MINUTES
Wednesday, February 23, 2011 at 7:30 p.m.
1st Floor Conference Room
Town Hall, 302 Main Street
I. CALL TO ORDER
Chairman, Robert McIntyre, called the regular meeting to order at 7:32 p.m.
II. ROLL CALL
Members Present
Robert McIntyre, Chairman
Janis Esty, Vice Chairman
Robert Missel, Regular Member
Members Absent
Richard Sullivan, Jr., Alternate Member
Cathryn Flanagan, Alternate Member
Donald Ranaudo, Regular Member
Salvatore Aresco, Regular Member
Cameron Evangelisti, Alternate Member
Staff Present
Christine Nelson, Town Planner
Chris Costa, Zoning Enforcement Officer
Joanne Rynecki, Clerk
III. REGULAR BUSINESS
A. Minutes
B. Correspondence
- Committee, Representative & Staff Reports – Ms. Nelson reported that she is working with Staff to update the Zoning Regulations and the Conservation Commission for ideas for the next 10 year Plan of Conservation and Development.
IV. OLD BUSINESS
V. NEW BUSINESS
- “Aquifer Protection Zone” Petition for Zoning Regulation Change to Remove Section 57 – Aquifer Protection Zone
Petitioner: Zoning Commission Agent: Christine M. Costa, CZEO
ACTION: Review and report to Zoning Commission no later than 2/28/2011.
- “DEP Mapping for Well Field” Petition for Zoning Map Change to add New DEP Level A Mapping for Saybrook Well Field
Petitioner: ZC/Aquifer Protection Agency Agent: Christina M. Costa, CZEO
ACTION: Review and report to Zoning Commission no later than 2/28/2011.
- “Aquifer Protection Regulations” Petition to Amend Section 4 regarding timelines and registrations
Petitioner: Aquifer Protection Agency Agent: Christina M. Costa, CZEO
ACTION: Review and report to Zoning Commission no later than 2/28/2011.
Chairman McIntyre opened New Business Items A, B and C for review and discussion. All three items are referral requests from the Zoning Commission and the new Aquifer Protection Agency in Old Saybrook. Chris Costa, OSZEO explained that the aquifers have been part of the Zoning Regulations since the 1970’s. In November 2010 the DEP provided regulation information for Level A reporting and mapping which will require a separate Aquifer Protection Agency for the town. The Zoning Commission is requesting to remove Section 57 from the Zoning Regulations and the Aquifer Protections Agency “APA” is requesting to Amend Section 4 of the APA Regulations regarding Timelines and Registrations. The Zoning Commission and APA are requesting a
Zoning Map change to add DEP Level A Mapping for Well Fields. The proposed amendments to the APA Regulations reflect the amendments in Section 6 of Public Act #10-135 which became effective on October 1, 2010. Ms. Costa explained that the amendments are consistent with the Plan of Conservation and Development with regards to Water Resources Goals for potable water for everyone and Maintenance of present and future clean water sources. And Policies to protect drinking water quality of the high yield aquifer on Bokum Road and other locations where yield wells are possible and to protect ground water quality in areas where individual wells will continue to be the primary water source.
MOTION to send a favorable response to remove Section 57 from the Zoning Regulations, add new DEP Level A mapping for Saybrook Well Field and Amend Section 4 of the APA Regulations to the Zoning Commission and the Aquifer Protection Agency as they are consistent with the Plan of Conservation and Development; MADE by R. McIntyre; SECONDED by J. Esty; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
- “Middlesex Hospital” Special Exception/Coastal Site Plan
154 Main Street (M37/L127) Central Business B-1 District, Pedestrian Node, CAM Zone
Applicant: CHK Old Saybrook, LLC, Owner Agent: Gary Dayharsh, Builder
ACTION: Review and report to Zoning Commission no later than 3/14/2011.
Gary Dayharsh, Agent for the Applicant and builder presented plans for the renovation of the old CVS space on Main Street. Mr. Dayharsh is the Lessor of the space to Middlesex Hospital for medical office and behavioral health use. The medical offices will occupy approximately 5,500 sf and 1,900 sf will be for behavioral health offices. Both offices are currently operating in Old Saybrook at other locations. The exterior of the building will be painted white with coordinating logo colors. The parking lot layout has changed to allow for 2-way traffic between the buildings and a turnaround in the rear. Additional handicap spaces will be added due to the nature of the
business. Existing sidewalks and street trees will remain. Mr. Dayharsh said he is open to connecting his parking lot to the adjacent parking lot to the south.
MOTION to send a favorable response to the Zoning Commission for 154 Main Street, M37/L127 as it is neither consistent nor inconsistent with the Plan of Conservation and Development; MADE by R. McIntyre; SECONDED by J. Esty; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
MOTION to amend the Agenda and move Item G to Item E, and Item E to Item F and Item F to Item G; MADE by R. McIntyre; SECONDED by R. Missel; VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
- “TJ’s Restaurant” Special Exception
755 Boston Post Road (M36/L99) Business B-2 District, Pedestrian Node
Applicant: Village Plaza, LLC Agent: David M. Royston, Esq.
ACTION: Review and report to Zoning Commission no later than 3/14/2011.
Attorney David Royston is representing the Applicant, Village Plaza, LLC and the proposed TJ’s Restaurant. Attorney Royston explained that the space was previously a restaurant use however; a change of use is required to accommodate more of a sit-down style restaurant with some takeout business. The Applicant is proposing renovations to the interior and exterior of the building with seating inside and outside totaling 56 seats. The proposed changes to the site include upgrades to the parking area, septic system, signage and lighting. Street trees will be added along Lynde Street with a proposed 2-step sidewalk plan. The Applicant will install stamped concrete sidewalks at the corner at BPR and Lynde Street and will install concrete
sidewalks along his property on Lynde Street within 5 years or sooner, if the property at the corner of Elm Street and Lynde Street is developed.
Chairman McIntyre would like to see the sidewalk continued across the driveway at the BPR entrance and the continuation of the sidewalk along Lynde Street for 60 feet from the end of the proposed stamped concrete portion of sidewalk for public safety.
MOTION to send a favorable response to the Zoning Commission for 735 Boston Post Road, M36/L99 with the recommendation that the sidewalk should be continued across the driveway to the south on Boston Post Road and continued from the end of the stamped sidewalk north on Lynde Street 60 feet. The application is consistent with the Plan of Conservation and Development with respect to the Town Image and Economic Development; MADE by R. McIntyre; SECONDED by R. Missel; DISCUSSION: Janis Esty would like the sidewalk completed along the entire property line along BPR and Lynde Street. VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
F. “Luigi’s Restaurant” Modification of Special Exception/Coastal Site Plan
1295 BPR (M27/L32 & 33) Restricted Bus. B-3 District, Pedestrian Node, CAM Zone
Applicant: JSML Associates Agent: Joseph Wren, P.E.
ACTION: Review and report to Zoning Commission no later than 3/14/2011.
Joseph Wren, P.E. is the Agent for the Applicant, JSML Associates operating an existing restaurant, Luigi’s Restaurant, at the corner of BRP and Schoolhouse. The plans propose the relocation of the handicap accessible entry, additional handicap parking, a new entrance and a new box refrigerator/freezer. The changes will be an overall improvement to the property and create a more efficient parking area with a total of 65 parking spaces and new lighting. A stamped concrete sidewalk is planned for the corner and along the Boston Post Road.
Tom Elliott, the Architect for the Applicant discussed how the existing refrigeration unit will be removed and a new box refrigerator /freezer will be installed. The handicap ramp will be relocated to the front entry with direct access from the new handicap parking spaces. The entry will be enlarged to accommodate improvements to the bar and takeout area by extending out into the parking lot.
Mr. Leonard Dibella, Owner of Luigi’s Restaurant, discussed the improvements planned for the parking area to bring it up to code and the interior improvements to bar, lounge, bathrooms, exterior entry way for handicap access and new equipment for the kitchen.
MOTION to send a favorable response to the Zoning Commission for 1295 Boston Post Road, M27/L32 & 33 as it is consistent with the Plan of Conservation and Development with respect to Economic Development; MADE by R. McIntyre; SECONDED by J. Esty; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
G. “Advanced Auto Parts” Special Exception
631 Boston Post Road (M36/L104) Business B-2 District, Pedestrian Node
Applicant: Cromarty Investors, Owner Agent: Joe Wren, P.E.
ACTION: Review and report to Zoning Commission no later than 2/28/2011.
Joseph Wren, P.E., Agent for the Applicant presented plans for 631 Boston Post Road, Map 36/Lot 104, formerly Blockbuster video and a dry cleaning business. The proposed plan is to remove the sidewalk along the building and replace it with a landscape buffer with curb stops and new site lighting. A brick stamped concrete sidewalk and street trees will be added along Boston Post Road. The front island will be expanded along with green space at all four corners of the site. The ARB reviewed the site plan and gave a favorable review to the ZC and suggested removing the rear driveway and adding additional green space along the building to bring the green space for this site to 13%. Mr. Wren added that delivery trucks will unload before and after business
hours and that most materials used as part of the business are recycled and loaded directly back on the delivery trucks. Ms. Nelson asked Mr. Wren if the applicant considered moving the front entrance to the front of the building? Wren feels the current entrance allows easy access from the parking lot and works well with the store layout. Ms. Nelson suggested adding a sidewalk or walkway for pedestrians to access the front door for safety. Ms. Nelson asked if the new green space where the rear driveway was located would allow for emergency vehicles? Mr. Wren said that the dumpster location will not allow for vehicle to access the rear side of the building. Ms. Nelson also asked if rooftop mechanicals would be shielded from public view. Mr. Wren said he would make the change to add a shield on the rooftop.
MOTION to send a favorable response to the Zoning Commission for 631 Boston Post Road, M36/L104 with the recommendation that the rooftop mechanicals are shielded from public view as it is consistent with the Plan of Conservation and Development with respect to Economic Development; MADE by R. McIntyre; SECONDED by J. Esty; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
VII. ADJOURNMENT
MOTION to adjourn the meeting at 9:42 p.m. until the next Regularly Scheduled Meeting of the Planning Commission scheduled for, Wednesday, March 2, 2011 in the Old Saybrook Middle School Auditorium 60 Sheffield Street; MADE by R. McIntyre; SECONDED by J. Esty; VOTED IN FAVOR: R. McIntyre, J. Esty, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 3-0-0.
Respectfully Submitted,
Joanne Rynecki
Planning Clerk
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