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 TOWN OF OLD SAYBROOKZoning Commission |
Executive Board Robert C. Friedmann, Chairman Madeleine B. Fish, Vice Chairman Geraldine M. Lewis, Secretary |
302 Main Street Old Saybrook, Connecticut 06475-1741 Telephone (860) 395-3131 FAX (860) 395-1219
REGULAR MEETING MINUTES Monday, June 20, 2011 – 7:30 1st floor conference room – Town Hall 302 Main Street |
Members Carl C. Garbe Charles E. Sohl
Alternate Members David M. Shearer John T. Talbott |
I. CALL TO ORDER
Chairman Friedmann called the meeting to order at 7:31 p.m.
II. ROLL CALL
Attendant Members Absent Members
Robert C. Friedmann, Chairman John T. Talbott, Alternate Member
Madeleine B. Fish, Vice-Chairman
Geraldine M. Lewis, Secretary
Carl Garbe, Regular Member
Charles Sohl, Regular Member
David M. Shearer, Alternate Member (arrived at 7:35)
Attendant Staff
Eric Knapp, Legal Counsel
Christine Nelson, Town Planner
Sarah Lyons, Recording Clerk
III REGULAR BUSINESS
A. MINUTES
The following changes were made to the minutes of June 14, 2011. In paragraphs 7 and 11, “screening” is to be changed to “lining”. In Condition # 6, “grate” should be changed to “grade”. In Condition #8, “largest” should be inserted before “retail building”. Finally, the term “Zelcova” should be changed to “Zelkova”.
B. CORRESPONDENCE
M. Fish distributed pamphlets “Protecting the Character of the Lower Connecticut River, The Mission of the Connecticut River Gateway Commission.
There was discussion concerning the flood review bills from Nathan L. Jacobson & Associates, Inc and why they were being paid out of the Zoning Budget instead of being covered by the fees paid by the applicants.
MOTION to pay Nathan L. Jacobson & Associates, Inc., invoices #74135 ($1,260.61), #74139 ($149.06), # 74138 ($208.69), # 74137 ($298.13) and #74136 ($298.13) for a total of $2,214.62. MADE: by G. Lewis; SECONDED by B. Friedmann; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, C. Garbe, and C. Sohl; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
IV. PUBLIC HEARING
A. APPLICATION FOR SPECIAL EXCEPTION USE (continued from 6/6/11)
1) Application for Special Exception Use/Coastal Site Plan Review for renovations to existing building for restaurant/offices use; renovation of existing 4-bedroom dwelling for office/retail uses; construction of new 3,404 s.f. boat repair building and construction of new 800 s.f. sewerage treatment maintenance building, all at existing 289 slip marina. 139, 142 & 163 Ferry Road, Map 45, Lots 11, 14, 29 & 33; 18 acres, Marine Commercial (MC) Zone & Residence A Zone, CT River Gateway Conservation Zone, Coastal Management Zone.
Applicant: Between the Bridges, LLC. Agent: William Childress, Esq.
2) Application for Marina Village Affordable Housing Development Site Plan Review (8-30g) for construction of 90 dwelling units with appurtenant sewerage treatment facilities and maintenance building, parking and amenities, 139, 142 & 163 Ferry Road, Map 45, Lots 11, 14, 29, and 33; 18 Acres, Marine Commercial (MC) Zone & Residence A Zone, CT River Gateway Conservation Zone, Coastal Management Zone, including an Affordability Plan containing, inter alia, draft zoning regulations to govern this development only.
Applicant: Between the Bridges, LLC. Agent: William Childress, Esq.
E. Knapp advised that Commission and the applicant might want to address both of the applications simultaneously as the issues are intertwined. Both the applicant and the Zoning Commission agreed that this would be the best way to proceed.
Chairman Friedmann invited members of the audience to stand behind the Commission should they wish to better see the presentation boards. Eric Knapp stated that the legal notice involved much discussion and is now agreed upon. He feels it is sufficient, however not what he would have drafted.
Christine Nelson reported that all referral responses are in, with the exception of Parks and Recreation, CRERPA and the Traffic Commission. It is anticipated that the Conservation Commission report is forthcoming.
Attorney Childress introduced the team who will do the presentation for the applications.
Maggie Gallagher gave an overview of the project. The parcel includes 17 acres of land, 11.64 on the west side of Ferry Road and 5.662 on the east side. MC 1, 2, & 4 are existing buildings and MC 3 is new and will house the mechanical services and a portion of the sewage treatment system. The Back Porch Restaurant, will be relocated to RT1, which presently houses the MC offices. The restaurant will be reduced by approximately 50 seats and will have 24 seats outside. They are trying to change the concept of the restaurant to be more of a year round business and more “neighbor friendly”. For the residential aspect there are 24 units on the east side of the road and the additional 66 units are on the west side. The tidal wetlands will be conveyed to the Town and there will be a public
access easement off Ferry Road, through the village, with a viewing deck in the opposite corner. For the affordable housing component, the applicant stated that they are using 8-30g as a tool to help address the challenges with the site.
Jill Cartagena of Point One Architects reviewed the architectural schematics. She described the New England character of the buildings with white cedar shingles, asphalt roofs and simulated stone veneers with white trim. In the new schematics they feel they have addressed the concerns of the scale of the buildings. Most of the units are two-bedroom units, however there are some one-bedroom units in the manor house. Chairman Friedmann expressed his concern of the uneven distribution of the affordable units. Attorney Childress stated that he feels that the project should be considered a single development and as such, even distribution of the affordable units is not required.
Stuart Fairbank of McDonald Sharpe & Associates presented the engineering aspects of the project. He discussed that an overall reduction in the gross floor coverage, including the downsizing of the restaurant caused a reduction in the required parking spots. The 90 residential units are made up of ten townhouse buildings with four units each in addition to 26 manor house units (flat condos), and 24 additional townhouse units on the concrete deck. He reviewed the revised parking layout plan, dated 6-15-2011, which shows a total of 484 spaces (180-residential, 50-restaurant,217 marina, 12-commercial, and 25-storage buildings). They added 18 compact spaces behind the manor house and reconfigured the handicapped parking. This does not include 13 parallel parking spaces along the street.
Additionally, Mr. Fairbank discussed access control gates along the east side which would insure spaces for marina dock owners. There are new sidewalks interior to the site and portions of the existing sidewalks will be extended. Public water and gas are available. Also discussed were the drainage and sewage issues. The new sewage leaching field is DEP approved and will process 36,000 gallons per day, 150 gallons per bedroom/day, as opposed to the 10,000 to 11,000 per day capacity of the present system. Chairman Friedmann questioned why leaching fields are allowed to be located on a separate lot. Mr. Fairbank says the DEP allows a lot more latitude on the location of the leaching fields.
M. Fish expressed concern regarding the location of the handicapped parking for the restaurant and was assured that there were two spaces right at the front door.
Resident Eleanor LaPlace of Fourth Avenue expressed her concern about the ability of residents to afford monthly homeowners fees of $290. Chairman Friedmann explained the market rate, and 60% and 80% affordability rates and acknowledged that this may be an issue that needs further discussion later on.
Chairman Friedmann addressed some outstanding issues raised by Eric Knapp for the Zoning Commission to consider. These issues included: the need for a text change; outside storage of boats during the off-season; are activities consistent with the goals of the Coastal Site Plan requirements; the placement of residential units in a Flood Hazard area; is the waste water treatment facility part of the 8-30g application and therefore exempt from bulk requirements of the Zoning Regulations; should the vehicular traffic lanes on Ferry Road be narrowed; should there be landscaped islands in the parking lot; and can the tidal wetlands be protected more meaningfully. These issues should be considered and will be addressed later on.
Eric Knapp inquired as to whether or not the applicant has acquired the deed for the Lemlin property on the western side of the site. The applicant stated that the deed has yet to be obtained and is under options.
John Cunningham, TEC Landscape Design, reviewed landscape plans which included new street trees and evergreens throughout the site, gathering areas, a rooftop garden and a lattice system to provide rectangular planters with root systems which will grow vines up the lattice. There will be small shade trees in containers along the shore. Chairman Friedmann expressed concerns about mowing along the wetland boundary and was assured that the grades will end up matching with a delineated line. The trees will be put in last to prevent damage to them during the construction process and the staging of the project will include staging of the landscaping.
The Public Hearing was opened for public comment. Mike Bugby, an adjacent property owner, expressed concern over maintenance of the landscaping. Chairman Friedmann assured him that as a general practice, the commission has asked for Landscaping and SE/SC bonds which provide for second year growth inspection. Eleanor LaPlace restated her concern surrounding affordability of the units. Chairman Friedmann stated that the impact on taxes is beyond the purview of the Commission and that public health and safety are their main concern. He stated that the Commission will look at the affordability plan and make sure that the statutory requirements are addressed.
Chairman Friedmann expressed his concern with keeping the grass areas and structures separate from the tidal wetlands. He wants to be assured that the proposed pedestrian walkway easement is not obstructed by larger vehicles.
MOTION: to continue the public hearing to July 5, 2011 at 7:30 PM at the Old Saybrook Town Hall First 2nd Conference Room, 302 Main Street; MADE: by G. Lewis; SECONDED: by C. Garbe;~VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, C. Garbe, C. Sohl, D. Shearer; OPPOSED: none; ABSTAINING: none; APPROVED: 5-0-0.
V. OLD BUSINESS
None
VI. COMMITTEE, REPRESENTATIVE & STAFF REPORTS
None
VII. ADJOURNMENT
Chairman Friedmann adjourned the meeting at 9:50 p.m. until the next Regular Meeting to be held on July 5, 2011 at the Old Saybrook Town Hall 2nd Floor conference room, 302 Main Street at 7:30.
Respectfully Submitted,
Sarah H. Lyons
Zoning Commission Clerk
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