MINUTES
Wednesday, April 6, 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 7:35 p.m.
II. ROLL CALL
Members Present
Robert McIntyre, Chairman
Robert Missel, Regular Member
Donald Ranaudo, Regular Member
Cathryn Flanagan, Alternate seated for Sal Aresco
Members Absent
Richard Sullivan, Jr., Alternate Member
Salvatore Aresco, Regular Member
Janis Esty, Regular Member
Cameron Evangelisti, Alternate Member
Staff Present
Christine Nelson, Town Planner
Joanne Rynecki, Clerk
III. REGULAR BUSINESS
A. Minutes
MOTION to approve the minutes from March 8, 2011; MADE by D. Ranaudo SECONDED by C. Flanagan; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, and R. Missel; OPPOSED: none; ABSTAINED: none. APPROVED: 4-0-0.
MOTION to approve the minutes from March 16, 2011. MADE by D. Ranaudo SECONDED by R. Missel; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none. APPROVED: 4-0-0.
B. Correspondence
MOTION to pay invoice #73679 for $544.74 to Nathan L. Jacobson & Assoc.; MADE by R. McIntyre; SECONDED by D. Ranaudo; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none. APPROVED: 4-0-0.
The following were included in the member packets: Letter from Lawrence Goram concerning 8-30g legislative discussion. Letter from the Regional Planning Agency announcing a workshop to review the State’s plan of conservation and development. Copy of a court appeal filed on behalf of Robert Lorenz against the Old Saybrook Planning Commission and River Sound Development regarding it recent decision on “The Preserve” Special Exception for Open Space Subdivision.
C. Committee, Representative & Staff Reports
Ms. Nelson reported that the Lower Connecticut Valley Council of Elected Officials has petitioned the State Office of Policy & Management to combine the Connecticut River Estuary Regional Planning Agency (CRERPA) with the Midstate RPA and will represent 17 towns mostly in Middlesex County. The Town of Old Saybrook has agreed to work with The Nature Conservancy as a pilot town for its Coastal Resilience Tool. The tool is designed to project sea level rise over the next century and how it may affect storm surge and flooding. The Town will be reviewing and updating all permitting fees in the near future.
IV. OLD BUSINESS
V. PUBLIC HEARING
A. “Thadeus II, LLC” Re-subd./Coastal Site Plan– 2 Lots (1.63 ac.Total)
25 Riverside Avenue (Map 59/Lot 88-2) Residence A District, Coastal Mgmt. Zone
Applicant: Thadeus II, LLC Owner Agent: Matthew White, P.E.,ALM/GPS
The Chairman received a letter from the applicant requesting a postponement of the Public Hearing until April 20, 2011.
MOTION to postpone the opening of the Public Hearing until the next regular meeting scheduled for Wednesday, April 20, 2011 in the Old Saybrook Town Hall First Floor Conference Room 302 Main Street.; MADE by R. Missel; SECONDED by D. Ranaudo; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none. APPROVED: 4-0-0.
VI. NEW BUSINESS
A. “Saybrook Soup & Sandwich Co.” – Special Exception Use for 1,500 s.f. restaurant/1,200 s.f. professional office space (0.53 ac.)
745 Boston Post Road (Map 36/Lot 86) Business B-2 District, Pedestrian Node
Applicant: BLP Enterprises Agent: Thomas Metcalf, P.E.
This application is a Special Exception Use referral from the Zoning Commission for review and recommendation. Thomas Metcalf, Engineer, Mr. Hopkins, BLP Enterprises, and Steven Wood, Architect were present.
Mr. Metcalf reviewed the plans with members for a proposed restaurant and office use at the current building space located at the corner of Lynde Street. This location is within the pedestrian node, and it will include sidewalks, street trees, and landscaping. The entrance located on Boston Post Road will be widened from 21 ft. to 24 ft. The restaurant will have outdoor seating on a brick terrace; parking spaces will be redefined with islands and trees. A new 6 ft. fence will be added along back of the property. The vestibule entryway will be moved as shown on the plans along with new windows with raised windowsills.
Ms. Nelson suggested that the driveway exit to Boston Post Road to be a right turn only to prevent motorists from crossing over 4 lanes of traffic. The Lynde Street exit may allow for left and right turns. She also suggested continuing the stamped concrete sidewalk across the both driveway entrances.
Mr. Metcalf noted that this application is consistent with the Old Saybrook Plan of Conservation and Development with respect to Economic Development/Goals to balance commercial retail and cultural heritage and an enhanced image. For Policy: it promotes and attracts diverse commercial development and provides employment opportunities as well as reinforcing our community image. Chairman McIntyre feels this project is an enhancement to public safety at this intersection for both traffic and pedestrians and is in harmony with the small town character. It is providing a code compliant septic system, and it will strengthen the town’s commercial development.
MOTION to approve a favorable recommendation to the Zoning Commission for Saybrook Soup & Sandwich Co. located at 745 Boston Post Road as it is consistent with the plan of conservation and development with the recommendation that the Boston Post Road exit is a right turn only and that the sidewalks continue across both driveways entrance and exits.; MADE by R. McIntyre; SECONDED by D. Ranaudo; NO DISCUSSION. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 4-0-0.
B. “Colvest Old Saybrook, LLC” Special Exception Use/Coastal Site Plan 25,000 s.f. retail, 3,910 s.f. retail/office/bank, and 1,500 s.f. retail (3.68 ac.)
1657-1687 Boston Post Road, (Map 25\Lots 21 & 22), Gateway B-4 District, Coastal Management Zone, Pedestrian Node
Applicant: Colvest Old Saybrook, LLC. Agent: Peter LaPointe
Attorney Edward Cassella, Stephanie Fuss, Landscape Architect, John Matthews, Architect, and David Sullivan, Traffic Engineer, Milone & McBroom, were present to represent the Applicant, as well as the owner, Mr. LaPointe.
Attorney Cassella reviewed the plans for 3 proposed buildings located at the corner of Boston Post Road and Spence Plain Road. West Marine will occupy the 25, 000 sq. ft. building. There will be a 3,910 sq. ft. bank/retail/office building and a 1,500 sq. ft. retail/office building at the corner. Attorney Cassella gave an overview of the building and site design, which includes sidewalks and landscaping along the road and within the site. Attorney Cassella referred to the Yale study of the Boston Post Road, which was referenced to incorporate elements to make the streetscape more pedestrian friendly. All 3 buildings will have a similar color scheme but will be differentiated by different materials. The 25,000 sq. ft. building will have a pitched roof along the front and sides of the
building to hide the rooftop mechanical units from view, as well as a parapet wall along the back so as to not be seen from Spencer Plain Road; the mechanicals will be painted to blend into the building.
Ms. Fuss, Project Landscape Architect, described that the street trees, as required, will be grouped along each side of the property. The street trees will be an Armstrong maple that will grow to be a very tall, narrow tree. There will be a 6 ft. woodchip path along the western side of the property for maintenance of invasive bamboo plants located on the adjacent property. Landscaping within the site is as required in the zoning regulations using native and adaptive plant species. Attorney Cassella will be asking the Zoning Commission to apply joint parking allocations to this site to obtain the parking number requirement.
Chairman McIntyre asked how the traffic flow would be handled. Mr. Sullivan reviewed the results of his traffic study. As part of the offsite improvements, the applicant will be extending the left turn traffic lane on Boston Post Road at the entrance to the site to allow cars to pass on the right. Ms. Flanagan is concerned with traffic taking the right-hand turn from the Boston Post Road onto northbound Spencer Plains Road will queue back as they attempt to turn left into the southernmost driveway. Mr. Sullivan feels that the majority of westbound traffic on the Boston Post Road will rather pass through the light to enter the site from the Boston Post Road.
Ms. Nelson suggested continuing the sidewalk across the service exit on Spencer Plain Road to the property line; Ms. Fuss agreed to extend sidewalks across driveways and to property lines. Ms. Nelson also suggested connecting the sidewalk from the front of the 1500 sq. ft. retail office building to the parking lot; the Applicant agreed.
MOTION to send a favorable recommendation to the Zoning Commission for Colvest Old Saybrook, LLC located at 1657-1687 Boston Post Road as it is consistent with the Plan of Conservation and Development; MADE by R. McIntyre; SECONDED by R. Missel; DISCUSSION: Allow joint credit for parking, require sidewalks to cross all entrances and extend to the property lines and recommend that northbound Spencer Plain Road traffic is accommodated to pass on the right of traffic turning left entering the site. VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none; APPROVED: 4-0-0.
C. Petition to Amend Zoning Regulations – Section 62.3.4 Off-Street Loading Waiver for buildings with a gross floor area less than 15,000 s.f.
Petitioner: Old Saybrook Zoning Commission
Ms. Nelson explained the proposed amendment which could allow off-street loading for buildings with a gross floor area of less than 15, 000 sf. There are some small commercial parcels that do not allow for an on-site loading space. Currently these business owners have to obtain a variance. This amendment will allow the Zoning Commission to consider a waiver of the loading space requirement.
MOTION to send a favorable recommendation to the Zoning Commission to Amend the Zoning Regulations to allow for a waiver provision for buildings with a gross sf. of less than 15, 000 sf. as it is neither consistent nor inconsistent with the Plan of Conservation and Development.; MADE by R. McIntyre; SECONDED by D. Ranaudo; VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none.; APPROVED: 4-0-0.
VII. ADJOURNMENT
MOTION to adjourn the meeting at 9:50 p.m. until the next Regularly Scheduled Meeting of the Planning Commission scheduled for, Wednesday, April 20, 2011 in the Old Saybrook Town Hall First Floor Conference Room 302 Main Street.; MADE by C. Flanagan; SECONDED by R. Missel; VOTED IN FAVOR: R. McIntyre, D. Ranaudo, C. Flanagan, R. Missel; OPPOSED: none; ABSTAINED: none.; APPROVED: 4-0-0.
Respectfully Submitted,
Joanne Rynecki, Planning Clerk
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