REGULAR MEETING MINUTES
Monday, April 1, 2013 at 7:00 p.m.
Town Hall, 302 Main Street
1st floor conference room
I. CALL TO ORDER
Madeline Fish called the meeting to order at 7:10 p.m.
II. ROLL CALL
Attendant Members
Member Madge Fish, Vice Chair
Geraldine Lewis, Secretary
John T. Talbott, Regular Member
Elizabeth Steffen, Alternate Member seated for Charles Sohl
Robert Richards, Alternate Member seated for Robert Friedmann
Absent Members
Robert C. Friedmann, Chairman
Charles E. Sohl, Regular Member
Thomas C. Farnham, Jr.
Attendant Staff
Christina Costa, Zoning Enforcement Officer
Meryl Tsagronis, Administrative Clerk
Approximately 7 people were in the audience.
The following corrections to the meeting minutes of March 4, 2013 were noted:
- Page 3 of 4: “evergreens will be planted.”
- Page 3, Tractor Supply Motion, Condition #2: “Low vegetation will be planted at the southern edge of the parking lot to maintain adequate area for designated snow shelf. Low vegetation will be planted in a manner not to interfere with the septic system location.”
MOTION to approve the Minutes from the March 4, 2013 Regular Meeting, as amended; MADE: by M. Fish; SECONDED: by E. Steffen; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R. Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
Christina Costa informed the Commissioners of correspondence discussing a rate increase by Branse, Willis and Knapp of $20.00 per hour.
IV. PUBLIC HEARING
- Application for Special Exception / Coastal Site Plan for six hotel rooms accessory to Saybrook Point Inn; 13, 820 s.f., 19 Bridge Street, Map 24, Lot 54 Saybrook Point SP-3 District, Gateway Zone, CAM Zone
Applicant: Rosewood, LLC c/o S. Tagliatela; Agent: David M. Royston, Esq.
Attorney David Royston, Agent, presented on behalf of the Applicant. Also present were Steve Tagliatela, managing member of Rosewood LLC, and also managing member of Saybrook Point Marina LLC, and Tom MacDonald of East Wharf Architects. D. Royston explained that the property at 19 Bridge Street is in the SP-3 district. The property at 21 Bridge Street, consisting of 24 apartments, has also been authorized to be suites, accessory to the hotel. He stated that this Commission had authorized a special exception for this property, to allow conversion of existing buildings for accessory use with the hotel. This was done under Section 53 regulations.
The property at 19 Bridge Street is an existing 2-family, 6 bedroom dwelling. The Applicant proposes to convert this structure into six hotel rooms, not suites, under section 53 regulations. Under these regulations these rooms must be administered by the hotel. The Applicant needed to obtain a variance from the Zoning Board of Appeals for the northerly edge of the property, in order to extend the building further to the west. The property will then become a 2 1/2 story building.
D. Royston pointed out that when 21 Bridge Street was approved, a variance was obtained to allow four parking spaces to be located at 19 Bridge St; a regulation change was made that reduced the number of parking spaces required for hotel rooms from 1 1/4 to 1. The result is that now the Applicant has two more parking spaces than is required.
The Zoning Enforcement Officer, Christina Costa, read into the record a list of referrals received pertaining to this application. No oppositions were received, though she noted she had not heard from Police Chief Michael Spera, and had received informal communication from Fire Marshal Donn Dobson, in the affirmative, as well as a letter from J.T. Dunn, Chief of Fire Department.
D. Royston then reviewed comments from the report submitted by J.T. Dunn, dated April 1, 2013, to the Zoning Commission. He stated the Applicant is agreeable to all items except for the following:
#3: an Autoturn analysis. D. Royston explained that J.T. Dunn's evaluation was based on an earlier site plan which shows a 15 foot driveway width. In the revised plan, they have created a cross easement onto the 21 Bridge St property, which widens the access way to 20 feet and the paved area of the driveway to 18 feet. After explaining this to J.T. Dunn, it was D. Royston's opinion that Mr. Dunn was satisfied, and that the expanded right of way eliminated the need for an autoturn analysis.
#2: a request for a hydrant on Cove Street. D. Royston stated that a hydrant already exists at the corner of Cove and Bridge Streets. Applicant doesn’t feel this request is necessary or appropriate.
#12: fire lane markings. In lieu of line painting, the Applicant proposes a crushed stone, pervious surface, along with two low directional signs, stating ‘parking in designated spaces only’, designated by a wheel stop. The proposed sign locations are at the southwest and northwest corners of 21 Bridge St.
D. Royston submitted for the record a cross-easement agreement.
D. Royston presented the landscape plan to Commissioners, with a revision date of March 29, 2013.
Tom MacDonald of East Wharf Architects reviewed the site plan and landscaping with Commissioners. He noted that two means of egress were needed to meet fire regulations and that a variance was obtained for an elevator. He described proposed plantings throughout the property. He also noted the old septic system will be removed and a new one installed. He described the storm water system. Also, paving and driveways will be pervious with crushed pea stone over gravel; handicapped parking spaces will be turf stone for good surface area; a silt fence will be in place during construction to keep drainage off of the sidewalk. At the rear of the building are two accessory buildings, one of which will be removed and will allow for 3 parking spaces.
T. MacDonald informed the Commissioners that there are new FEMA regulations requiring the first floor to be at 14 feet. It is currently at 12.5 feet, and that the total height must stay under 35 feet.
D. Royston stated that he believes they have met all regulatory requirements and received necessary reviews, with the exception of 1) not requiring the autoturn analysis, 2) not requiring the fire hydrant, 3) not requiring fire lane striping. He asked the Commissioners to accept this Application for Special Exception, with the understanding the Applicant will consult with the fire chief on these points. Steve Tagliatela added that they will update their fire emergency plan to meet the Fire Department's concerns referenced in #10 of J.T. Dunn's letter dated April 1, 2013.
D.Royston also asked Commissioners for approval of revision of the site plan for 21 Bridge Street to be modified to reflect the expanded access drive, and the moving of parking spaces 1 - 4, five feet to the east. Clarification was given about the placement of the directional signs, which are to be located at the southwest and northwest corners of 21 Bridge St, as now marked on the site plan.
M. Fish asked if anyone wished to speak in favor or in opposition to this application. There was no public comment.
A motion to close the public hearing was made and the public hearing closed at 8:15 pm.
MOTION to close the Public Hearing for Special Exception / Coastal Site Plan for six hotel rooms accessory to Saybrook Point Inn; 13, 820 s.f., 19 Bridge Street, Map 24 Lot 54 Saybrook Point; MADE: by E. Steffen; SECONDED: by G. Lewis; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R. Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
MOTION to approve a Special Exception / Coastal Site Plan for six hotel rooms accessory to Saybrook Point Inn; 13, 820 s.f, 19 Bridge Street, map 24, Lot 54 Saybrook Point SP-3 District, Gateway Zone, CAM Zone; and further that the CAM application be approved as it is consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse impacts; this motion contains the following conditions:
1) The applicant will consult with Fire Marshal about need for a hydrant on Cove Street and to determine if hotel emergency and fire procedures need to be updated;
2) In lieu of striping, two low directional signs must be placed in southwest and northwest corners of 19 Bridge Street stating “Parking in designated spaces only”, the locations of the signs are marked on the approved map signed by the Vice Chairman.
3) The Commission acknowledges that this Special Exception approval amends the Special Exception approval for 21 Bridge Street to reflect the expanded gravel parking area and the relocation of spaces 1-4, five feet to the east as described in the cross-easement agreement provided with this application.
MADE: by M. Fish; SECONDED: by G. Lewis; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
MOTION to amend the Agenda to hear staff reports prior to the opening of the public hearing, “Application for Modification to Site Plan/ Coastal Site Plan for a 15 Unit Planned Residential Development”; MADE: by M. Fish; SECONDED: by G. Lewis; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
- COMMITTEE, REPRESENTATIVE AND STAFF REPORTS
Ms. Costa discussed a request from the real estate agent representing Standard Door, at 401 Middlesex Tpke. The property was approved for a Tractor Supply at the last meeting. Once real estate closing is complete, Standard Door has 120 days to vacate the premises. Standard Door is interested in relocating to the former Stanley Motors location at 360 Boston Post Road. They understand a special exception permit is required but wish to begin the relocation under a temporary permit from the ZEO while the special exception permit is being prepared. The Commissioners agreed and advised C. Costa to handle the temporary permit administratively.
Saybrooke Village Senior Housing, 55 Sheffield Street. C. Costa reported that Bob Wendler, architect for interpretation of Zoning Commission of Section 9, the definition of a Lot is “one or more contiguous parcels of land under the same ownership”. Saybrooke Village consists of two operated by the same entity but deeded under separate non-profit corporations for the purposes of federally subsidized financing from FHA & CHAFA. Saybrooke Village Senior Housing has acquired a new lot and would like to add additional units to the development. The new lot does not meet the minimum lot size requirements for dwellings for the elderly however it is contiguous to the two parcels operated by Saybrooke Village. If the three lots are merged the minimum lot size requirement will be met however merging the
lots will create problems with the existing federal subsidies. Ms. Costa asked the Commission if she should advise Mr. Wendler to apply for a variance of minimum lot size. Vice Chairman Fish responded that in the past the Commission allowed for the two lots to be under separate entities but considered both parcels as one lot since they are both contiguous and operated by Old Saybrook Senior Housing. The Commission advised Ms. Costa that a variance would not be required and to advise Mr. Wendler that the three lots may be counted towards the minimum lot size requirement.
Harvey’s Beach, Plum Bank Road. C. Costa advised the Commission that the Parks & Recreation Department has advised that they would like to conduct repairs to the parking lot as a result of damage from hurricane Sandy. As a part of this project they would like to restripe the 2 asphalt rows of parking. The Zoning Commission advised that no permit would be required for this maintenance and that Parks & Recreation should check with the Building Official to make sure that the handicapped spaces are compliant with current ADA and Building Codes.
Harvey’s Beach, Plum Bank Road. The ZEO discussed a letter from the Parks & Recreation Department relating to a proposed food vending cart at the beach from May – September from 10am to 4 pm. Several years ago a similar food truck was located on the premises and the Parks & Recreation Department is requesting to re-establish the vending use. The Commission raised concerns that the truck located on the property did not have proper permits and that a stationary vehicle or cart is a violation of the Peddling & Soliciting Ordinance. The Commission is concerned that other vendors will want to park at the beach. The ZEO is advised to contact Parks and Recreation to advise that a permit is required by the Zoning Commission for a cart, truck or food concession
stand.
Town Park, Schoolhouse Road – The ZEO advised that parks and recreation would like to install a small concrete pad at the park to allow for a batting cage. The Commission advised that a permit will not be required for a pad and that Parks & Recreation should make sure the pad does not require an inland wetlands permit.
VI. PUBLIC HEARING
- Application for Modification to Site Plan/Coastal Site Plan for a 15 Unit Planned Residential Development; 158,203 s.f., 226 Main Street and 25 Sheffield Street, Map 37 Lots 132 & 134, Residence A District, Pedestrian Node, CAM Zone
Applicant: BF, LLC: Agent: David M. Royston, Esq.
ACTION: Open Public Hearing; continue or close by 5/5/2013
Attorney David Royston, Agent, presented on behalf of the Applicant. Also present were Jerry Brophy, managing member of BF LLC, Matthew White engineer with Gary Sharpe & Associates, Jill Cartagena with Point One Architects, and Chris Lowry with Landscape Specialties.
D. Royston explained that this is a modification for a site plan for Village Centre Residences, originally approved in 2006. In 2006, this was an overlay under a PRD regulation (planned residential development), which allowed for the overlay of the PRD in a residential zone. It was approved for 15 residential units, with 3 units proposed to be built in the former Greenberg house. The Applicant is asking for modification of the 10-bay parking facility to add one more bay. In 2006, as part of the approval (D. Royston referenced 2006 minutes for zoning changes and changes to the site plan), an easement was granted for non-exclusive parking for 22 spaces, more than the required number of parking spaces.
D. Royston submitted for the record a parking easement approval. There was also a fee required in lieu of open space, which he believes is no longer applicable.
Christina Costa, Zoning Enforcement Officer, read referrals; none were opposed.
D. Royston submitted into the record a Draft 04-01-2013 Documentation of Village Centre Residences.
Matthew White of Gary Sharpe & Associates reviewed the overall site plan changes. Entry to the building has changed, with garage entries now at front of the building. Drainage has also been revised, with storm drainage moved underground. He noted that they have revised the site plan per Geoff Jacobson's comments. He stated most of the requested changes by Jacobson were minor. Regarding parking, Jacobson had requested two handicap accessible spaces. They propose to place one at Sheffield Street parking area, and a second one, van accessible, to be internal on the property. For the PRD portion of the site, they are required to provide 29 parking spaces, and will ultimately provide 38 spaces, not including parking in the Sheffield Street lot.
M. White referred to a letter from Jacobson dated April 1, 2013. M. White is in agreement with use of stone dust for pedestrian walkways. E. Steffen expressed concern with the use of stone dust as it may pose difficult for wheel chair passage. M. White noted that the existing plan called for bark mulch and believes stone dust an improvement.
D. Royston noted for the record that the easement previously submitted was for 22 spaces, which should be corrected to 21 spaces.
Jill Cartagena of Point One Architects reviewed lighting with the Commissioners, as well as layout of the units. She noted that the street lights will match those used in the town hall parking lots. Two stone monuments with the number "25" will be placed at the entrance; mailboxes will be set into the back side of the monuments. A major architectural change from the 2006 plan is that it is an 1850s farmhouse aesthetic. The footprint has not changed.
Chris Lowry of Landscape Specialties reviewed landscaping. He explained the goal was to create a verdant, campus like setting. Trees will line the sidewalk from Sheffield Street. While the property already has some good existing trees, shrub will be cleared out, and a proposed additional 84 trees will be planted. In the back area, a 10-bay garage will be removed and that space will be converted to a large meadow, with walking path around the meadow. Overall, the landscaping will be low maintenance. He submitted a planting schedule for the record.
It was also noted that the Fire Department requests that the interior island between the building housing Units 1-2-3 and the building housing Units 4-5-6 be level to the road surface to assure sufficient access for emergency vehicles.
D. Royston discussed the issue of the fee for open space, requesting credit be granted for the cost of constructing 21 parking spaces, and that the fee for open space be eliminated. He pointed out that the 21 spaces exceed the parking requirements, and that without the parking spaces they would have met the open space requirements.
D. Royston then discussed the report from J.T. Dunn, Fire Chief, summarizing that they would comply with all his requests with the exception of item #2 and that they will consult with the Fire Department to reach a solution regarding the fire hydrants. Regarding item #10, the Applicant will designate the fire lane parking area. Jerry Brophy, the Applicant, prefers low signage stating “Parking only in designated spaces” rather than fire lane striping. The locations of the signs are to be determined with the Fire Dept.
M. Fish asked if anyone wished to speak in favor or in opposition to this application. There was no public comment.
The Commissioners agreed to eliminate the fee in lieu of open space. A motion to close the public hearing was made and the public hearing closed at 10:15 pm.
MOTION to close the Public Hearing for Special Exception / Coastal Site Plan for a 15 Unit Planned Residential Development; 158,203 s.f., 226 Main Street and 25 Sheffield Street, Map 37 Lots 132 & 134, Residence A District, Pedestrian Node, CAM Zone: MADE by E. Steffen; SECONDED: by J. Talbott; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R. Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
MOTION to approve modification of Site Plan/Coastal Site Plan for a 15 Unit Planned Residential Development; 158,203 s.f., 226 Main Street and 25 Sheffield Street, Map 37, Lots 132 & 134, Residence A District, Pedestrian Node, CAM Zone; and further that this project be approved as modified because it is consistent with all applicable coastal policies and includes all reasonable measures to mitigate adverse impacts. This motion contains the following conditions:
1) The easement will be amended to reduce the parking spaces along the entrance on Sheffield Street from 22 to 21 and include a handicapped accessible space;
2) The developer work with the Fire Marshal so the Fire Department has access to all units and 2nd floors;
3) Acceptance of open space is granted and credit is given for the cost of construction of parking spaces for the general public in lieu of the fee for non-open space;
4) The driveway on the Main Street side of the development be retained as an emergency access way only;
5) A no parking fire lane area be designated by a low sign rather than by striping; said sign to read "Parking only in designated spaces";
6) The labeling, numbering, and signage of the buildings and units throughout the development need to be clearly identifiable;
7) Any Fire Alarm panels be placed in an area allowing for easy access within the Development;
8) A Knox/ERS box be mounted to a common area pole such as near the mail boxes; with a height not to exceed 6 feet; this box should contain a master key for all units or individual keys for the units;
9) The interior island between building housing Units 1-2-3 and building housing Units 4-5-6 be level to the road surface to assure sufficient access for emergency vehicles;
10) Plans for the final buildings and development as well as the As Built should be provided to the Fire Department and to Land Use on disk for the Mobile Data Terminals in both locations
MADE: by E. Steffen; SECONDED: by J. Talbott; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R. Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
VII. ADJOURNMENT
MOTION to adjourn the meeting at 10:25 p.m. to the next regular meeting of the Zoning Commission which is scheduled for Monday, April 15, 2013 meeting at the Old Saybrook Town Hall, 1st floor Conference Room, 302 Main Street at 7:00 p.m.: MADE: by E. Steffen; SECONDED: by G. Lewis; VOTING IN FAVOR: J. Talbott, M. Fish, G. Lewis, E. Steffen, R. Richards; OPPOSED: None; ABSTAINING: None; APPROVED: 5-0-0.
Respectfully submitted,
Meryl Tsagronis
Recording Secretary
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