Regular Meeting
Monday, September 17, 2007 at 7:30 p.m.
Pasbeshauke Pavilion @ Saybrook Point Park
155 College Street Extension
I. CALL TO ORDER
Chairman Friedmann called the meeting to order at 7:30 p.m.
II. ROLL CALL
Attendant Members Absent Members
Robert Friedmann, Chairman Walter Harris, Secretary
E. Steffen, Regular Member
Madeleine Fish, Regular Member
P. Stuart, Regular Member
G. Lewis, Alternate Member
Charles Sohl, Alternate Member
Arcangela Claffey, Alternate Member
Attendant Staff
Christina Costa, ZEO
Maura Farbotka, Recording Clerk
G. Lewis will be seated for Secretary Walter Harris
III. REGULAR BUSINESS
A. MINUTES
-Under Item IV (Grossman) the following should be added for the first paragraph: “noted some input from the ARB”, and “possibly using a different color finish for the new building”.
-Under Item IV (fourth paragraph) arborvitae is spelled incorrectly.
-Under Item VI (Adjournment) should read “Chairman Friedmann adjourned the meeting”
MOTION to approve the September 4, 2007 minutes as amended MADE: by R. Friedmann; SECONDED: by G. Lewis; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, M. Fish, C. Sohl; OPPOSED: none; ABSTAINING: E. Steffen, P. Stuart, G. Lewis; APPROVED: 3-0-3.
B. CORRESPONDENCE
MOTION to pay Branse, Willis and Knapp invoice # 16410 in the amount of $536.50, invoice # 16411 in the amount of $43.50, invoice # 16416 in the amount of $261.00, invoice # 16414 in the amount of $261.00; for a total of $1,102.00.
MADE: by E. Steffen; SECONDED: by G. Lewis; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, E. Steffen, M. Fish, P. Stuart, G. Lewis; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
M. Fish instructed ZEO Costa to write a letter to the Board of Finance advising them of the recent appeal received by the Commission regarding Big Y.
IV. A. DISCUSSION: Eleven foot high Gerri Giraffe proposed on Main Street
(Maximus Antiques)
Agent: Roy Smith
Discussion held with applicant regarding giraffe and the existing outside storage. It was decided this would be considered a structure, subject to all setback regulations. The commission authorized the ZEO to handle administratively, noting the following:
-Structure must comply with all setbacks.
-Structure not to be used as a sign, or as a support for decoration.
-Nothing will be hung from the giraffe.
-The applicant will remove ½ of the existing outside storage. (Portion left of door when facing building).
-Structure to remain no longer than 2 years.
V. PUBLIC HEARING:
A. MODIFICATION TO SPECIAL EXCEPTION USE PERMIT: (Cont’d):
Grossman Chevrolet, 300 Middlesex Turnpike, Map 52/Lot 74, B-4 Zone
960 s.f. addition to body shop – CZC # 07-159
Applicant: Jon Grossman Agent: David Annino
P. Stuart to step down for this public hearing.
C. Sohl will be seated for P. Stuart.
E. Steffen noted for the record that she has listened to the tapes from the 9/4/07 ZC Meeting, and feels qualified to sit for this public hearing.
Mr. Annino and Mr. Grossman were present. Mr. Annino distributed a revised site plan that addresses previous comments from the commission.
Mr. Annino gave a thorough review of the existing and proposed landscaping. He noted there are 8 red maple trees on the east side of the property with only 3 remaining healthy. Plan will replace the 5 dying trees.
In addition plan includes:
-4 cherry trees on Reservoir Road
-the existing curb cut at Middlesex Turnpike will be eliminated. (NW corner of property)
-Split rail fence to be added
-Arborvitae to be placed along side of new building. (Instead of fake windows)
Suggestion by E. Steffen to substitute the cherry trees with maples or dogwood (less mess).
Chairman Friedmann noted this site is non-conforming due to landscaping; this plan does not decrease the non-conformity.
Positive referrals from the ARB and Planning Commissions. No comments from W. Goodfriend or the DOT.
ZEO confirmed all trees will be 3” caliper, and 6’ in height.
Chairman Friedmann opened the hearing to the public. No comments.
MOTION to close public hearing MADE: by M. Fish; SECONDED: by: E. Steffen; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, E. Steffen, M. Fish, G. Lewis, C. Sohl; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
The ZEO noted approval should be conditioned on removal of all unpermitted signage.
MOTION to approve the MODIFICATION TO SPECIAL EXCEPTION USE PERMIT: Grossman Chevrolet, 300 Middlesex Turnpike, Map 52/Lot 74, B-4 Zone; 960 s.f. addition to body shop – CZC # 07-159 with the following conditions:
1. The new trees to be planted (either dogwood or maple) should be a minimum caliper of 3’’and no shorter than 6’.
2. All unpermitted signs will be removed from site.
3. All proposed landscaping and new fence to be completed as shown on 09/14/07 plan.
4. The five ailing trees will be replaced. MADE: by E. Steffen; SECONDED: by M. Fish; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, E. Steffen, M. Fish, G. Lewis, C. Sohl; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
B. MODIFICATION TO SPECIAL EXCEPTION USE PERMIT
COASTAL SITE PLAN REVIEW
Additional seats and associated parking for Aspen Restaurant
Saybrook Country Barn, 2 Main St., Map 40/Lot 60, B-1 & B-2 Zones
Applicants: 6 Main St., LLC, Country Way Associates, LLC, Aspen Restaurant
c/o Keith Bolles
P. Stuart to be reseated; C. Sohl will step down.
Stuart Fairbank addressed the commission reviewing the plans for the restaurant. The seating which was previously 85 seats is now being increased to 120 seats. This will result in a decrease in retail space. No breakfast to be served, only lunch and dinner. Applicant has signed lease with town in an effort to increase parking; property is approximately 12, 000 s.f.. Lease would allow applicant to have access to this property, to be used as reserve parking. Property is designated for the proposed trail head.
Discussion held at length with regard to the reserved parking/trail head spaces, including the tidal wetlands, drainage and proposed retaining walls. SE/SC is being addressed. The silt fence around the area will be in place, and will only be removed when the trail head is built.
The easements are in the process of being recorded with Attorney Cronin.
Per S. Fairbank a signed copy of the lease/cross easement agreement is at the Town Hall.
Discussion of number of spaces required and traffic impact.
There is no proposed lighting.
Per Attorney M. Branse, the statement of use does not yet reflect restaurant.
Chairman Friedmann opened the hearing to the public. No comments.
MOTION to close public hearing MADE: by R. Friedmann; SECONDED: by M. Fish; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, E. Steffen, M. Fish, P. Stuart, G. Lewis; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
MOTION to approve the MODIFICATION TO SPECIAL EXCEPTION USE PERMIT COASTAL SITE PLAN REVIEW Additional seats and associated parking for Aspen Restaurant; Saybrook Country Barn, 2 Main St., Map 40/Lot 60, B-1 & B-2 Zones, with the following conditions: 1. That the existence of the trail head in the N/E corner of the property be included in the statement of use. 2. The number of parking spaces dedicated to the trail head shall be three, and should be included in the statement of use. 3. The cross easement with the town shall be recorded. 4. Details for the retaining wall will be provided. 5. The Fire Marshal requirements will be satisfied. 6. Reserve parking if used/developed will remain pervious. DISCUSSION ON THE MOTION: It was noted that the Office of Long
Island Sound did not take the opportunity to report on this CAM application. That this plan be approved because it is consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse impact.
MADE: by R. Friedmann; SECONDED: by E. Steffen; VOTING IN FAVOR: R. Friedmann, E. Steffen, M. Fish, P. Stuart, G. Lewis; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
VI. NEW BUSINESS:
A. SITE PLAN REVIEW APPLICATION: 7,410 s.f. commercial building for
Private membership table tennis club (New England Table Tennis Center)
Research Parkway/SW corner Mill Rock Rd., Map 39/Lot 16-2, I-1 Zone
Applicant: Mill Meadow Development, LLC Agent: Joe Wren
Attorney David Royston and Joe Wren were present for the applicant. Mr. Royston addressed the commission noting that this application has gone before the IWWC. ZEO Costa confirmed a permit has been issued.
Positive referral from the ARB. Mr. Royston distributed Statement of Use to Commission.
Joe Wren gave a thorough review/description of the proposed plan.
E. Steffen raised concern about location of handicap parking space.
Landscape reviewed. The IWWC req uirements included planting of 3-4 foot high white pine spaced every 10 feet to create a transitional buffer. (Per suggestion of R. Snarski).
Forty-six parking spaces required. (36 paved, 10 reserved).
Lighting reviewed, and approved by ARB. There will be no sign illumination.
Drainage discussed: There are no catch basins proposed. All run off and roof water to be handled by storm water management area.
There are two signs proposed. Stop sign must be removed out of Right-of-Way.
Per Mr. Wren there will be no food prepared on site. There may be some vending machines. Mr. Wren stated the submitted plans do not yet show the movement of the emergency exit.
Reports received from G. Jacobson, the Fire Marshall, M. Balint and W. Goodfriend were reviewed.
Building Inspector, Don Lucas is still clarifying some state regulations with regard to his report.
R. Friedmann raised concern about existing trees at the site. Mr. Wren confirmed that the existing trees would be preserved to the maximum extent possible. Trees to be reviewed by Tree Warden.
Error noted on Agenda; should include Coastal Site Plan Review.
Applicant will return to the next regularly scheduled Zoning Commission Meeting to be held on Monday, October 1, 2007 at the Pasbeshauke Pavilion. Applicant to address the following issues:
- Follow up with Tree Warden. Trees within 20 feet of property line; will save as many as possible.
- Update Architectural Plans to be consistent with what is shown on Site Plan.
- Handicap parking to be moved closer to front entrance.
- Stop sign needs to be removed out of right-of-way onto property.
- Building sign has to be a minimum of 10 feet from the property line.
V. COMMITTEE, REPRESENTATIVE & STAFF REPORTS~~~
-Lifetime Solutions (Division of VNA) to move into Bessoni Building, 220 Old Boston Post Road.
-Bancock Paradise. New Thai Restaurant replacing former Chinese Restaurant at 732 Middlesex Turnpike. ZEO showed new signs approved by ARB.
-Dog Groomer to move into former Big Pop Cycles.
-ZEO gave update on Zoning Regulations Re-write.
-ZEO still moving forward on Aquifer Regulations.
-ZEO continuing to work with Building Inspector, Don Lucas on updating FEMA regs.
-ZEO advised commission of Aquifer Seminar to be held on 10/19 and 10/24.
-Commission directed ZEO to continue to move forward with Dirt, LLC suit.
VI. ADJOURNMENT
Chairman Friedmann adjourned the meeting at 10:30 p.m. until the next regularly scheduled meeting to be held on Monday, October 1, 2007 at the Pasbeshauke Pavilion at Saybrook Point Park, 155 College Street Extension at 7:30 p.m.
Respectively submitted:
Maura Farbotka, Recording Clerk
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