Meeting Minutes May 1, 2013

REGULAR MEETING MINUTES

Wednesday, May 1, 2013 at 7:05 p.m.

Town Hall – 1st Floor Conference Room

302 Main Street

I. CALL TO ORDER

Chairman Janis Esty called the regular meeting to order at 7:05 p.m.

II. ROLL CALL

Members Present

Janis Esty, Chairman

Robert Missel, Vice Chairman
Cathryn Flanagan, Secretary

Donald Ranaudo, Regular Member

Kathleen Sugland, seated for David Shearer

Michael Urban, Alternate Member

Kenneth Soudan, Alternate Member

Members Absent

David Shearer

Staff Present

Christine Nelson, Town Planner

Meryl Tsagronis, Recording Clerk

Approximately 10 people were present in the audience.

III. REGULAR BUSINESS

A. Minutes

MOTION to amend the minutes from April 3, 2013 to note that alternate members are not voting members and to change the vote count accordingly on all Motions to read “Approved: 5-0-0”; MADE by C. Flanagan; SECONDED by D. Ranaudo; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, D. Ranaudo, K. Sugland; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.

B. Correspondence

None.

C. Committee, Representative & Staff Reports

Donald Ranaudo reported that the Commission had received an email from Geoff Jacobsen regarding the road endings at Soundview Avenue. A group including D. Ranaudo, Cathy Flanagan, Christine Nelson, Larry Bonin and Geoff Jacobsen had visited several road endings in town, with a view toward identifying which road endings to clear and clean up to improve coastal access. C. Nelson informed the members that sufficient funds remain in the Planning Commission budget to start the work at Soundview Avenue. D. Ranaudo proposed that the Commission approve funding for up to $4,000, which would cover the cost of preparing a baseline survey.

MOTION to approve funding not to exceed $4,000 to start the process of cleaning up the road ending at Soundview Avenue and to contract with Jacobsen & Associates to prepare a baseline survey; MADE by D. Ranaudo; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, D. Ranaudo, K. Sugland; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.

C. Flanagan reported that River Cog will hold their first meeting next week.
For Natural Hazard Mitigation, Robert Missel and C. Nelson reported that the Hazus report was received from the Regional Planning Agency and that the Planning Commission needs to respond to the questions posed by D.E.P.

Michael Urban reported that he and his group have reviewed a draft of the revised Plan of Conservation and Development.
C. Nelson reported that the Route 1 East Task Group is moving along and hopes to have their report done by end of year. C. Nelson also commented that First Selectman Carl Fortuna has continued conversations regarding sidewalk safety, speaking to D.O.T. and the Chief of Police.

IV.  REFERRALS

A. Petition to Amend the Old Saybrook Zoning Map to overlay the Incentive Housing Zone (IHZ) – Multi-Family MF Subzone

7 North Main Street (Map 40 / Lot 5) and adjacent parcels (Map 40 / Lot 6-1; Map 39 / Lot 9) Shopping Center Business B-2 District & Pedestrian Node.

Petitioner: Eastpointe, LLC; Agent: Attorney Edward Cassella

B. Petition to Amend the Old Saybrook Zoning Regulations Section 9 & 54

Section 9 “Definitions” Developable Land Incentive Housing Zone (IHZ) to exclude enforceable restrictions in building areas or along property lines in the IHZ from developable land. Section 54 “Incentive Housing Zone (IHZ)” to allow for “Saybrook Junction” IHZ and“Eastpointe at Saybrook Junction” Multi-Family Subzone at 7 North Main Street (Map 40 / Lot 5) and adjacent parcels on North Main Street (Map 40 / Lot 6-1; Map 39 / Lot 9). Add new multi-family building height restriction of 3 stories and 47 feet maximum height in the B-2 District.

Petitioner: Eastpointe, LLC. Agent: Attorney Edward Cassella

Attorney Edward Cassella presented for the applicant. Also present were Bill Finger of Eastpointe, LLC and architect Tim Wentz of Gate 17 Architecture. This proposal is for a 186-unit housing development—the Applicant seeks a referral from the Planning Commission to the Zoning Commission. E. Cassella explained the two applications pending before the Zoning Commission: the first application is a map amendment, to overlay the Incentive Housing Zone—Multi-Family MF Subzone over the three parcels of land that comprise the area of proposed development. The second application is for text amendments to Section 9 of the Old Saybrook Zoning Regulations, which include:

- a technical definition change

- adding these properties into the text of the Zoning regulations

- increase in the height of the building from a maximum of 38 feet to a maximum of 47 feet

The proposed development will reside on 10.78 acres; three acres go to the Department of Transportation for approximately 200 parking spaces. The Applicant is asking to leave the buffer areas untouched and undeveloped.

E. Cassella stated that he believes this development would have a positive benefit to the town, providing housing for professionals and “snowbirds” alike.

Bill Finger further explained key aspects of the proposed development. He explained three different types of development: Transit Oriented Development (TOD), Plan of Conservation and Development (POCD) and Incentive Housing Zone (IHZ). He noted that this area of land meets many of the criteria of a TOD but lacks the residential piece. He outlined some of the rewards of a successful TOD: increased property tax revenue, more customers, more walkability. He further noted that this residential development meets many of the goals of the Old Saybrook POCD:

- provide housing alternatives to high-cost single family homes;

- accommodate elderly in a safe and convenient environment

- enable young persons to continue to both live and work in town;

- create attainable housing for families at all income levels.

Regarding the land, the total acreage is 10.78; 1.48 acres are non-developable, buffer areas; 9.3 acres will be developed. Over 50% of the land is proposed green space, with at least 50 feet of separation between buildings. The apartments are considered high-end rental units, some with detached garages.

Architect Tim Wentz explained the reason for requesting the height increase of the buildings, from 38 feet to 47 feet, is for aesthetics, that an increased roof pitch is more pleasing on a three story building.

B. Finger noted that the expected property tax revenue from this project is $225,000 annually.

The Applicant answered questions posed by Commission members. B. Finger responded that there is no added functionality to the proposed increase in roof space, that it is purely aesthetic. J. Esty remarked that the 9 foot increase is notable and higher than most buildings in town. B. Missel expressed concern about lack of storage space and the potential this posed for belongings spilling onto the property. B. Finger acknowledged that no outside storage facilities are planned to be built, and that each unit will have storage, though the precise size of the storage closet has not yet been determined. He noted that storage is not an issue at comparable developments in the area.

Regarding elevators, B. Finger expects that one or two buildings will be equipped with elevators, and that they will provide the appropriate number of elevators. Of the 186 units, 64 units will be on the first floor.

B. Missel expressed concern about the implications for increased traffic congestion. B. Finger stated he didn’t believe there would be a negative impact on traffic, noting that an earlier traffic study for the Saybrook Commons project was done; that project received State Dept of Transportation approval. No updated traffic study has been done. He conveyed to the Commission that he felt that if this project doesn’t happen DOT would build a parking lot, which would likely be more than 200 parking spaces and not limited to 3 acres, but closer to 812 spaces. He believes that the impact on traffic will be far less from this proposed project than if DOT builds 800+ spaces.

E. Cassella explained the requested text change to the Zoning regulation would be limited and would apply to this area of development. D. Ranaudo expressed concern that approval of the height limit here would open up exceptions to increased building heights elsewhere in the town.

B. Finger expressed to the Commission the Applicant’s desire for the 47 foot height but stated that if the Commission doesn’t think it appropriate for Old Saybrook they consider a height between 40 and 47 feet.

B. Missel asked if the Applicant had considered building partial basements on slab, which could provide a solution to storage needs. B. Finger stated they would look into this idea.

Regarding the height increase, the Commission members discussed a height between 38 ft and 47 ft, suggesting that the Applicant split the difference and build to a height of 42 or 43 ft. They determined to make a favorable recommendation but with a recommended height of 42 feet.

MOTION to issue a favorable recommendation to the Zoning Commission, to Amend the Old Saybrook Zoning Map to overlay the Incentive Housing Zone (IHZ) – Multi-Family MF Subzone 7 North Main Street (Map 40 / Lot 5) and adjacent parcels (Map 40 / Lot 6-1; Map 39 / Lot 9) Shopping Center Business B-2 District & Pedestrian Node. Petitioner: Eastpointe, LLC; Agent: Attorney Edward Cassella

MADE by J. Esty; SECONDED by C. Flanagan; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, D. Ranaudo, K. Sugland; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.

MOTION to issue a favorable recommendation to Amend the Old Saybrook Zoning Regulations Section 9 & 54 Section 9 “Definitions” Developable Land Incentive Housing Zone (IHZ) to exclude enforceable restrictions in building areas or along property lines in the IHZ from developable land~ Section 54 “Incentive Housing Zone (IHZ)” to allow for “Saybrook Junction” IHZ and“Eastpointe at Saybrook Junction” Multi-Family Subzone at 7 North Main Street (Map 40 / Lot 5) and adjacent parcels on North Main Street (Map 40 / Lot 6-1; Map 39 / Lot 9). Add new multi-family building height restriction of 3 stories and a 42 foot maximum height rather than the 47 foot maximum height requested, in the B-2 District. Petitioner: Eastpointe, LLC. Agent: Attorney Edward Cassella

MADE by J. Esty; SECONDED by D. Ranaudo; VOTED IN FAVOR: J. Esty, R. Missel, C. Flanagan, D. Ranaudo, K. Sugland; OPPOSED: none; ABSTAINED: none; APPROVED: 5-0-0.


V. ADJOURNMENT

MOTION to adjourn the meeting at 8:35 p.m. until the next regularly scheduled meeting of the Planning Commission which will be held on WednesdayMay 16, 2013, at 7:00 P.M., Town Hall, 302 Main Street, 1st Floor Conference Room; MADE by C. Flanagan; SECONDED by D. Ranaudo; VOTED IN FAVOR: J. Esty, D. Ranaudo, K. Sugland, D. Shearer; OPPOSED: none; ABSTAINED: none; APPROVED: 4-0-0.

Respectfully submitted,

Meryl Tsagronis

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Town of Old Saybrook Planning Commission