECONDED by Ranaudo; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
- Ms. Nelson discussed the following items with the Members:
- The Town of Old Saybrook subscribes to the regional planning agency for in-kind services. Mr. Downs, Senior Planner, CRERPA, will assist Members with writing the Planning accomplishments for the last 10 years to be included in the next Town Plan.
- The approved incentive housing development, Ferry Crossing, received $2.9 million from the State of CT and has grants pending for the remaining $1 million needed for the project. They plan on breaking ground in the spring 2011.
- The State of CT has approved the Town of Old Saybrook’s Zone Adoption Application for our incentive housing development.
- Over the next several meetings this Commission will be reviewing Proposed Regulations for Public Improvements and Modifications to Subdivision Regulations in preparation of the town meeting later in November.
- Copies of plans and the application for Riversound Development were handed out to Members to begin reviewing for the December 1, 2010 meeting.
IV. OLD BUSINESS - none
V. NEW BUSINESS ~~~~~~~~~
A. “Hog Wild” Special Exception for Restaurant Use – 3,600 s.f. (0.46 ac.)
76 Elm St. (Map 36/Lot 97) Shopping Ctr. B-2 District, Town Center Node
Owner: Annello Bros. Realty LLC Agent: Joseph Wren, P.E.
ACTION: Consider per Town Plans; report for 11/15/10 ZC p.h.
Joseph Wren, PE presented the application for a new commercial building on 76 Elm Street. The site has been in disrepair with poor sight lines to the east on Elm Street. The existing building will be demolished and the applicant is proposing a new 3,600 sq. ft, 2 story building. The building will contain a delicatessen on the first floor with storage on the second floor. In the future, if incentive housing is overlaid at this site, the 2nd floor could be converted into two 1 BR apartments. Sidewalks are proposed, although not a requirement, to be 5 feet wide, stamped concrete. This location is in the pedestrian node. The parking will be in the rear of the property with a 15x15 sight line, an improvement from the current structure. The deli will have an outdoor
dining area. Trees, ornamental grasses and azaleas will be added for landscaping. Site lighting is not required, but it is included for safely. A garage for storage will be added to the rear of the property. The parking area will be paved and will contain a shielded trash area. The property will be graded to allow storm water will be directed to the front of the property and absorbed into the ground or ultimately to Elm Street. A free standing sign is proposed in the front of the building with goose neck lighting with 2 building mounted signs, one at front entrance, and a second on the east side of the building.
Chairman McIntyre questioned the location of the rear entrance and Mr. Ranaudo asked if there were 2 exits from the 2nd floor. Mr. Wren pointed out the exits and verified 2 exits from the second floor
MOTION to send a favorable recommendation to the Zoning Commission for Hog Wild Special Exception for Restaurant Use. 79 Elm Street, Map 36/Lot 97 relates to the Town Plan of Conservation and Development with respect to Economic Development (Goals) Employment choice for local residents and an enhanced image of Old Saybrook as an important, successful, and enjoyable place for economic activity. Also with regards to Transportation (Goals) Improvements that reduce accident frequency and severity. MADE by Ranaudo, SECONDED by Flanagan; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
B. “Hotel Rooms/Suites” Petition to Amend the Zoning Regulations
Sec. 37 Saybrook Point SP-3 District, Sec. 53 Special Standards, Sec. 9 Definitions
Petitioner: Saybrook Point Marina, LLC Agent: David M. Royston, Esq.
ACTION: Consider per Town Plans; report for 11/15/10 ZC p.h.
Ms. Nelson explained to the Members that the Applicant is the same for Agenda Item B and C. If Item B receives a favorable recommendation, then Item C will follow.
David Royston, the attorney for the applicant, passed out copies of proposed regulation change and how it is consistent with the Town plan. Attorney Royston explained that in 2009 the SP-3 Zone was changed to allow 1 BR hotel rooms and/or suites as long as there was not an increase in the total number of bedrooms in the dwelling. Attorney Royston is here tonight to amend the regulation to allow the option for kitchen facilities in the suites. This regulation will allow, by special exception, in the SP-3 District, a hotel room and/or suite to contain an area or lobby for kitchen facilities to be used by the guests.
MOTION to send a favorable recommendation to the Zoning Commission for the Petition to Amend the Zoning Regulations for the SP-3 District, Sec. 53, Sec. 9 as outlined in the Memo to the Planning Commission dated 11/3/2010 from David M. Royston, Esquire. This amendment relates to the Town Plan of Conservation and Development with respect to Economic Development (Policies) To encourage development of commercial and industrial sites that is consistent with Old Saybrook’s small-town character with respect to scale, appearance, and design and with special regard for landscape and other site amenities, traffic safely and convenience, and functional and visual linkages with adjacent areas. Also, to promote the Town’s historical, cultural, and natural resources, marketing Old Saybrook as a
year-round destination for visitors. Cultural and Historical Resources (Goals) Sustain present commercial economic viability without detriment to the town’s historic structures and small town New England character. Also, Encourage property owners adjacent to sites important to the cultural history of Old Saybrook to develop in a manner that is complementary rather than detrimental to the character of the site. Water Resources (Economic Development) …Revitalization and redevelopment needs to take place to attract tourists while maintaining a balance between a healthy economy, protection of water resources and wildlife habitat, and traffic flow… MADE by McIntyre, SECONDED by Ranaudo; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
C. “Saybrook Pt. Marina” Special Exception for Hotel/Suites Use–4,829 s.f.(0.26 ac.) 21 Bridge Street (M24/L53) SP-3 Dist., Coastal Mgmt. Zone, Gateway Conserv. Zone
Owner: Saybrook Point Marina LLC Agent: Thomas J. MacDonald, AIA
ACTION: Consider per Town Plans; report for 11/15/10 ZC p.h.
With the favorable recommendation to amend the Zoning Regulations, Attorney Royston continued with the proposal to renovate the existing building. The current use for the building is multi-family and commercial. There are 2 apartments on the 1st and 2nd floors with bedrooms on the 3rd floor for a total of 8 bedrooms. The garage on the property was previously used a commercial. The Applicant proposes 2 hotel rooms on the 3rd floor, 2 hotel rooms on the 2nd floor and 1 suite on the 1st floor. Mr. Tagliatella plans to market the hotel rooms as an authentic, historic property. It is Italian 98’s design. Minor structural changes were approved by the ZBA to allow for extensions into the setbacks for an addition, an
enclosed external stairway to the 3rd floor and a 2nd floor deck. There will be an elevator added in the building. The garage will be demolished, thereby eliminating the commercial use. The overall building coverage and gross floor area will be reduced. The number of bedrooms will be reduced from 8 to 7. Water use will be reduced as well because it will no longer be used as a multi-family residence. Previously, parking was mainly on the street and on the lawn. The plans include an easement which has been granted by the adjacent property, common principal owners, to allow access for 4 parking spaces. There are 2 additional parking spaces in the rear and 4 spaces were granted by ZBA off site. A variance was obtained for the sign due to its size. The Gateway Commission and the WPCA have given a favorable recommendation for the project. Cathryn Flanagan asked what the maximum occupancy will be
for the rooms. Mr. Tagliatella responded that usually it is 2 adults per room, but one room may have 2 double beds. Chairman McIntyre feels this will be an improvement to the area.
MOTION to send a favorable recommendation to the Zoning Commission for the Special Exception for Hotel/Suites use. The plans are consistent with the Plan of Conservation and Development as stated in the Motion for Item B and consistent with the Coastal Management and Gateway Conservation plan. MADE by McIntyre, SECONDED by Missel; NO DISCUSSION. IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
VI. ADJOURNMENT
MOTION to adjourn the meeting at 9:12PM until the next regular meeting at the Town Hall, 1st Floor Conference Room at 320 Main Street on November 17, 2010. MADE by McIntyre, SECONDED by Ranaudo; IN FAVOR: McIntyre, Esty, Flanagan, Ranaudo, Missel; OPPOSED: None; ABSTAINED: None; APPROVED: 5-0-0
Respectfully Submitted,
Joanne Rynecki, Clerk
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