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Zoning Commission Minutes 04/04/2011
I.         CALL TO ORDER    
        Chairman Freidmann called the meeting to order at 7:30.                                        
II.     ROLL CALL
Attendant Members                                           Absent Members
Robert Friedmann, Chairman                                Carl C. Garbe, Regular Member
Madeleine Fish, Vice-Chairman                            David M. Shearer, Alternate Member
John T. Talbott, Alternate Member                       Geraldine M. Lewis, Secretary
Charles E. Sohl, Regular Member         

Alternate Member John T. Talbott was seated for Carl C. Garbe.

Attendant Staff
Christina Costa, Zoning Enforcement Officer
Sarah Lyons, Recording Clerk
III.    REGULAR BUSINESS
     A.             MINUTES
Correction to Minutes dated 3/21/11, page 2, second Motion, should read “MOTION   to approve the Special Exception permit for site improvements only”.
MOTION to approve the minutes of the March 21, 2011 meeting, as amended: MADE: by M. Fish; SECONDED: R. Friedmann; no discussion on the motion;  VOTING IN FAVOR:  R. Friedmann, M. Fish, C. Sohl, J. Talbott;  OPPOSED:  None; ABSTAINING: None; APPROVED:  4-0-0.
B.  CORRESPONDENCE
MOTION to pay Nathan L. Jacobson & Associates invoices 73811 ($89.44), 73812 ($59.63) and 73908 ($935.93) for a total of $935.93  MADE: by J. Talbott; SECONDED by C. Sohl; no discussion on the motion; VOTING IN FAVOR:  R. Friedmann, M. Fish, C. Sohl, J. Talbott; OPPOSED:  None; ABSTAINING:  None; APPROVED: 4-0-0.
IV.     PUBLIC HEARING
  • SPECIAL EXCEPTION APPLICATION           
Application for Special Exception Use for 7,648 s.f. of medical offices, 154 Main Street, Map 37, Lot 127, Business B-1 Zoning District, Pedestrian Node, CAM
                Applicant:  Middlesex Hospital/Erikelari, LLC       Agent:  Gary Dayharsh

Prior to the discussion of the Special Exception, Commission Member C. Sohl informed that although he is a patient of the applicant, he feels he is qualified to participate impartially.

Joe Wren, P.E. presented the application on behalf of Middlesex Hospital which included an updated site plan.  Recent improvements to the plan include running the stamped concrete across the curb cut and a 20 foot, two-way entrance along the side of the building..   The two occupants of the building will be Behavioral Health Center to the front and Primary Care Center to the rear of the building.

Mr. Wren noted the eventual possibility of connecting the rear parking lot with the adjacent property owner.  The parking lot includes a turning circle which will not be striped and a stop sign prior to the sidewalk to ensure pedestrian safety.  All of the visible rooftop units will be screened.  The “No Parking” and “Fire Lane” signs will be installed in the entrance driveway.  Plantings which include evergreens and ornamental sea grasses will run along the southern side of the building.  The possibility of a rain garden was discussed as recommended by the DEP.  The engineering concerns regarding angled parking spaces in front of the building were addressed with the applicant removing one of the spaces on the updated site plan.  

The updated site plan included the removal of the ground mounted sign, which will be addressed in a future proposal. The proposed wall mounted signs took into consideration the suggestions made by the ARB regarding gooseneck lighting and the widening of the sign layout on the front of the building.  

The Commission feels that the proposed parking is adequate with 4 spaces on the Main Street side of the building and 41 spaces in the parking lot.  They feel that the design aspects with 16 parking spaces in a row with enhanced landscaping is appropriate.. Following discussion, the Commission feels that multiple tenants would allow for two signs on one wall of the building, but there can only be two walls with signs.


The Commission reviewed approvals and suggestions from the Planning Commission, the Architectural Review Board, the Connecticut DEP,  Town Engineer, the Connecticut River Area Health District,  and the Office of the Fire Marshal.

The public was given the opportunity to speak in favor or against the application.  Tom Coughlin, representing Middlesex Hospital, discussed the merging of the behavioral and primary health aspects of the new site.

MOTION to close public hearing; MADE : by M. Fish;  SECONDED: by C. Sohl; VOTING IN FAVOR: R. Friedmann, M. Fish, C. Sohl, J Talbott;  OPPOSED:  none;  APPROVED: 4-0-0.


MOTION  to approve the Special Exception Use application for 7,648 s.f. of medical offices, 154 Main Street, Map 37, Lot 127, Business B-1 Zoning District, Pedestrian Node, CAM with the following conditions:  1)  The sidewalk will be 5 ft.wide as indicated in Section 1(d) of the April 4, 2011 letter from Nathan L. Jacobson & Associates; 2) The Commission found that the proposed16 parking spaces without an intervening landscape island is a reduction of a pre-existing, non-conformity as per Section 63   3) The  “No Parking/Fire Lane” signs will be located on the South side of the building; 4) Four parking spaces on Main Street are counted toward the 45 space total; 5) The proposed signs on the building are approved, however no ground sign was applied for or approved at this time; 6) Should the applicant elect to modify the site plan by constructing a rain garden at the eastern end of the property, they are not required to re-appear before the Zoning Commission for a modification of the Special Exception Permit.  MADE:  by R. Friedmann; SECONDED: by M. Fish; VOTING IN FAVOR: R. Friedmann, M. Fish, C. Sohl, J. Talbott; OPPOSED:  None; APPROVED:  4-0-0


V.        NEW BUSINESS

MOTION to move Section B. Discussion ahead of Section A. Review, on the Agenda: MADE by M. Fish; SECONDED by C. Sohl; VOTING IN FAVOR; R. Friedmann, M. Fish, C. Sohl, J. Talbott; OPPOSED:  None; APPROVED;  4-0-0


A       DISCUSSION with Restaurant, Farm Stand, Garden Center and Nail Salon owners/operators to educate about zoning regulations pertaining to signs, temporary signs and sign permitting

58 Restaurants, Farm Stands, Garden Centers and Nail Salon owners were invited to attend the meeting for this discussion and only 6 individuals were present.  Chairman Friedmann reviewed the regulations regarding signs and his attempt to keep visual clutter at bay.  He explained what types of signs were prohibited and which were allowed.  The business owners expressed their frustrations concerning sign visualization and perceived inconsistencies with sign restrictions.  The ZEO pointed out that the Chamber of Commerce was putting together a sub-committee as the


result of a prior meeting relating to signs to present ideas to the Zoning Commission.  Susan Esty, a new board member of the Chamber of Commerce, was not aware of this sub-committee and will bring this information back to the Chamber and attempt to revitalize the effort to address the sign problems.

The Commission suggested that the business owners might want to propose sign regulation text changes regarding signs should they feel the need to.  Chairman Friedmann also suggested using the temporary signage regulations to try out various ideas that may eventually lead possible regulation changes.


B       ANNUAL OUTDOOR SEATING RENEWALS

        The ZEO reported that 19 restaurants have filed outdoor seating renewals which are the same as approved in 2010.  Four require follow up inquiries before approval, and eleven have been sent second notices and will need to be continued until the next meeting.  


C.      COMMITTEE, REPRESENTATIVES & STAFF REPORTS
 
  • The Old Saybrook Senior Housing Club House, 55 Sheffield Street, will be adding two small storage rooms and a handicapped ramp.
  • Stella D’Oro, 1231 Boston Post Road, has undergone a name change to Ruffino’s.  The business owners and building is the same, with only small menu changes.   They are working on their permits for the signs.
  • McDonald’s, 1061 Boston Post Road, is working on lighting changes as part of an energy conservation initiative.  This will include working on glare reduction and full cut off lights.
  • North Cove Outfitters, 375 Main Street, has applied for permits for their annual events, Paddle Sports Kickoff, Tent Sale, and 10th Anniversary Sale.
  • Sal’s Pizza, 29 Spencer Plains Road, is having an issue with two maple trees growing too close to the building.  They would like to move the trees.  The Commission was concerned with site lines and wants the trees relocated to the South property line.  The Commission authorized the ZEO to handle this administratively.
  • The ZEO read a letter from attorney David Royston, dated April 4, 2011, regarding T.J.’s Restaurant, 735 Boston Post Road.  The letter requested a modification to the plans that were approved with conditions at the 3/21/2011 meeting.  The Commission stated that the any modification of the Special Exception, including building additions and other architectural changes, would require a Zoning Commission Public Hearing and a reappearance before the Architectural Review Board.
  • The ZEO reported that the Fulkerson business at 93 Spencer Plains Road is out of business and an attempt has been made to sub-lease the property.  The property owner was informed that he needs to bring the property into  zoning compliance.
  • The ZEO presented an application for a sign by Gladeview Healthcare, 60 Boston Post Road.  The Commission feels that the size of the sign was not properly calculated, is not a two-sided sign, and is not zoning compliant.  
  • The Seven Sister Garden Center, 1458 Boston Post Road, was discussed for permit non-compliance issues during last season’s operations and the Commission will wait to see if there is activity on the property this season before taking enforcement action..

VII.    ADJOURNMENT

Chairman Friedmann adjourned at 10:05until the next regularly scheduled meeting to be held on Monday, April 18th, 2011 at the Old Saybrook Town Hall First Floor conference room, 302 Main Street at 7:30 p.m.

Respectively submitted,

Sarah Lyons
Recording Clerk