Regular Meeting
Tuesday, July 6, 2010 at 7:30 p.m.
Second Floor Conference Room
302 Main Street
I. CALL TO ORDER
Chairman Friedmann called the meeting to order at 7:36 p.m.
II. ROLL CALL
Attendant Members Absent Members
Robert Friedmann, Chairman Madeleine Fish, Vice Chairman
Carl Garbe, Regular Member Geraldine M. Lewis, Secretary
Charles Sohl, Regular Member John T. Talbott, Alternate Member
David M. Shearer, Alternate Member
Attendant Staff
Maura Farbotka, Recording Clerk
Alternate Member D. Shearer was seated for Vice Chairman M. Fish.
III. REGULAR BUSINESS
MOTION to approve the minutes of the June 21, 2010 meeting as presented; MADE: by R. Friedmann; SECONDED: by D. Shearer; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, C. Garbe, C. Sohl, D. Shearer; OPPOSED: none; ABSTAINING: none; APPROVED: 4-0-0.
None.
IV. PUBLIC HEARING:
A. Special Exception Use Application / Coastal Site Plan Review; Brewers
Ferry Point Marina to construct a 7,000 s.f. marina building, 29 Essex Road,
Map 59/Lots 82 & 83 Marine Commercial (MC) District, CT River Gateway
Conservation Zone
Applicant: BFPM, LLC Agent: Matthew White, P.E.
Matthew White of MacDonald / Sharpe Associates was present for the applicant.
This new 7,000 s.f. marina building will service the South East corner of the site for repairs and
regular maintenance. Coverage is well within all limits, at only 5.7%. M. White noted the on – site parking will increase from 99 to 106 spaces, and noted the site provides more than ample parking if needed.
Mr. White reviewed the positive referrals received from the Planning Commission, Architectural Review Board, the Gateway Commission, and the Health District. He noted the recent variance granted by the ZBA for slab elevation.
There will be no change to signage.
M. White submitted revised architectural plans to the commission members. These new plans addressed all the recommendations in G. Jacobson’s 6/7/10 letter.
Regular member C. Sohl questioned the on site water use. Doug Domenie of Brewers explained the water on site will be used for washing of the boats along w/ normal maintenance.
He stressed that all of Brewer’s locations are DEP certified clean marinas and all are environmentally compliant.
Mr. Domenie also clarified other questions from the commission including the maximum sizes of the boats, and flood elevations.
Wall lights were noted on the plans. The commission indicated they must be shielded.
MOTION to close public hearing; MADE: by C. Sohl; SECONDED: by C. Garbe; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, C. Garbe, C. Sohl, C. Garbe; OPPOSED: none; ABSTAINING: none; APPROVED: 4-0-0.
MOTION to approve the Special Exception Use Application and Coastal Site Plan Review to construct a 7,000 s.f. marina building, 29 Essex Road, Map 59/Lots 82 & 83, Marine Commercial (MC) District, CT River Gateway Conservation Zone with the stipulation that the lighting indicated on the plans will be shielded; that this application 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 C. Sohl; No discussion on the motion; VOTING IN FAVOR: R. Friedmann, C. Garbe, C. Sohl, D. Shearer; OPPOSED: none; ABSTAINING: none; APPROVED: 40-0.
B. Special Exception Use Application / Coastal Site Plan Review; Old Saybrook
Ambulance Association; 1955 s.f. addition to the ambulance and office area, 316 Main St., Map 30/Lot 67, Residence A District, CAM Zone, Flood Zone AE9
Applicant: The Old Saybrook Ambulance Association
Agent: David M. Royston
Attorney Royston reviewed the history of the site with the commission. He discussed the 99 year lease which was approved in January of 1983. He stated the proposed addition will bring no changes to the term of the lease, but the specific leased area needs to be redefined.
An updated Statement of Use, site development plan, and architectural /landscape plans were provided to all attending commission members. Revisions in the new plans submitted addressed all recommendations by G. Jacobson.
The property and the proposed addition are located in both the CAM and in Inland Wetlands. Attorney Royston submitted the IWWC permit dated March 18, 2010 along with the approval from the CT River Area Health District.
It was noted that at an earlier meeting, the Zoning Commission waived the Ordinance 71 fees.
Chairman Friedmann raised questions regarding the Statement of Use stating it did describe the site, but not the proposed use.
Discussion held at length with the Chairman and Attorney Royston regarding the wording of the Statement of Use and the interpretation of the regulations.
Attorney Royston again described the proposed addition which will include an office room, ambulance bay, meeting room, and a bunk room for emergency situations.
Stuart Fairbank of MacDonald Sharpe, Rick Staub of Point One Architects, and Marty Drobiarz , (board member of the Ambulance Associaion) were also present for the applicant.
R. Staub stated the height of the building is at 34' 2", which was measured from the finished floor of the ambulance bay.
Discussion held with regard to the height measurement.
R. Friedmann suggested changing the Statement of Use to state a use for possibly 4 vehicles, understanding that at this time only 3 vehicles will be used, and one bay will be for storage of supplies and equipment. By increasing the Statement of Use to 4 vehicles, a modification to the Special Exception will not be needed if a 4th vehicle is sometime needed.
The lease is subject to a driveway encroachment. Perimeter buffers were reviewed.
The commission reviewed coverage calculations. R. Staub indicated that the outdoor staircase, above ground tank and generator were not included. Chairman Friedmann stated this should be included because coverage is close to being exceeded on site.
D. Shearer raised concern with the location of the above ground fuel tank. The proposed bollards around the tank were reviewed.
Referrals from the Planning Commission, Marci Balint of the Office of Long Island Sound, The CT River Gateway Commission, and the Health District were reviewed.
Attorney Royston confirmed with the commission their conditions including:
-Amend Statement of Use to provide that parking is supportive of the building and facility.
-Bays will be for potentially 4 vehicles, although 1 bay is now being proposed for storage.
-Include the outdoor staircase, above ground tank, and generator in calculating coverage.
-Relocated lighthouse will have no signage
-Bollards to be added per Fire Marshall requirements surrounding the fuel tank.
MOTION to close public hearing; MADE: by R. Friedmann; SECONDED: by C. Garbe; no discussion on the motion; VOTING IN FAVOR: R. Friedmann, C. Garbe, C. Sohl, C. Garbe; OPPOSED: none; ABSTAINING: none; APPROVED: 4-0-0.
MOTION to approve the Special Exception Use Application and Coastal Site Plan Review for an addition to the ambulance and office area, 316 Main Street, Map 30/Lot 67, Residence A District, CAM Zone, Flood Zone AE9 with the following conditions: 1. Statement of Use will be modified to reflect that the leased area outside of the single lot is supportive of the building. 2. Four bays may include up to 4 vehicles, with one used for storage at present, 3. The exterior stairway, above ground tank, and generator will be included in coverage, 4. Fire Marshal will determine final location of bollards around tank.; that this application 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 C. Garbe; No discussion on the motion; VOTING IN FAVOR: R. Friedmann, C. Garbe, C. Sohl, D. Shearer; OPPOSED: none; ABSTAINING: none; APPROVED: 40-0.
IV. COMMITTEE, REPRESENTATIVE & STAFF REPORTS
Requests for temporary events:
The Katherine Hepburn Theater, 300 Main Street, annual gala scheduled for July 17th. Tent configuration to remain the same as 2009. No events scheduled at the theater that night.
Old Saybrook VFW #10153, Essex Road annual tool sale scheduled for July 10th. Same proposals as in 2009.
Request for ZEO to handle administratively:
Former Frankie and Gianni’s Restaurant, 166 Main Street proposing to sublease to Cohen’s bagel/sandwich shop. No changes in seating or interior configuration with the exception of the addition of a bagel case and a new sign. Liv’s and the bagel shop have both submitted revised applications for outdoor seating for each use. Both applications meet the regulations in that they are 25% or less of the improved interior seating.
Fred Astaire Dance Studio to move to storefront at 166 Main Street.
Niko’s Café, 535 Boston Post Road request for outdoor seating, 2 picnic tables.
Between the Bridges, Ferry Road submitted two applications (1) a 90 unit 8-30g affordable housing application and (2) a Special Exception application to construct a new restaurant and marina building and to renovate facades of existing structures on July 1st. The ZEO will contact the board to pick up application materials when they are sorted for distribution. The ZEO will also provide a copy of CGS 8-30g (affordable housing statute) for the Commission to review prior to the first night of the public hearings.
Stop & Shop upgrade to signs. Want to illuminate welcome signs. I told the sign company it may be a modification to the SPEX permit. The commission agreed the proposed signage is unpermitted, and Stop and Shop can come to the a Zoning Commission meeting for any further clarification.
No business for the July 19th ZC meeting so acting Chairman Fish cancelled the meeting.
VI. ADJOURNMENT:
Chairman Friedmann adjourned at 9:30 p.m. until the next regularly scheduled meeting to be held on Monday, August 2, 2010 at the Old Saybrook Town Hall First Floor conference room, 302 Main Street at 7:30 p.m.
Respectively submitted,
Maura Farbotka
Recording Clerk
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