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TOWN OF OLD SAYBROOK Zoning Commission |
Executive Board Madeleine B. Fish, Chairman Robert C. Friedmann, Vice Chairman Walter D. Harris,
Secretary |
302 Main Street Old Saybrook, Connecticut 06475-1741 Telephone (860) 395-3131 FAX (860) 395-3125
MINUTES REGULAR MEETING MONDAY, JANUARY 3, 2005 AT 7:30 P.M. PASBESHAUKE PAVILION AT SAYBROOK POINT PARK 155 COLLEGE STREET EXTENSION |
Members Paula E. Stuart Elizabeth D. Steffen
Alternate Members Geraldine M. Lewis Charles E. Sohl Barbara A.Galler |
CALL TO ORDER
Chairman, Madeleine Fish, called the regular meeting to order for Monday, January 3, 2005 at 7:30 p.m. at Pasbeshauke Pavilion, Saybrook Point.
ROLL CALL
Attendant Members Absent Members
Madeleine B. Fish, Chairman Walter Harris, Secretary
Robert C. Friedmann, Vice Chairman
Paula E. Stuart, Regular Member
Elizabeth D. Steffen, Regular Member
Geraldine M. Lewis, Alternate Member
Charles E. Sohl, Alternate Member
Barbara A. Galler, Alternate Member
Attendant Staff
Christina M. Costa, Enforcement Officer
Chairman Fish seated Geraldine Lewis for Walter Harris.
Bob Friedmann arrived at 7:40 p.m.
ELECTION OF OFFICERS
Chairman Fish opened the election for nominations and requested that the slate for all nominations be voted on as one motion.
NOMINATION to elect Madeleine Fish as Chairman, Robert Friedmann as Vice Chairman and Walter Harris as Secretary. MOVED by Elizabeth Steffen. SECONDED by Paula Stewart. APPROVED.
MOTION to cast one ballot for entire election slate. MOVED by Elizabeth Steffen. SECONDED by Paula Stewart. APPROVED.
Robert Friedmann arrived and was seated. Barbara Galler no longer seated.
IV. CORRESPONDENCE
Christina Costa, Enforcement Officer reported that there was no new correspondence in addition to what was included in the meeting packet.
V. MINUTES
The Zoning Commission reviewed the minutes of Monday, December 20, 2004 and made the following amendments:
MOTION to approve the regular meeting minutes of December 20, 2004 as amended. MOVED by Madeleine Fish. SECONDED by Elizabeth Steffen.
APPROVED
VI. NEW BUSINESS
A. COASTAL SITE PLAN REVIEW APPLICATION
Addition to 10 Cove Street, Map 24, Lot 71, Residence A District, FEMA designated Flood Zone A
Applicants: Stephen & Viola Tagliatela Agent: Jonathan Peter Turney
The Enforcement Officer informed the Commission that a CAM application was required for the 3ft addition to the rear of the dwelling since the proposed activity is located within 100 feet of the water.
Jonathan Turney presented the application to the Commission. The Commission discussed height, coverage, grading, elevations, runoff and the variances granted by the Zoning Board of Appeals.
MOTION to approve the coastal site plan for the residence of Stephen & Viola Tagliatella, 10 Cove Street because it is consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse impacts. MOVED by Elizabeth Steffen. SECONDED by Geraldine Lewis. APPROVED
B. PRELIMINARY DISCUSSION
Proposed development of a grocery store and shopping center.
Corner of Boston Post Road – Spencer Plains Road – Center Road West
Applicant: Max’s Place, LLC. Agent: Attorney David Royston
Attorney Shawn Donnell present on behalf of Attorney David Royston. Also present were Dave Ziachs of F.A. Hesketh & Associates, Ron Lyman, applicant, and Pat Moore of Pepin Associates.
Attorney Donnell informed the Commission that Mr. Lyman is the contract purchaser of the properties shown on the site plan located along Spencer Plains Road, Center Road West and Rt. 1. Smith Brothers Transmission, Dunkin Donuts and office are not included in this proposal. The site totals 17.9 acres including wetland areas and the applicant proposes to purchase a portion of Center Road West from the Town of Old Saybrook.
The proposed shopping center will be named Max’s Place after Mr. Lyman’s son. The shopping center will include Big Y Supermarket as the primary anchor tenant occupying 63,500 s.f. and smaller tenants to be determined.
The Commission made the following preliminary comments for the applicant’s consideration:
· Shopping Center should be consistent with the Yale Urban Design Groups initiative for the Route 1 corridor.
· Consider additional landscaping and buffers to soften the parking lot look along Spencer Plains and Rt. 1.
· Two Big Y signs do not meet the sign regulations.
· Clarify where the cupolas start and roof peaks ends.
· Avoid large differences in elevations to existing sites.
· Consider traffic impacts to the intersection of Schoolhouse Road and Rt. 1 and the Chalker Beach neighborhood.
· Consider using Center Road West as a road for deliveries. Make sure loading docks are included on plans.
· Landscaping missing in front of handicapped parking spaces.
· Incorporate existing stone walls with proposed new stone walls wherever possible.
· Address drainage issues that may further increase drainage problems in Chalker Beach.
· Avoid “no left turn” signs when possible. These signs are frequently disregarded by motorists and create additional workload for police.
The applicant’s staff indicated that they will consider these comments as well as those of the Planning Commission, Inland Wetlands Commission, Architectural Review Board and Town Staff. They informed that they will do their best to integrate all comments to propose a well designed shopping center that will fit with the character of Old Saybrook. The applicant’s staff discussed proposed sidewalks, stone walls, large street trees, a community area and the use of high quality materials for this project. They further informed that they would be willing to address off site improvements including traffic signals, sidewalks, and drainage problems.
C. REFERRAL FROM WESTBROOK ZONING COMMISSION
Petitions to amend Westbrook Zoning Regulations:
1. Section 8.04.00 Drive-Up Windows
2. Section 4.93.00 (TIC-64 zone) to include: 4.93.11 Hotel and/or Conference Center
3. Section 5.00.00 Flood Plain District
The Zoning Commission reviewed the proposed text amendments and requested that the Enforcement Officer draft a response including the following comments.
Drive Up-Windows
· Increase dependence on automobiles.
· Have costs to public health through increased auto emissions from cars that are stacked and a window that remain idling.
· Proposed language does not address drive up windows that could be incorporated into shopping centers.
Hotels/Conference Centers
· Changing these uses to Special Exception is positive since it increases the Commissions legal authority.
Flood Plain Regulations
· Adding this language is positive yet the Commission should consider proposing this language as an Ordinance that is referred and is a mandatory part of obtaining a Certificate of Zoning Compliance. The Old Saybrook Zoning Regulations refer to the Old Saybrook Flood Plain Management Ordinance yet to not list the full text of the ordinance in the regulations. This decreases the administrative responsibility to revise the Zoning Regulations every time an amendment to the ordinance is made.
VII. COMMITTEE, REPRESENTATIVE & STAFF REPORTS
Christina Costa discussed the following with the Zoning Commission.
· Advertisement for the Inspector and Zoning Clerk positions were placed in the newspaper.
· Sandpiper Motor Inn is changing its name to Knight’s Inn. No changes in ownership proposed.
· Ms. Costa met with Huffman Koos auctioneers regarding banners across the building. There are only two more weeks with auction dates. One sign can be placed on the days of the auction and at no other times.
· Former Wild Irish Rose, Boston Post Road will become a dry cleaner drop off site and tailor. No cleaning on the premises.
Charles Sohl updated the Commission on the following IWWC activities.
· Trask Road Subdivision was approved.
· Conservation Commission petition for text amendments approved, Connecticut Fund for the Environment petition still pending.
VIII. ADJOURNMENT
MOTION to adjourn the meeting at 9:35 p.m. to the next regularly scheduled meeting on April 3, 2002 at 7:30 p.m. at Pasbeshauke Pavilion, Saybrook Point. MOVED by Madeleine Fish. SECONDED by Elizabeth Steffen. APPROVED by M. Fish, R. Friedmann, P. Stuart, E. Steffen, G. Lewis, C. Sohl and B. Galler.
Respectfully Submitted,
OLD SAYBROOK ZONING COMMISSION
Christina M. Costa
Enforcement Officer (Acting Commission Clerk)
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