REGULAR MEETING MINUTES
Wednesday, July 17, 2013 at 7:00 p.m.
Town Hall – 1st Floor Conference Room
302 Main Street
I. CALL TO ORDER
Chairman Janis Esty called the regular meeting to order at 7:08 p.m.
II. ROLL CALL
Members Present
Janis Esty, Chairman
Robert Missel, Vice Chairman
Cathryn Flanagan, Secretary
Kathleen Sugland, seated for Donald Ranaudo
Kenneth Soudan, seated for David Shearer
Michael Urban, Alternate Member
Members Absent
Donald Ranaudo, Regular Member
David Shearer, Regular Member
Staff Present
Christine Nelson, Town Planner
Meryl Tsagronis, Recording Clerk
Three people were present in the audience.
III. REGULAR BUSINESS
A. Minutes
MOTION to approve the minutes of June 5, 2013; MADE by C. Flanagan; SECONDED by Robert Missel; VOTED IN FAVOR: R. Missel, C. Flanagan, K. Sugland, K. Soudan; OPPOSED: none; ABSTAINED: J. Esty;
APPROVED: 4-0-1.
B. Correspondence
MOTION to pay invoice #33288 for $115.50 to Branse, Willis & Knapp, LLC dated 7/1/2013 for general counsel; MADE by R. Missel; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, K. Sugland, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
- Committee, Representative & Staff Reports
Cathryn Flanagan reported that the road ending improvement known as Soundview, at the intersections of Maple Avenue, Soundview and Clinton is progressing and they are looking at parking designation and grading.
Reporting for the Regional Planning Group, C. Flanagan said that the group will be holding its meetings the 4th Monday of every month.
Christine Nelson reported that the Natural Hazard Mitigation Committee has submitted its final draft report to FEMA and DEEP, and now awaits their response.
Reporting for the Route 1 Task Force, C. Nelson informed the Commission members that the group is working on completing their final report, which they’ve named “Mariner’s Way: Gateway to CT River Recreation”, acknowledging mixed use in this area.
IV. OLD BUSINESS
None.
V. NEW BUSINESS
A. Modification of “Pashbeshauke” Subdivision – Lots 8, 9 & 10
Southwest of Whisper Cove Road / 200’ south of Ragged Rock Road (Map 53 / Lots 40-3, 40-4 & 40-5)Residence AA-2 District, Coastal Mgmt. Zone, Gateway Conserv. Zone, Flood Hazard Zone
James Cassidy, Professional Engineer with Hallisey, Pearson, & Cassidy presented to the Commission on behalf of the owner and developer Dominic Papa, of DWP Enterprises. Also present was Joe Kelly of William Pitt Real Estate. J. Cassidy explained the subdivision contains eleven lots, with three lots unsold and undeveloped because they are difficult to develop due to a ledge outcrop. J. Cassidy requested a modification of the original subdivision approval, to remove a portion of the ledge outcrop, thereby making the lots more desirable, and moving toward completion of the subdivision. They would lower the elevation and have the house sit about four feet lower than originally planned. He noted for the record a letter dated June 4, 2013, in
favor of removal of the ledge outcropping and signed by five residents of the subdivision.
Responding to questions from the Commission members, J. Cassidy explained that blasting would be used to remove a portion of the ledge, and that runoff would be controlled by either a silt fence or hay bales to control flow into the marsh. He noted that most of the material would be removed off of the site. He reiterated that the reason for the modification request was that the lots aren’t selling because they are undesirable. He explained that most of the mature trees lie within the conservation easement and therefore would not be affected.
J. Esty suggested the members do a site walk to observe the rock ledge first hand.
Members agreed to do a site walk August 7th at 7pm.
Dom Papa, owner and developer, stated that the rock outcrop is preventing him from selling the lots, and that it’s been a difficult 10 years. He asked the Commission for some relief, to remove the restriction on the rock outcrop.
Joe Kelly of William Pitt Realty, representing Mr. Papa, stated the issue is the rock and the height that the house would sit on, and believes the inability to develop the lots is a major negative impact on the town in terms of lost tax revenue.
The discussion is to be continued to the August 14 meeting of the Planning Commission.
MOTION to hold a special meeting Aug 7th at 7 p.m. at the subdivision at Whisper Cove Road to do a site walk of the ledge outcrop; MADE by J. Esty; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel,
C. Flanagan, K. Sugland, K. Soudan; OPPOSED: NONE; ABSTAINED: NONE; APPROVED: 5-0-0.
A. “Tractor Supply” Modification of Spec’l Ex. For Retail (19,097 s.f) & Outdoor Sales (15,000 s.f.) – 5.37 ac.401 Middlesex Tpke. (Map 52/Lot 96), Gateway Business B-4 DistrictApplicant: New England Retail Properties, Inc. Agent: James P. Cassidy, P.E.
B. “Lighting” Petition to Amend the Zoning Regulations
Section 62.4.2.B.3, Lighting, to permit waiver to allow for light poles of up to 20 feet in height
Petitioner: New England Retail Properties, Inc. Agent: James P. Cassidy, P.E.
J. Cassidy addressed the Commission members, requesting an amendment to the Zoning regulations, Section 62.4.2.B.3 (Light Pole Height) at Tractor Supply, allowing 20’ high light poles, instead of the maximum of 14’ poles, as allowed in the Zoning regulations. He stated the reason for the request for 20’ light poles is that they would provide better distribution of light, fewer hot spots, and fewer lighting fixtures and poles. He supported the request with plans showing areas of illumination with 14’ poles versus 20’ poles. He noted the 20’ poles will not exceed the height of the building, and would surpass IES standards.
Commission members expressed concern about light spilling into the roadway, and setting a precedent for future developments to implement 20’ light poles. J. Cassidy explained that the fixtures have a shade on one side to angle the illumination.
Robert Missel believed the lighting plan presented was not what the Commission had previously reviewed. J. Cassidy assured him it was and that any discrepancy was due to details being overlayed on top of others. He will prepare a more accurate plan for the next meeting.
Members agreed to visit sites with 20’ light poles to see the lighting effect, prior to the next meeting. The discussion is continued to the August 14 meeting.
C. “Incentive Housing Zone” Petition to Amend the Zoning Regulations
Section 54.1.3 to remove and replace Section 54.1.3 in its entirety to reorganize the Incentive Housing Zone map locations and to reflect the Saybrook Junction Multi-Family (MF) Subzone adopted on June 13, 2013 and a petition to Amend the Zoning Regulation Section 54.3.5 to clarify that a Mixed-Use (MU) Subzone must include non-residential uses.
Petitioner: Old Saybrook Zoning Commission
D. Petition to Amend the Old Saybrook Zoning Regulations
To add Section 54.1.3.E.2 to describe the proposed Town Center map amendment that overlays that portion of the Shopping Center Business B-2 District and Gateway Business B-4 District known as Boston Post Road (Assessor’s Map 39, Lot 9 and Map 40, Lots 4, 15, 16, 18-1, 40,43, 44, 45, & 46), North Main Street (Assessor’s Map 40, Lot 5, 6, 6-1, 7, 10, 12-1, 43-1, 45-1, 45-2 & 70), Stage Road (Assessor’s Map 40, Lots 12, 13, 14).
Petitioner: Old Saybrook Zoning Commission
E. Petition to Amend the Old Saybrook Zoning Map
To create a Town Center Mixed-Use (MU) Subzone that overlays that portion of the Shopping Center Business B-2 District and Gateway Business B-4 District known as Boston Post Road (Assessor’s Map 39, Lot 9 and Map 40, Lots 4, 15, 16, 18-1, 40, 43, 44, 45 & 46), North Main Street (Assessor’s Map 40, Lot 5, 6, 6-1, 7, 10, 12-1, 43-1, 45-1, 45-2 & 70), Stage Road (Assessor’s Map 40, Lots 12, 13, 14).
Petitioner: Old Saybrook Zoning Commission
Christine Nelson presented for the Town of Old Saybrook, explaining that the Zoning Commission had received a petition to amend its Zoning Regulations and its Zoning map to permit multi-family housing on properties on North Main Street. The reports they received from most entities were that people wanted mixed use. C. Nelson explained that multi-family was approved for this neighborhood, and the intention was to add mixed use, as was done at Ferry Point. Altogether, there is a proposal to change the map, and the zoning regulations. In addition, the Zoning Commission proposes an amendment to 54.3.5 to clarify existing text that a mixed-use subzone must include non-residential uses, and to include wording specifying the types of businesses and entities
that would be allowed.
J. Esty and R. Missel expressed concern about increased traffic congestion that a proposed mixed-use subzone might create, while K. Sugland noted the high volume of traffic already in this area. The consensus was that the road infrastructure is insufficient to support the proposed development.
MOTION to make a favorable recommendation to the Zoning Commission to amend the Zoning Regulations, Section 54.1.3; MADE by C. Flanagan; SECONDED by K. Sugland; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, K. Sugland, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to not make a favorable recommendation to the Zoning Commission to amend the Old Saybrook Zoning Regulations, Section 54.1.3.E.2 and the Old Saybrook Zoning Map to create a Town Center Mixed-Use (MU) Subzone that overlays that portion of the Shopping Center Business B-2 District and Gateway Business B-4 District known as Boston Post Road, North Main Street, and Stage Road, due to road infrastructure being insufficient to support the proposed development, and because of existing traffic congestion in this area; MADE by J. Esty; SECONDED by R. Missel; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, K. Sugland, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
V. ADJOURNMENT
MOTION to adjourn the meeting at 8:32 p.m. until the next regularly scheduled meeting of the Planning Commission which will be held on Wednesday, August 14, 2013, at 7:00 P.M., Town Hall, 302 Main Street, 1st Floor Conference Room; MADE by C. Flanagan; SECONDED by K. Sugland; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, K. Sugland, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Respectfully submitted,
Meryl Tsagronis
Recording Clerk
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