MINUTES
Wednesday, November 6, 2013 at 7:00 p.m.
Town Hall, 1st Floor Conference Room
302 Main Street, Old Saybrook
I. CALL TO ORDER
Chairman Esty called the regular meeting to order at 7:02 p.m.
II. ROLL CALL
Members Present
Janis Esty, Chairman
Robert Missel, Vice Chairman
Cathryn Flanagan, Secretary
Michael Urban, Alternate Member, seated for Donald Ranaudo
Kenneth Soudan, Alternate Member, seated for David Shearer
Kathleen Sugland, Alternate Member
Members Absent
Donald Ranaudo, Regular Member
David Shearer, Regular Member
Staff Present
Christine Nelson, Town Planner
Meryl Tsagronis, Recording Clerk
Audience
Approximately ten people were present in the audience, including Jon Kodama, owner, Dock & Dine; Joseph Wren, P.E. Indigo Land Design, LLC; Stephan Nousiopoulos, Architect, SGN Associates.
III. REGULAR BUSINESS
A. Minutes
MOTION to approve the minutes of the Special Meeting of October 23, 2013; MADE by R. Missel; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
B. Correspondence
MOTION to pay invoice #78541 for $187.20 to Nathan Jacobson & Associates, Inc. dated 10/31/2013; MADE by M. Urban; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
MOTION to pay invoice #78542 for $31.20 to Nathan Jacobson & Associates, Inc. dated 10/31/2013 regarding Shore Ave coastal access; MADE by R. Missel; SECONDED by K. Soudan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
C. Committee, Representative & Staff Reports
Cathryn Flanagan reported for RiverCog. The group saw a presentation by the newly formed Regional Agricultural Council, the first in the state—the Council aims to have representatives from all 17 member towns and is looking for a representative from Old Saybrook.
IV. REFERRALS
A.“Dock ‘n Dine” Special Exception for Restaurant Use – 13,530 s.f. (2.37 ac.)
145 College Street Ext. (Map 24 / Lot 42-1)
Saybrook Point SP-2 District, Gateway Conservation Zone, Coastal Mgmt. Area Zone
Applicant: The Point, LLC, owner~~~~~~~~Agent: Joe Wren, P.E.
Joseph Wren, Professional Engineer, representing The Point LLC, presented the special exception request for referral. Also present was Jon Kodama, owner of Dock & Dine.
J. Wren explained this is a referral from the Zoning Commission for a special exception. The owner proposes to demolish the existing Dock ‘n Dine building, which is located in
SP-2 Zone, and to build a new structure that will meet FEMA standards, sited on the same property. The restaurant facility was badly damaged by Tropical Storm Irene in 2011 and by Hurricane Sandy in 2012.
The new structure will be relocated to a higher elevation. Thirty five parking spaces will be added to the parking lot, and with reorganization, the impervious area will be reduced by 11.4%. The landscape architect is exploring appropriate trees that are flood and salt tolerant. Overall, there will be more green space than is currently on the site.
J. Wren noted that the Gateway Commission stated no opposition, and was pleased
with the application.
J. Wren answered questions from the Commission members. Regarding the butterfly garden at Gardiner’s Park, he stated that since no work is proposed at Gardiner’s
Park, and if the butterfly garden is located there, it will not be impacted.
Christine Nelson inquired about the walkway, noting it does not seem to be accessable from the parking lot. Stephan Nousiopoulos, architect, presented a plan showing a continuous walkway.
S. Nousiopoulos spoke about the appearance and function of the building. The proposed building is just under 9500 sq. feet; factoring in the open areas and patios the square footage increases to approximately 13,000. There will be three dining rooms; the kitchen services will be in the rear, hidden away from the approach view. The lower level will be used for services, i.e. handicap entrance, fire exit, storage area for deliveries.
Regarding signs, J. Wren explained that the decision about signs had not yet been made and therefore they were not part of this request. C. Nelson asked that the engineer and architect take into consideration the historic factor and the special nature of this district, and to balance the residential aesthetic with the commercial.
J. Wren further explained that regarding the walkway, they will use a railing that closely matches what the town uses.
Kenneth Soudan asked for clarification about the western façade, noting it appears to be a big flat space, and asked that the engineer consider breaking up the surface to increase visual appeal.
A motion was made to submit a favorable recommendation to Zoning and to include a request that consideration be given to transitioning the walkway between the narrower new access walkway and the existing wider public walkway.
MOTION to issue a favorable recommendation to the Zoning Commission for “Dock ‘n Dine” Special Exception for Restaurant Use –13,530 s.f. (2.37 ac.) 145 College Street Ext. (Map 24/Lot 42-1) Saybrook Point SP-2 District, Gateway Conservation Zone, Coastal Mgmt. Area Zone; and find it consistent with the Town’s Plan of Conservation and Development; the Commission requests consideration be given to creating a transition in the walkway between the narrower new access walkway and the existing wider public walkway. Applicant: The Point, LLC, owner; Agent: Joe Wren, P.E.; MADE by C. Flanagan; SECONDED by M. Urban; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan;
OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
V. OLD BUSINESS
None.
VI. NEW BUSINESS
A. “Sorensen” Subdivision of Land – 2 Lots (11.92 ac.)
430 Middlesex Turnpike (Map 57 / Lot 41)
Gateway Business B-4 District, Residence AA-1 District, Coastal Mgmt. Area Zone
Applicant: Robert C. Sorensen, owner~~~~Agent: Joe Wren, P.E.
Joe Wren P.E., representing the owner, Robert Sorensen, explained that the
Applicant requests approval to subdivide the property, which is approximately 11.9 acres, and to subdivide the property along the Zone line, such that property to the west of the line would be in the B4 Zone (4.6 acres), and property to the east would be in the residential AA-1 zone (7.3 acres). There is no proposed construction. The owner has no future plans to construct a house, but they are required by subdivision regulations to show that a house is viable.
IWWC said no permit is required.
On the front parcel property is a home, and a small building that is not actively used. There is an existing driveway that is stable and maintained, and that provides access to a back lot, to a cell tower, and to a water tank adjacent to the property. J. Esty expressed concern about the safety of the driveway, and the need for emergency vehicles to pass safely, as a portion of the drive is above 15% grade. R. Missel asked about ownership of the paved driveway. J. Wren was not certain about which entity owns the drive, pointing out that both the Town and the Water Company have rights of way. C. Nelson requested a copy of the easements to determine ownership, and if finding lack of ownership, suggested formalizing such an agreement.
Commission members agreed they would like input from the Town engineer, fire and police to inspect the drive and grade to determine if it is adequate for passage of emergency vehicles. Members agreed to continue the application to allow for this inspection, as well as to determine ownership of the drive and if a right of way agreement exists. J. Wren stated he would ask the owner if he would be willing to state in writing that no future development may occur on the back, residential property.
MOTION to continue the application to the December 7, 2013 regular meeting of the Planning Commission, and either obtain a statement from Mr. Sorenson to restrict future development, or obtain letters from the Town engineer, fire and police departments stating the driveway is adequate and meets safety standards, for “Sorensen” Subdivision of Land – 2 Lots (11.92 ac.) 430 Middlesex Turnpike (Map 57 / Lot 41)
Gateway Business B-4 District, Residence AA-1 District, Coastal Mgmt. Area Zone
Applicant: Robert C. Sorensen, owner~~~~Agent: Joe Wren, P.E.; MADE by C. Flanagan; SECONDED by M. Urban; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
VII. ADJOURNMENT
MOTION to adjourn the meeting at 8:45 p.m. until the next regularly scheduled meeting of the Planning Commission which will be held on Wednesday, November 20, 2013, at 7:00 P.M., Town Hall, 302 Main Street, 2nd Floor Conference Room; MADE R. Missel; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, M. Urban, K. Soudan; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.
Respectfully submitted,
Meryl Tsagronis
Recording Secretary
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