REGULAR MEETING MINUTES
Monday, July 16, 2012 at 7:00 PM
1st floor conference room – Town Hall
302 Main Street
I. CALL TO ORDER
Chairman Friedmann called the meeting to order at 7:00 p.m.
II. ROLL CALL
Attendant Members Absent Members
Robert C. Friedmann, Chairman Charles E. Sohl, Regular Member
Madeleine B. Fish, Vice Chairman Thomas C. Farnham, Alternate Member
Geraldine M. Lewis, Secretary Robert E. Richards, Alternate Member
John T. Talbott, Regular Member
Elizabeth D. Steffen, Alternate Member, seated for C. Sohl
Attendant Staff
Susan Graham, Administrative Clerk
III. REGULAR BUSINESS
A. MINUTES
MOTION to approve the minutes from the June 4, 2012 Regular Meeting; MADE: by R. Friedmann; SECONDED: by J. Talbott; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
B. CORRESPONDENCE
Elennor Susan LaPLace was present to read a letter addressed to the Commission regarding the event tent on the abutting Island Cove Marina grounds. She said that there have been events that have caused excessive noise to the neighbors in Floral Park and should not be allowed. Discussion was tabled to later in the meeting.
Ms. Fish brought up a brief discussion regarding who is responsible for incidental bills from the Town Attorney and suggested that in the future they be billed to the Selectmen's office. The Commission agreed to explore this idea.
MOTION to pay Branse, Willis, and Knapp invoices #30409 ($16.50), #30405 ($33.00), and #30406 ($676.50) for a total of $726.00; MADE: by E. Steffen; SECONDED: by G. Lewis; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
There was discussion regarding charging homeowners for Flood Plain Reviews. This would require a change in Town Ordinance.
MOTION to pay Nathan L. Jacobson & Assoc. invoices #76222 ($339.18), #76223 ($213.94), and #76224 ($152.81) for a total of $705.93; MADE: by G. Lewis; SECONDED: by E. Steffen; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
IV. PUBLIC HEARINGS
A. “Saybrook Point Marina, LLC” Special Exception Permit for the conversion of 12 apartment units into hotel suites
Marina Point Drive, (Map 24/Lot 55),
Saybrook Point SP-3 Zoning District; CT River Gateway Conservation Zone; Coastal Area Management Zone.
Applicant: Saybrook Point Marina, LLC ~~~~~~~~~~Agent: ~David M. Royston, Esq.
Public hearing was opened. Attorney David Royston spoke on behalf of Steven Taglietella, owner of Saybrook Point Marina, LLC. Architects Tom MacDonald and his associate were also present. Mr. Royston said that in 2009 the Zoning regulations were amended to allow hotel suites on lots near the main hotel site as long as certain requirements are met. The amendments allowed for apartments to be connected to hotel suites and could be converted to suites by special exception. He explained that 12 of the condo units across from the hotel are proposed as hotel suites and qualify by location.
Mr. Royston supplied a revised site plan addressing issues cited from referral responses from the Fire Marshal, Fire Chief and Building Official. There had been issues with cars parked in the fire lane. Reconfiguration of that area and better marking were discussed, as well as handicapped parking and an accessible unit. Chairman Friedmann questioned the allocation of parking between condos and hotel suites and would like to add the condition that the garages be used for parking and not storage. He stressed that parking affects public safety. Currently there is no plan for assigned parking, but Mr. Royston felt that the Saybrook Point Inn would direct guests when they arrived. Future labeling of parking
spaces was suggested.
The proposed hotel suites are roughly 1750 sq. ft. per unit and two parking spaces would be allotted for each. The hotel suites would either be ground level or located above hotel suites, but not above condo units. The septic system is located across the street on the primary hotel site.
Referral responses were received from the Planning Commission, DEEP, CT River Area Health District, CT River Gateway Commission, Fire Marshal, Fire Chief, Town Engineer and Town Building Official. There were no comments from the audience. Mr. Royston requested that a decision be made at this meeting.
MOTION to close public hearing of Saybrook Point Marina, LLC Special Exception Permit for the conversion of 12 apartment units into hotel suites, Marina Point Drive, (Map 24/Lot 55) Saybrook Point SP-3 Zoning District; CT River Gateway Conservation Zone; Coastal Area Management Zone. Applicant: Saybrook Point Marina, LLC ,Agent: ~David M. Royston, Esq.; MADE: by M. Fish; SECONDED: by G. Lewis; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None;
ABSTAINING: None; APPROVED: 5-0-0.
DELIBERATION:
The Commission agreed that the members present had adequate information to vote this evening. They discussed concerns of parking, the fire lane, and the septic location and listed stipulations to be added if approved. Revision is needed in the Statement of Use to reflect these concerns.
MOTION to APPROVE application of Saybrook Point Marina, LLC Special Exception Permit for the conversion of 12 apartment units into hotel suites, Marina Point Drive, (Map 24/Lot 55) Saybrook Point SP-3 Zoning District; CT River Gateway Conservation Zone; Coastal Area Management Zone. Applicant: Saybrook Point Marina, LLC ,Agent: ~David M. Royston, Esq. as it is consistent with Coastal Area Management policy and includes all reasonable measures to mitigate adverse impact; with the following stipulations: 1.)
Stripes to be painted on pavement to mark two fire lanes, 2.) "Fire Lane, No Parking" sign to be installed, 3.) Curb to be marked "Fire Lane, No Parking", 4.) Sidewalk to be ADA-compliant, 5.) Garage to be used for vehicles only, 6.) Spaces to be allocated per unit if LLC finds parking to be safety issue, 7.) Statement of Use to be revised to reflect these conditions and the correct location of the septic system. No discussion. MADE: by M. Fish; SECONDED: by G. Lewis; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
B. “Animal Hospital of Old Saybrook” Special Exception Permit to construct a 3,463 s.f. addition and parking, 1.00 ac
21 Spencer Plain Road, (Map 25/Lot 23),
Gateway B-4 Zoning District; Pedestrian Node
Applicant: Joseph Fedorich, DVM ~~~~~~~~Agent: ~Stuart Fairbank, P.E.
Public hearing was opened. Joseph Fedorich, DVM, the applicant, was present. Stuart Fairbank, P.E., agent for the applicant, gave the Commission a brief history and overview of the animal hospital. He said more space is required for the 24-hour veterinary care and boarding of animals undergoing treatment. An employee resides on the 2nd floor and is available for night care. The proposed expansion includes storage and clerical areas, 35 boarding spaces, and a supervised play area outside the rear of the building. The primary use of the site was discussed and determined to be a "Veterinary Hospital with Kennels as Accessory to Use" rather than "Commercial Kennels", as mentioned in a letter from the Town Engineer dated 7/12/12.
Mr. Fairbank requested that the requirement for a sidewalk from the front of the building to the street be waived since there would rarely be anyone using it and it would not be practical at this time. He discussed rounding out the pavement near the dumpster to add width to the aisle for cars to pass and estimated that it is currently 18' wide. The Commission requested a minimum of 20'. Mr. Fairbank had offered to move the dumpster to the rear if necessary, but said it was more convenient in its present location. A shed had been located in the same area by variance, but was destroyed when a tree fell on it, and will be rebuilt. The sidewalk on the side of the building is to be raised and include wheel stops. There is a section in the rear of the building that will be used for employee parking or compact cars.
The Commission asked about noise from barking dogs. Dr. Fedorich said that this has not been an issue with the neighbors in the past. On occasion a few dogs will be supervised in the play area, but will mostly be inside.
The primary concerns of the Commission were adequate parking, staff parking in the rear of the building, adequate aisle width for cars, and best location for the dumpster. Mr. Fairbank agreed to widen the pavement in the aisle to 20'. He felt the parking was adequate and will widen the handicapped space. Employee parking will be designated in the rear of the parking lot and curbing will be raised to prevent cars from blocking the sidewalk.
If the State DOT agrees to his request, Mr. Fairbank would like to reposition the proposed sidewalk along the road so that it is not obstructed by the telephone poles and better accommodates the slope at the southern end and along Spencer Plain Road. The sidewalk is part of the Pedestrian Node requirement and the Commission agreed that repositioning would be allowable if the DOT approves it.
Chairman Friedmann asked that the proposed spotlight be a downlight, no speakers will be on the outside of the building, noise is to be contained to the property. The dumpster may remain in the current location. The applicant will comply with Geoff Jacobson's recommendation for runoff.
Audience member Elennor Susan LaPlace voiced that she was in favor of the proposed expansion. Referral responses have been received from Legal Counsel, Town Engineer, Health District, Fire Marshal, Building Official and a recommendation for approval from the Architectural review Board on 11/1/10.
MOTION to close public hearing of “Animal Hospital of Old Saybrook” Special Exception Permit to construct a 3,463 s.f. addition and parking, 21 Spencer Plain Road, (Map 25/Lot 23), Gateway B-4 Zoning District; Pedestrian Node, Applicant: ~Joseph Fedorich, DVM, Agent: ~Stuart Fairbank, P.E.; MADE: by R. Friedmann; SECONDED: by G. Lewis; No discussion; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
MOTION to APPROVE application of “Animal Hospital of Old Saybrook” Special Exception Permit to construct a 3,463 s.f. addition and parking, 21 Spencer Plain Road, (Map 25/Lot 23), Gateway B-4 Zoning District; Pedestrian Node, Applicant: ~Joseph Fedorich, DVM, Agent: ~Stuart Fairbank, P.E. with the following conditions: 1.) Handicapped parking to be ADA-compliant, 2.) Sidewalk to be approved by DOT and built to their requirements, 3.) Spotlight to be shielded and shine down onto parking lot, 4.) Curve of landscape to be rounded to allow minimum 20' of paved aisle width, 5.) Employee parking spaces to be designated in the rear of parking lot, 6.) Dumpster to be screened, 7.) Meet conditions of Town engineer Report dated 7/12/12 except for requirement for sidewalk from building to road,
bollards, and Pedestrian Node sidewalk as discussed, 8.) Revise application, site plan and Statement of Use to show kennels as accessory use to veterinary hospital; MADE: by R. Friedmann; SECONDED: by G. Lewis; No discussion; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
V. REQUEST FOR BOND RELEASE
A. Colvest, 1657-1687 Boston Post Road, Map 25/Lots 21 & 22
Special Exception Application & CSP #11-040
Original Bond: $110,200. ($100,400 Landscape Bond and $9,800 SE/SC)
Peter LaPointe from Colvest was present. The Commission decided to hold $10,000 of the bond for second-year growth of landscaping.
MOTION to release $100,200 of bonds for Colvest, 1657-1687 Boston Post Road, Map 25/Lots 21 & 22 Special Exception Application & CSP #11-040 Original Bond: $110,200. ($100,400 Landscape Bond and $9,800 SE/SC); MADE: by R. Friedmann; SECONDED: by G. Lewis; No discussion; VOTING IN FAVOR: R. Friedmann, M. Fish, G. Lewis, J. Talbott, E. Steffen; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
VII. COMMITTEE, REPRESENTATIVE AND STAFF REPORTS
Chairman Friedmann reported that the ZEO is on vacation, but that he had spoken to her about the complaint regarding Island Cove Marina. In 2006 a tent had been approved for member use for up to 9 events per year. Music is allowed until 10 p.m. according to Town ordinance. The Commission was a defendant in a court case arguing the legality of the decision. Tents for use by members of marinas have historically been allowed, as long as it is not considered a separate profit center to solicit the general public. Chairman Friedmann said he would look into the matter further, but directed Ms. LaPlace to the Selectmen's office for noise ordinance issues and the Fire Marshal and Fire Chief for fire safety concerns.
Mr. Talbott reported that the NMHC is still working on the final draft of the Natural Hazard Mitigation Plan.
Chairman Friedmann reported that Foodworks is discussing plans to move to the former site of West Marine at 940 Boston Post Road.
A new dining establishment is interested in the former Pizza Hut location on Boston Post Road.
VIII. ADJOURNMENT
MOTION to adjourn the meeting at 9:25 p.m. to the next regularly scheduled meeting to be held on Monday, Aug. 6, 2012 at the Old Saybrook Town Hall, 1st floor conference room, 302 Main Street at 7:00 p.m.: MADE: by G. Lewis; SECONDED: by R. Friedmann; VOTING IN FAVOR: R. Friedmann, J. Talbott, E. Steffen, M. Fish, G. Lewis; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
Respectfully submitted,
Susan Graham
Administrative Clerk
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