Planning & Zoning Commission - Regular Meeting

Yes. In progress.

Great. Welcome everyone. I'd like to call to order this uh Thursday, March 19th, 2026 meeting of the Madison Planning and Zoning Commission. Have one public hearing on our schedule on our agenda tonight. So, I want to just take a couple of minutes to u read through the process for public hearings. During the public hearing, the applicant will be invited to present the application, explaining to the commission and others present what is being requested. The applicant or staff will share all application materials on the screen as needed. Comments of town agencies will be read for each application if there are any. There will be clarifying questions from commissioners. Then there will be an opportunity for clarifying questions from attendees. For Zoom attendees, please raise your hand through the Zoom platform and wait to be called on and unmuted. As this public hearing must be recorded, attendees will state their names and addresses before asking their questions. Next, those who wish to support the application may come forward and then those who oppose the application may come forward. Again, it is necessary for speakers to identify themselves each time to speak by stating their name and its applicant will then have an opportunity to address any questions or concerns raised by the public or the commissioners. Once the public hearing is closed, the applicant is free to leave or remain for the balance of the regular meeting during which the commission will try to reach a decision on each application. Each applicant will be notified in writing as to the decision of this commission and has a right to appeal to superior court if desired. Decisions of this meeting are available the day after the meeting by calling the land use department at 2032455631 after 9:00 a.m. All actions taken tonight by the commission will be by roll call. All commissioners and staff will identify themselves for the record before speaking. seated this evening we have members Mike Bugda um Michelle who's not on Michelle I'd like to seek you to replace Janet

big I know Max Jeff by way of Zoom vice chair John Duza secretary John Morgan Bob O' Conor and myself Carol Snow chair Our staff present this evening is Aaron Manx planner. The meeting is livereamed on YouTube and will be made available on the town website for viewing. Additionally, I would like to ask that we treat each other respectfully throughout the meeting and a reminder to please turn off your cell phones. The town planner will now read the legal notice. Sure. Notice is hereby given that the planning and zoning commission will hold a public hearing on Thursday, March 19th, 2026, beginning at 7 p.m. in meeting room A, James Madison, room Town Campus, 8 Campus Drive, Madison, Connecticut 06443. This is a hybrid meeting and attendees may also join via Zoom webinar through either webinar link or call in information below. The webinar ID is 91581966735. The password is 4552138. Dial in number is 6465588656. The following application will be heard number 26-3 plus coastal site plan 0 cottage road map 30 lot 35 zone C commercial. The owner is Commerce Center of Madison LLC and the applicant is Gulick and Company LLC. It's a special exception application and coastal site plan application for the construction of an 8,76 square footprint mixeduse commercial and residential building which will primarily be used as a cabinetry business with retail and showroom space, workshop, inventory storage, supporting offices and restrooms. The building includes two one-bedroom residential

dwelling units on the second floor. The site improvements include access driveway, parking areas, sidewalk, building utility services, wastewater system, storm water management system, exterior lighting, signage, and landscape improvements. Copies of this application are available for inspection in the land use office. Further details on how to participate in the webinar are posted on the town of Madison website, www.mmisonct.org. All written correspondence can be submitted to the land use department via email at landusemadisonct.org. Dial 203245-5631 for assistance. Dated at Madison, Connecticut this 24th day of February, 2026. Carol Snow, chair. This was published once in the source on March 5th, 26 and once on March 12th, 2026.

Thank you, Erin. Could I have a motion then to uh open 26-3 postal site plan that motion? Second. Okay, hear the discussion. All in favor the public hearing is open. Invite the applicant. The applicants are here and attorney Christine Keane will be joining via Zoom. Um so we have a hybrid attendance presentation. Chris, can you hear us? Uh, hi. Can you hear me? Yeah.

Hi. Good evening, everyone. Uh, I apologize for being present by Zoom. I would like to be in the room. I've been out of the state for the last several weeks, but for the record, uh, my name is Chris McKon. Uh, I'm an attorney. I live in town at 31 Hotchk Lane. My office address is, uh, 900 Chapel Street in New Haven. Um I am representing the applicant uh who is represented uh tonight in the room by Travis Guulick and uh Peter Gulick. Um uh also on our team is uh Rick Stab from 0.1 Architects. Uh Mike A is the um project engineer. Uh Rachel Blondon from Madison EarthCare is the landscape architect. Um and uh we are here tonight to present um what I think is a a really nice project. Um and from a zoning perspective, one that fits really neatly into the special exceptions that are allowed under our commercial zoning district, which as you probably all know isn't always the case with uh uses that are mixeduse projects. Um, most of you probably know uh the Gulix and their work in and about town. Um, they are truly a local business. Um, I've noticed in the past 10 or perhaps longer years them, you know, being a really a really good story in town about a growing business there. Their their signs and projects are are everywhere. And I think that's just a testament to the quality of work they do and the type of people they are. And this application is in fact uh uh the the the product of

a growing and expansion uh of this business into the cabinetry business. Um they uh have a business that they operate in rented space over on um uh Mongertown I think. Um and they are wanting this uh site and this project to be the home of their Saltwood cabinetry business. Um it does consist of um a retail component uh showroom design center um and supporting bathrooms and offices for the sort of front of the shop operation. And it also includes a workshop, inventory, storage, uh offices, restrooms for employees working in the workshop. I'm going to let Travis uh discuss more about the operations um in a minute, but I wanted to cover quickly the zoning basis for how we're in front of you and why we're in front of you tonight. Um the property consists of uh just under an acre 94 acres. It's in the commercial zoning district in town. Um if you look at our zoning map, there are very few parcels in town that are in the commercial zoning district and that are not owned by the state of Connecticut. Um this happens to be one of them. It is um near the intersection of Cottage Road and Mill Road. Um and uh if you head north up Mil Road from the post road, it is the first lefthand turn. Um many people probably drive by it and don't even know it's there. Um the application

itself um is seeking to obtain approval of the following uses. The cabinetry business and related workshop and inventory storage meets the definition under our regulations of a retail service professional service business service. That is in fact defined in uh our regulations in section 19 as those facilities primarily involved with the provision of personal care or other service as opposed to product either on or off premises directly to the ultimate consumer which may be a person or a business as in walk-in trade or by appointment. Examples of such services include a bunch of things, beauty salon, barber shops, but landscape, plumbers, uh engineers, contractors. Um so the the type of operation they're planning to conduct here uh fits very well in that definition. Additionally, uh under section 6.1.2.2 2 allowed in the commercial zone by special exception is accessory uses customary to uses that are permitted by special exception in the district including the manufacturer or processing of materials as incidental to a permitted retail sales or retail service use. So those two uses and those two definitions cover the cabinetry operation and the uses to which they want to put this building that they want to construct on the site. Additionally, the commercial district provides for use of the properties

as multip multiple family dwelling units subject to certain requirements under section 6.15.2. two, that is that each dwelling unit that is constructed has to be used as either a residence by the owner or an apartment leased for periods of no less than 3 months. I would submit to you that should you choose to approve this application tonight that the uh uh requirement that apartments be leased for periods of no less than 3 months can be uh incorporated into the approval as a condition um in terms of enforcement. In addition to those requirements, multiple family dwelling units in the commercial district have to you have to have a 200% uh more commercial area than you do residential area. Uh I'm sure you guys are all familiar with this requirement. The regulations allow you to modify it and I know you have in connection with certain projects. However, we're not asking you to modify that because clearly uh with this project, there is um much more commercial use than residential use here. There's 10,980 square ft of commercial space and only 200, excuse me, 2,240 square ft of floor area for the two one-bedroom apartments. The other requirements for these multiple family dwelling units um include that um the dwelling unit cannot have more than two bedrooms and as I just indicated both of these apartments have one bedroom. So those are the specific criteria under our regulations for allowing multifamily uh dwelling unit use in the commercial

district by special exception. All of the technical standards that are required for the uses I just explained are satisfied by this application. The one part of the regulations which remains a mystery to me each time I read it and it is one that I think is largely either ignored or not enforced or interpreted differently and that is the requirement under section 8.4 of our regulations which essentially prohibits parking in a front yard. And while I I know I can think of examples where for planning reasons uh you would want to prohibit parking in a front yard, um I live very close to the to the eastern part of town in the Hamacid area and I can't think of one commercial use where there isn't parking in the front yard. Nor can I think of many commercial operators and users who would want to prohibit parking in their front yard. Um it seems to me to be completely opposite to the way that commercial properties are used and operated. Um but um luckily our section 8.4 allows you to wave this requirement if it's in the best interest of the district. And I would submit to you that while our application requests that relief, um I don't know that we've ever enforced it and or required it in the commercial district. Um I could be wrong about that, but uh again, as I put in my statement of use, I don't really understand why that provision is there, especially in the commercial district. Um but because it is there, we have requested uh relief uh from that particular provision. And then of course there's the the

general provisions relating to special exceptions um that you're probably all familiar with and and they come from case law. They're in our regulations about uh the three requirements and and and those are that the proposed uses have to be permitted uses in the district and the standards, prerequisites, and conditions specified by the regulations have been met. Uh I just covered how we meet all of the specific technical requirements for getting these uses approved in the commercial district. Um and how we we meet all of them. Uh the second criteria to consider is that the public convenience and welfare has to be substantially served and the neighboring properties won't be substantially or permanently injured. I would submit to you here that we have we have a a parcel of property that is is completely underutilized and we have the opportunity to serve the community by by allowing a local a truly local business to plant their roots here in this location hopefully for for many years to come. Uh in addition to adding some um much needed commercial tax base in our town. And then the third prong of the of the general conditions or criteria for special exceptions is that the proposed uses have to be in accordance with the comprehensive plan. And the first thing we look to in in that analysis is always our regulations and our zoning map. So our zoning map puts this property into our commercial district. Our commercial district regulations allow these very uses to which we're trying to put this site. And that in and of itself is evidence of consistency with the comprehensive plan. Um I put in uh the

letter I submitted today as well as as our statement of use uh the areas of the plan of conservation and development which can also be looked to when you're talking about the comprehensive plan of the town. Um, people always seem to think that's what you look to first when you're talking about the words comprehensive plan, but it really is the zoning regulations and map to which you look to first. Of course, the the plan of conservation and development uh which is uh a year old and I know how much work we all you all put into that. Uh the very specific provisions of that are um set forth in my um statement of use. And there are some that are I wanted to call your attention to including uh the excuse me um policy F which is promote the expansion of commercial and retail businesses that are appropriate for the town. And on page 55 and 56 of our plan of conservation and development under the uh policy f um details there are um specifically saying supporting establishment of small well-designed businesses outside of the downtown village district and support support existing business owners to facilitate growth of local business through the economic development commission staff. Chamber of Commerce and other relevant stakeholders. I would submit to you that this application brought by um the Gulix um hits those on squarely on the head.

Um, so with that, I would like to turn the floor over to um our uh project architect uh Rick Stab to to show you all what this um this building and development will look like.

Yes. Yeah. Come on.

Hi guys, my name is Rick Stout. I'm an architect. We have an office here in Madison on 17 Wall Street and also one in old line. Uh but we are the project architects for this project which I think is a really cool little project in town. Um as we get to the presentation, what we're going to show you is what we presented to AKA about a week ago. We had really good favorable responses from that as far as the architecture is concerned. Uh I don't think it made it into your initial package. So hopefully this isn't um coming at you from a sideways, but it just has a little more information, more kind of graphic fun stuff to look at. self share that when we get there. So, uh the cover sheet basically shows the lot um in very graphic form from the Google Earth map and we kind of color generate it to to make it more pop I guess. Boston Post Road is on the bottom of the page and Hamas connector is on the left hand side of that. You can see our lot is shown in the red diagram, the triangular shape. So, it's kind of an odd shaped lot. We can't even get the whole thing on the back of it. It goes to a point in the back. Um it is adjacent kind of close to the uh the connector. Like I said, there's a property between us and the connector. There's a cell tower back here as well. So as you're coming down that cell tower that you see going into Hamasset that's kind of a landmark for you guys. There's the new residential development happening over here. So this is the old map. There's a bigger piece of stuff going on over there right now. But that's our lot. So you can see as we as we get into the architecture here, we're going to talk about two parts of the building. Um and Mike will be able to describe the site plan a lot better than I am. I'm I'm here to kind of describe the architecture to you. But the front of the building, the front building is going to be more residential or kind of in keeping with small commercial scale here. And then as we get to the back building, that's where the actual nuts and bolts of the operation happen. So, it's a little more kind of barn-like structure as we get into that. But you'll see front of the building and then back of the building. So, if I refer to that, that's what we're talking about. You can also notice that there is a front parking area that was uh presented by our attorney as well as a rear parking lot. So the front is meant for the retail component of it, the two shop people manning that position as

well as uh people coming in and out of the shop as well as the two residential units above and then uh people working in the shop per se in the back with the parking. So that's that's how that's set up. We do have um the need to bring trucks back here. U Mike's plan shows a little bit better where that parking is. We have a couple of loading date uh loading uh doors back there. 10 foot wide doors uh which bring materials in and take materials out and go to the next plan. Uh this is Mike's drawing. I'm going to let him get to it. It civil drawings are never quite as graphically pleasing as I like to present, but that he's not here. Mike, are you online right yet? No. Uh let's go to the next drawing, please. Um so this is our floor plan. We have some blowups of this. Unfortunately, we've rotated it on you. So what we just presented is now rotated but the front uh building is on the left hand side over here. This is is consisting of a front porch coming into the retail component and then there's support uh support space for the retail component like offices and restrooms and and uh conference areas and things like that. There is a accessible ramp on the uh eastern side of the building which comes into a stair. This is also the um access for the residential units on the second floor. So, when we do talk about the residential units, they're basically going to be stacked over here. That's all we're going to be doing with that. So, as we get to the the back building, that's all of the workshop working on laying out how the equipment and storage comes out. Um, currently, we're not um quite 100% there yet, but we're working through how that gets laid out. You can see that there's a couple overhead doors. So, the drive comes in and one will back in and load off materials here. And then production happens in here, and then most likely as we start to paint and deliver out, it's going to go out that door. So we kind of have this process of doors going through there. Um there is a second floor component of the um shop as well for more storage and maybe some some production work up there also. And go to the next drawing please. Uh this is a second floor plan showing you the residential completely on that side. The stair comes up. They're small

enough units where we have one exit out one eress out of there. Um but one bedroom each split right down the middle. Uh you can see the porch roof kind of exposing which you'll see better in a minute. And then again the second floor component of the um uh the workshop area itself. And then we'll keep going. These are blowup floor plans. I don't think we need to go into those right now. But now we've rotated you back again. So uh porch, showroom, conference room, offices, bathrooms, restrooms, break rooms, things like that on the unit. And then the residential units blown up and then we can get to the prettier stuff. Elevationally speaking, the outside elevations. Um you know what? Let's go right to the rendering. if you don't mind. It's down a few. Let's go to that first one. All right. So, um this is their front building. It is kind of very classic Madison, classic colonial feeling with a little bit of a shoreline component to it. Very very much in keeping with um the town vernacular. So, we have a two-story building in the front front porch. This is the parking spot for the retail component coming in getting up to the front porch with that ramp that I talked about before. This is the stair tower that goes up to the residential unit. the doors behind it. Uh retail on the first floor, residential apartments on the second floor. Um this is a wood shingle structure. It has painted white windows and painted white trim and uh metal roof on the lower piece and an asphalt shingle roof on the upper piece. Uh let's go to the other this this is kind of this will give you an idea of how that secondary building works in the back. So this is the drive that goes to the back. You can see that we now transition from the classic kind of building gently. There's still a low porch with shingles here, but then the larger barn building actually takes on a nice gray siding, metal siding back there. It's a metal engine, a pre-engineered building back there. So, scale comes down as it goes around the back side of it. Uh, but it still feels like it's in keeping with the with the local vernacular. We do have some lights

that are going on this building. um four particular in the front uh one over each door uh and then two around the side um on either side of the front entry door. Full cut off, but they're actually under the porch as well, so we're not letting any light into the skies. Um we do have some full cut off uh wall pack lights going over the doors at the commercial side of the building just because we need that for egress as far and as as lighting the um the area around getting in and out of the building. And then Mike has some sight lights also that he can talk about when he gets into that. Um I guess I would ask ask you if you have any questions about the architecture otherwise you can turn it over to the next people. Any signage?

Uh there will be signage coming. Yes. So the thought is there might be signage here. There might be a ground mount signage but we don't have anything yet at this moment to provide well in the workshop area. How are you handling ventilation? We let Travis talk about ventilation when he wants to talk about the project a little bit deeper. So, we haven't got to the mechanical system development yet at this point, but there will be ventilation. Obviously, we have paint shop going on in there. That's major ventilation. We have a lot of dust production. We have to manage that. I would think I don't want to speak out of ter you're collecting all your dust in sight and you're keeping it there and and not putting any dust out into the world. And the same thing with the with the ventilation for the paint shop.

Have a question about the loading dock. Um because you showed us the architecture but not the parking. So, in the parking in the back, is there room for trucks to go straight out and then turn around and then head out? How? So, let's go maybe back to um that one. Yeah, that's good. So, a truck would come in um it would then pull back into this piece and then it could come out and make the turn out and back around. No, we're talking 30 foot max single single drop. Yep. Yeah. Uh there is Mike will talk about a um storage area in the back for trash and things like that as well. So that area is all paved.

This is all paved. Uh our my original site diagram doesn't show it correctly. So this is all paved. Yep.

Thanks.

Thank you. Thank you. Hi, I'm Rachel Blendon, Madison Earth, 1250 Durham Road in Madison. Um, so the landscaping plan is, as you can see, it's obviously a commercial plan, uh, which usually means less maintenance, but it's elevated to match the brand of the company. Um, it has something colorful year round. Uh we have put a lot of natives in it, a couple pollinator plants as well, which you know that you don't necessarily find in an average commercial lot. Um but if you choose the right plants, you can do it without a lot of maintenance. Um so you can see in the front here we have um a mediumsiz bed and the purpose of that is to really soften that front parking that we were talking about. It's a little bit of a buffer, but the uh there is a bit of an elevation to the property, so it's not blocking the beautiful building itself. Um it's really just as I said softening the parking areas. Um and we have, you know, some larger specimen trees, three of them, um to again kind of soften the building and yeah, elevate it.

Right. So in the comments from a Yes. we read that they asked you to swap out the kinds of maple tree. Yes. And then I think they were concerned about that frog bed that it would block the the building I guess. But isn't that I think they were concerned um until I we explained that there is a 10-ft elevation. Um and also the plants that were chosen I mean aside from the we're changing to to an acer rub. Aside from that tree uh everything is a maximum of 2 to three feet tall. So it's really um it's not going to block. So you're Yes. Yeah. Yeah. Thank you.

Thanks. Yeah. And and as you said, we're switching to an Acer River instead. Yeah. Is there anything being done between the the uh pavement and the neighboring property? Uh no, there's nothing planned for that area. No fence, no nobody. It's all wooded. It's all We remain all naturally wooded where it is. that property is occupied. No, there's not. If you go back to the that map one, there is no I don't know who owns that. I don't know if that's deep or deep is our neighbor.

East. It is the state on the east side of Any questions for landscaping? Thank you. Thank you.

You bring up the um just like the floor plans kind of tra 45 Wall Street. Obviously, I I live in town. Um our business partners, father Peter Harvey Treat are here as well. Um like Chris said, we've been in town for a long time. We've been looking for a property for quite some couple years now. Um we really wanted to stay local and you know there's opportunities to go multiple towns over. Um you know our main office is downtown. Our operations is Madison. So really kind of waited you know waited quite a while until this opportunity came up. Um so I just really want to just kind of talk about the operations a little bit. The front of the building is going to be a showroom. We don't have a showroom right now. Um, we have a little office down in Madison, old house, but only so much we can do with that. Um, so we want to kind of create a showroom, different cabinetry, uh, have a design office. Um, so for clients to come in, you know, Monday through Friday, Monday through Saturday, um, to kind of see what's going on, um, have a little design office and then we also have, um, the workshop attached to it. Right now, we operate out of two um shops um in the Milano development. Um they're separated and very logistics. Uh my my guys aren't really a great fan. We were rolling down cabinets down the parking lot um and everything like that. Um so right now we have, you know, we're limited on parking here, but we really wouldn't be need more than eight employees in the back, two in the front. Um and then obviously the two apartments above. Um just a couple logistical things. I know there was uh you know brought up the venting aspect. We would have a dust collection system that would be contained in a insulated room. It is a conditioned building. Um it's not a metal building that it's just metal. Now this is wood that we're dealing with. So we do need to be a conditioned space. So

it'll be insulated, heated, cooled. Um one aspect is the doors. You know, you always kind of get concerned of garage doors being stayed open during the, you know, the summer months, but again, we're dealing with wood cabinetry. We need everything to be in conditioned space. So those doors will not be opened or um really at all besides deliveries and things like that. Um so venting um we we only do waterbased um all the finishes and we don't do lacquers or anything like that. So really there's no smells. The VOCC's are very very low. Um but we would have been like Rick was saying um would be going out out out of the building but no smells or anything like that. uh dust collection system would be inside in an insulated room. Um we have that currently in our um shop. So not really any noise compressors. Um though we're not plugging in compressor and you hear framing guns going all day, framing houses and things like that. You know, this is all contained again in an insulated room inside. Um and again, those are just little trim guns here and there. Um, in deliveries, um, kind of touched on a little bit, but they're small trucks. We're not looking at 18 wheelers coming in and delivering, um, you know, piles of lumber and things like that every day. You know, this is this is a warehouse workshop where everything's coming in. We, you know, maybe once a week we're getting lumber lumber deliveries. We stockpile it in the um, uh, in the warehouse and we're able to use it as we need it. It's not every day. lane and lumber's not coming every day or anything like that. Um, Atlantic Plywood, which is kind of supplies our paint, they maybe come once a week, twice a week, usually Tuesdays, Thursdays. Um, but again, it's very it's not everyday type of deliveries with these big 30 foot trucks. Um, you know, Amazon UPS deliveries, you know, maybe

three times a week, but those obviously those just little delivery trucks. Um just I mean that I mean that's really the operation Monday through Friday. Um we'd be potentially operating on sat Saturdays maybe u for a pony only Monday through Friday. Um I think we have on here uh 7:30 to 5:00. Those are really kind of the main um those those main hours. We're not open at night. We're not open in 6:00 5:00 a.m. Um and yeah, that's kind of the operation side of of this public. You can have a spray booth.

Yeah, we'll have a spray booth. It'll be inside. It'll be a contain um contained area and that's where the ventilation is. So, it's all it's all contained in Guinness Base. You be working with MDF or storage? Uh yeah, MDF all the time. So, you have a formaldahhide risk? Uh, not that I know of of MDF at the this time, but not press board. Did they eliminate maldines? I don't know if they did or not. I would sure hope so at this time. Um, but that would be the first I've ever heard of that. I feel like my insurance company would have on top of me on that one. That's okay. I don't think it's a big deal, but we can find out. Sure. Of course.

Are you using the same I heard you say the current operations are in Banana Banana. It's currently in town. Same materials that you Same materials. Yep. Yep. Yeah. Plywoods, hardwoods, all around. When you said climate control, how tightly do you keep that? Is it like uh pretty pretty tight. I mean, all the door all the doors stay open. We have closers on our doors right now. Um

you know, because because of that fluctuation, the humidity is really the big thing, especially with the wood expansion, contraction, especially with paint. you know, this will be, you know, this will be in the end too where we have all our cabinets that get stored for, you know, a couple weeks at a time before they go to our jobs or someone else's job. Um, so it is it is pretty controlled museum world. So I Yeah, we we have remember I think it was last maybe it was a couple years ago we brought some humidity detectors and put, you know, put them in make sure that we're not, you know, in the range. Yeah. And also, are you going to allow visitors from this showroom into the workshop? Yep. Yeah. If they they want to come see it. I mean that's what we have this um this connection right here that could still be parking up front and then walking through through the

is the are the systems on I would expect them to be closed systems for the shop versus the residential units. What about like noise control and any heating ventilation controls to

so that so that was one that's one aspect with the two two buildings as well. You know the front is going to be a stick frame the back is going to be a metal building but it's all it will all be insulated. It'll be double two zones. There'll be a zone for the heating AC for the first floor here, heating and AC back here, and then those two residentials will actually have their own little unit. Um, and then there will be a double wall. We haven't gotten into the exact construction of it. U, but there'll be some type of sound barrier, double wall between the apartments in the front area. This is the architect talking again. Um, there is a buffer of rooms uh between the the workshop itself. That little buffer right there is actually part of the workshop side of things. It separates it from the uh main showroom and it also separates the residential above. So that we have a couple layers of walls that have been put in there for sound control for sure. High priority.

Um has seen anyone address emergency vehicle ingress and egress on the market letter? I'm assuming you've addressed it. So yeah, I mean we there's plenty of space. Um, I mean, we're going to I am I am a fireman as well, so I do know that we could be we're going to be able to get the any trucks that we do need to down here. And then there's going to be plenty of space in the in the front. Um, right on right on Cottage Road and in the parking turn out to turn into your road. It's adequate for the uh Yeah, it's two. It's a two lane two lane residential road.

Any other questions? I think it looks great. Okay. Um, so, um, Mike Mike is, uh, in front of the Old Saber Wetlands, uh, agency right now. Um, and he I think he's going to be joining us shortly. Um, but I was hoping that you could, Erin, if possible, bring up his plan because I I have a number of things I uh want to highlight in especially in light of some of the questions from the commission.

First, do you want me to point out the do you want to bring up and I'll point when you're talking? Uh, sure.

If you need to, let me know. I'm just kidding. We're about to Is this a good one for you to start with, Chris?

Yeah. Yeah. Um,

Mike Mike had sent me um an email with uh the points he he had wanted to make. Um I think he's probably going to be here shortly because he's telling me he's told him he has to leave. So, but I'm I'm going to go ahead and and read the points he wanted to make. And uh he uh first said that the um the parcel is approximately 150 ft west of the cottage mill road intersection. There are no regulated water bodies or inland wetlands located on or in in the near vicinity of the site. Title wetlands are located across Cottage Road approximately 90 to 150 ft to the south of the site and the site is located within the South Central shoreline subreional drainage basin and the Tom's Creek local drainage basin. The site drains to the municipal storm drainage system within Cottage Road which discharges to the tidal wetland to the south of the site. The site is located partially within a special flood hazard area AE1 zone and flood zone X and the flooding source is the coastal waters of Long Island Sound. Although the development proposal includes the placement of a minor volume of fill within the special flood zone, excuse me, special flood hazard area zone. Because of the location of the site on the Long Island Sound shoreline adjacent to a coastal Azone and the coastal waters flooding source, there's no regulatory requirement under applicable flood plane management regulations to compensate for the loss of flood storage volume. The site is not located within a public water supply, watershed area, or an aquifer protection area. The Connecticut Department uh excuse me, the total area of land disturbance associated with the complete

project construction activities is approximately 85 acres and the impervious service land coverage is approximately 43 acres as shown in the zoning standards table on the title sheet of the submitted permit drawing set which are signed and sealed. all bulk standard requirements for the C zoning district outlined in section 6.1.3 and the parking requirements of section 8.0 of the zoning regulations have been met. The site will be served by a single 18 foot wide access driveway from Cottage Road and parking areas in front of the building and at the rear of the building have been provided. A total of 21 parking spaces have been provided, including one reserved parking space. The plan does contain a parking um uh breakdown of the uses uh we're we're intending to put at the site and it uh dictates 20 parking spaces required under our regulation. So, we have one extra. Uh there was a question earlier about what was going to be paved and what was not. And uh I think um I want to correct that information because the front third of the access driveway and the front parking area will be paved and the remaining portion of the driveway, the loading area and the rear parking area will be surfaced with stone aggregate pavement section. The planned building will be served by the Connecticut Water Company public water system and public electric and communication utilities located within the Cottage Road right ofway. The building will also be served by a buried liquid propane gas tank located on the east side of the building. The building will also be served by an on-site subsurface sewage disposal system that

has been reviewed and approved by the town health department. that approval is on file and and part of the record. Um the grading of the site has been planned such that only a relatively small area of the site's access driveway and a small lawn area will drain to Cottage Road. Storm water runoff from the major portion of the developed site, including the building roof, access driveway, parking areas, and sidewalk, will be directed to a hydrodnamic separator type storm water treatment structure and then to a subsurface storm water infiltration system beneath the front parking area. The storm water management system has been de designed to meet the requirements of the Connecticut Department of Energy and Environmental Protection storm water quality manual and the requirements of section 5.1 of the storm water management section of the town of Madison zoning regulations. All exterior building mounted and polemounted lighting will be LED fixtures with a low color temperature. The exterior lighting meets current standards for backlight, uplight, and glare. And an exterior lighting photometric plan has been submitted demonstrating that light levels are appropriate and there is no light spillage beyond the site's property boundaries. A waste and recycle, excuse me, a waste and recycling recepticles enclosed area has been provided at the rear of the site and at the end of the access driveway. the uh in addition to already having the septic system approved by the town's health department today we received a uh a letter from deep um which um indicated that um there were no concerns um uh from their standpoint with respect to the project and the coastal area management act. I see Mike is here. He's

probably waiting for me to stop talking. So um is good for you. Welcome, Mike. Thank Thank you, Chris. And I I my apologies to the commission. Um I was in an old Saber Inland Wetland Commission meeting. Um I I I heard you. I think I heard your whole presentation, Chris. Okay.

Um so I I'd be glad to uh I'd be glad to answer any questions that the commission have for me. A couple of uh points had come up earlier um during Rick's presentation. One being how much area is going to be paved. Another being uh the trucks um being able to to to get into the loading dock and have a turning uh radius ability to uh exit the site. um the uh the parking locations, the the waste and trash receptacle locations uh and the lighting the location of the exterior lighting. So maybe you can hit those first.

Okay. Um see if I can remember them. So So the yellow if the commission can see the on this plan that that I'm seeing on the screen can you all can you all see the yellow shaded area?

Yes. um that that entire area everywhere it's yellow is a uh stone aggregate surface. It's it's a because the soils here are sand and sands and gravels. Um this this type of surface works well has worked well on other sites. So everywhere you see yellow is not batuminous pavement. It's a stone aggregate and the remainder of the driveway about a I was estimating about a third of its length out to Cottage Road will be paved and the front parking area will be paved and that's it. The the remainder is the yellow area uh which you know which will be the stone aggregate surface. Um, with regard to trucks, so so the right, as you might imagine, the right turning movement, you know, right right in or or right out is always the movement of concern. And you'll notice if you come in to Cottage Road from Mill Road from the bottom of the page heading towards the culde-sac that the return curve radius, the radius of the driveway is much bigger, larger and flatter than the other one. And that's to accommodate the rightin turning movement of a of a truck. Um this site as you you're probably all familiar with the site but it's kind of a unique location where where there's the you know there's the culdeac and there's only one other property to the north of this parcel and there's no ability for this road to be extended as you all know because of the Hamanasa connector. Um, the road actually, some of you may know, the cottage road actually used to connect across before the connector and it went to where Signal Hill Road is today.

That's why the end, the east end of Signal Hill Road is a kind of a funny arrangement. Um, so trucks aren't going to be turning right to get out. And even if they wanted to, they can actually occupy the entire width of Cottage Road because there's virtually no traffic on the road. So, uh, the the size of the truck, uh, the 30 30 foot trucks or a single unit or SU30 design vehicle that we call it is what this driveway is designed for. That's the size of the trucks that are anticipated to come to the site. Um the the waste and recycling enclosure is at the very end of the driveway that that dark rectangle. Can you can you point to that, Chris?

Yeah.

Um yep. Uh so that that you know there's a concrete pad and there's an enclosure around it with gates so that you don't you won't be looking at the receptacles all the time. Uh receptacles meaning the dumpsters. And um and then the lighting, there's one um polemounted light at the rear uh for the rear parking area, and there's four polemounted lights for the front parking area. And there's building mounted lighting, as I'm sure Rick, the architect, uh probably described. um uh most most if not all of it required by the building code at all the uh at all the doors at all the entrances and exits uh from from the building. And if you if you zoom in, I think you'll be able to see the four light locations in the front parking area. Um, and we submitted, uh, I'm sure, um, Chris, Attorney McCann told you all that we submitted a an exterior lighting, uh, phototric plan with the with the application also. Um, was that was that all of the commission's questions?

Actually, Mike, a couple of us first. This is Carol Snow. Um, in other applications, we've had concerns expressed about flooding at the intersection of Mill Road and Cottage Road. And you know, I think what you're telling us is that there shouldn't be any issue with storm water runoff contributing to that intersection. Is that right? Yes. Yes. Um, so the flooding, you may remember, um, Carol, I I actually worked on that application,

right? Um, and I and I'm familiar with it when I was town engineer that that flooding it's it's really ponding. I it's because the the road is low and there's no drainage system in Cottage Road on that side on the opposite side. And and the reason I say that is the the problem is kind of isolated to the opposite side of Mill Road. this site it it it couldn't possibly contribute especially because only about 700 square ft of this site will drain to Cottage Road. We've captured, if you looked at the storm water management report that we submitted, we've captured the run the the water from the entire building roof, the entire front parking area, the sidewalk, uh, and and the entire yellow area if if runoff should occur from it. We've captured all that and directed it to uh the subsurface infiltration system. And the soils are so good here that they can take all of the runoff even for the 100year rainfall event. So we we we we should have a very very small amount of storm water runoff that goes out to Cottage Road. And when it does, it goes into the drainage system that's that's in Cottage Road on on this side of Mill. So it it it does not go back towards Mill Road.

Thank you. Bugda. Um, how are you bringing in the Eversource Utility Service? Uh, could could you say that one more time? I'm sorry. How are you bringing in Eversource Utility Service to the site?

Oh, okay. I'm sorry. uh that that's actually shown if you zoom in on the on the um I guess it would be the the east corner of the site, the bottom of the page, the water and the power and the communication utilities are shown coming in underground from Cottage Road. They're they're colored actually the water's colored in blue and the power and communications colored in orange. Sorry. If if you can see that on the plan.

Any other questions? Great. Thank you. You're welcome.

Does the commission Does the commission have any other questions of of our our our team? If if not, I I I can briefly sum up here. Um, in terms of all of what uh we've we've presented with our documentation, our plans, um, I would submit to you that um, the uses that the applicant intends to implement at the subject property can be carried out safely without causing any significant increase in traffic concentration. Um, I specifically put in the letter that I submitted today all of the uses that could be applied for in this zone. I believe that in the commercial district this is a very very modest intensity of use. um and uh one that um you know should be embraced by surrounding property owners and probably enhances surrounding property owners because of the other potential uses that could be you put on this site. Um secondly, the the parking is completely self-contained. We have one ex on site. We we have one extra space. Um and um subject of course to the to the relief that we're requesting about the front yard parking um which again I I I don't see how it makes any sense in the commercial district. the septic system. We we we submit it early enough so so that we know that the public uh excuse me, yeah, the public health code is compliant because of the sign off from the town's health department that we have. We have feedback from the Connecticut Deep um uh indicating no issues whatsoever. Um specifically with respect to the coastal site plan aspect of our application, um

I think it's clear that there uh is not going to be any objectionable light or noise emanating from the the project and the uses especially given the fact that the backdrop of this site really the hamasset connector is going to produce more noise than this use. Um it it is, you know, obviously cars move at a pretty good clip on that and um the the area is is is sort of dominated by that noise. Um whatever it is. Um so I think this is a really good location for this type of use because of that. Um as I said earlier, the proposed uses really do fit exactly within the definitions of what we're doing. There's no stretching or or uh trying to to to put a square peg in a round hole here. Um we have a clearly vacant and underutilized parcel of land in our commercial district which again these these pieces of land that can be utilized and developed in the commercial district are limited especially on the east end of town um where the Hammond Acid State Park is. Uh, and most importantly, we have a local business that'll be permitted to root itself in Madison, where its principles have lived and worked for generations. And we add two apartments that will clearly be unique and distinctive, providing another alternative housing option for people in town. And all of that is to say that I think it will be an asset to this area and clearly won't have any uh injurious effect on any of the surrounding properties. So uh we hope you'll receive the application favorably and allow the the project and the uses to be implemented on the site. Thank you for your attention.

Thank you. Any other comments or questions for the commission? Let's open it up to the public. Sure, Madam Chair. I just wanted to note for the record, I submitted a staff uh report for the um commission. We don't need to read through it. I think we've touched on every piece. That's it. Um so to save us time and energy. I just wanted to note that it is submitted. It's there. Thank you. All right. Questions, comments? Um yeah, I have a Could you identify yourself?

Oh, can I I'm sorry. I wondered if you could take me back to the original architectural drawing that was on board that shows the map. You could We need your name and address by yourself. Could you provide your name?

I'm sorry. I was going to do that. I just wanted to get it set up. My name is um My name is William Porter. I live and I'm going to read this because I'm not a good screen. Uh I live at 6 Street Madison. This is located in the 164 home winder community whose only exit entrance is on cottage trail. During the past number of years, residents of Windemir, Seabbze condominiums and other homeowners and renters on Cottage Road have been concerned about the condition of Cottage Road. The concern involves safely driving, walking, and biking on a narrow, unimproved rural road with rapidly changing traffic conditions. The Cottage Road and and Boston Post Road area, which runs parallel to Cottage Road, has evolved significantly in the last 25 to 30 years. Examples include the marketplace with Cohen's bagels, Yale and middle uh middle sex medical facilities and the dollar business apartment complex. All these facilities have exits entrances off Cottage Road as well as the Boston Post Road. A condominium complex is also planned on the Boston Post Road which will abut Cottage Road. Cottage Road has seen the development of three apartment complexes totaling 64 rental units. The growth in residents in the eastern part of Madison has also caused traffic heading towards Clinton to use Cottage Road as a cutthrough street. All this increase in activity and growth has taken place with no improvements to college which is still a narrow

unimproved road. Passing oncoming vehicles on the road usually require one driver to slow down and pull over to let the other car pass safely. It's as narrow as 16 1/2 ft by Seab Breeze condominiums just north of this proposed complex. There there is no room for on the road for walkers. They must find a place off the road when cars pass. Residents of Cottage Road began to make selectmen and the planning and zoning committee aware of their concerns about Cottage Road in 2022. Selectment lines in August of 2022 indicated in an email that once the Wellington apartment project was completed, the town would conduct an assessment of the road conditions, taking into account the impact of the construction, the new development, and new traffic flow. with no changes to Cottage Road in the summer of 2025. Um, uh, seeing planned at Cottage Road same planned, a cottage, a Cottage Road petition committee was formed. A petition with 206 people living in Windermir and on Cottage Road was submitted to the selectmen in September 24 of last year. It respectively asked the town to make a commitment to upgrade Cottage Road to a complete street by the end of 2026. The selectmen were very responsive to our concerns and submitted a request that a road improvement project be submitted to the town capital improvement committee said. Members of the cottage road improvement committee after meeting with selectman Lions and John Anico recognized this was a

significant project in engineering and cost would be an issue. One of our representatives presented our concerns to the capital improvement committee at a meeting in December of 2025. We are confident the town now has cottage road planned for improvement pending engineering design and funding. My reason for attending this meeting is to make you aware of the concern we have for further business expansion on cottage road until the road is improved. This project should only be completed in conjunction with cottage road upgrades. We also question why the developers on cottage road are not required to help fund the road improvements as their businesses are fundamentally helping to drive the need for road upgrades. Respectively committed commit submitted William Porter for the cottage road improvement committee. I have a copy for the Thank you very much for your time. I appreciate it. Thank you.

Thank you. Um, I see we have a hand raised. Yes, John. John, could you identify yourself for the record?

Mil Road in Madison. I'm sorry. Could you repeat your name? Uh, John Monty. Uh, 39 Mil Road. Thank you. Um um so this project is basically going to be right in my backyard. Um so I have some concern as far as noise.

Uh sound deadening. I don't know if that's been discussed or planned. Um I also have some issue with uh exterior lighting. Uh is that going to be something that's going to be on all night? Um, and as far as I know somebody else earlier was talked about ventilation. What's the ventilation going to be for something like this? Um, and yeah, how loud is the with all the trucks and and everything working in there? What what's what's the noise level going to be as well?

I have some concerns about that. Thank you.

Does someone want to try to respond to Sure. issues?

Um, yeah. I mean, I think the the one aspect is the ventilation that we have. We will have a ventilation system. We have one right now at Milano Development. There's no smell. There's not much. There's really no noise. It's all just getting vented out. Um, we have a spray booth inside. Um the trucks is like I stated earlier, it's it's not a heavy truck truck. It's um 30 foot trucks once maybe twice a week uh during business hours. Um the so noise level, you know, like I said before, it's going to be a conditioned building. the back um the back building where all the the saws and everything's going to be working. Compressors um that's going to be insulated building um to today's standard building codes. Um you know some town deadening is you know it's not it's not a workshop where saws running for 9 hours a day. Um it's um you know it's a workshop that's all going to be enclosed. It's all going to be a tight tight building. Um, so I can't tell you the decibb or anything like that of, you know, exterior. Um, you know, like, uh, attorney Chris McKenon said, him connector is going to be a lot louder than our building. Um, the lighting, uh, Mike got, I don't know if you were able to kind of talk about what that the lighting, I mean, mo all that lighting is down lighting. It's, um, not there's no there's no spillover. I believe the lighting plan shows that there's no spillover onto properties. Um, there's lighting underneath the porch. Um it's you know going to be you know it is a residential um apartments and maybe Mike you could take that lighting part.

Sure. Sure. Um yes the lighting is all um uh uh uh compli you know dark sky compliant. They're all full cut off fixtures. In fact they're they're if you look at the detail on the plans they're uh they're pendant pendant style lights. So there's an arm there's a hook just like the lights on Wall Street. As a matter of fact, they're the same lights that are on Wall Street. And just like the lights that are in the downtown center. So the light the light hangs down from a from a hooked arm and shines down. There's no light above a horizontal plane at the light source. So they're, you know, they're the old terminology is they're considered full cut off fixtures. Um the new terminology is the uplighting component is zero. Um there so the the light source is up inside the housing. Uh it meets all the standards for you know backlight, up light and glare. Uh and it won't be on all night. It'll be um controlled by a timer and by photo cells. So the timers would the timers would turn it um uh off at a certain time that that Travis can talk about uh and and uh they will turn on by photo cell uh when it gets dark enough. Um so if I I hate to put you on the spot, Travis, but um what what what would you think the time would be when they would go? I think it's I think it's the apartments aspect obviously during the winter get it's dark out so 4:30 so you know lights will be on wholesale I think it's the apartment aspect to keep your nose on until 10:00 for the safety um the parking lot and then um that would be my expectation and my my thought process with the lights at least for the parking lot for the for the tents

yep and that and that makes sense and again they because they meet all current standards there shouldn't be any uh light pollution and that's why we submitted the um the exterior lighting photo plan to document that. Thank you.

I had a a couple of uh points in response to those uh comments uh from the public as well. Um f first with respect to the cottage road um traffic situation. Um my understanding of that uh issue uh is with respect to Cottage Road to the east of Mill Road. Uh this particular location, people are going to come to this site and access it from the post road, come up Mill Road and take a left. And I think that the traffic issues are to the east. Number one, uh, with respect to noise, um, and lighting, obviously the, um, noise issue is is somewhat sort of self-p policing here. Um, Travis is going to build this project and have two apartments in there. So, the containment of noise is going to be something that he's going to need to pay attention to uh much more so to protect those apartment uh occupants than anybody who lives anywhere close to this site. Um I think that people should take comfort in the fact that there's going to be people living on this particular piece of property as well. Um the other thing I would point out is that our regulations do have a provision in section 2.1 where you cannot produce um you know uh noise um that is bothersome to surrounding properties. Um given his experience with where he is now operating where he is now uh knowing what type of noise is there and the presence of the two apartments as well as the backdrop of where this commercially zoned parcel is located. I think that um all of those uh factors uh would would indicate that noise is not going to be an issue.

Thank you. Questions. Would someone like to make a motion that we close the public hearing and move to deliberations? Nice. Same second. Michelle further discussion. All in favor? So, the public hearing is closed. Um, we got a lot of good information. It looks like a good great project. I think um I don't know how you found that parcel of land and I think it fits. You know what? It's such an odd lot and what could you do with it and I think this is a really a really great solution.

Yeah, they were they were completely bugged out. I don't any reason like like this is kind of like a no-brainer. I respect completely respect your concerns, but I look at the map and I think your concerns are valid, but just not necessarily relevant to this particular project just due to the the um dead end aspect and the fact that it wouldn't be actively accessing the road and then and roads are up to the town, not Yeah, exactly. if the public road to get up there. Yeah. And then uh with regards the other concerns, like

it's an insulated building, so I I would expect the noise to be the same as if somebody was using a saw side of a house. And then it also looks like there's a ton of wood still between the property and this gentleman's property. So from a lighting perspective, like I think this is kind of a no-brainer in my opinion. How do people feel about waving the front parking issue? I've always thought the definition of a front yard involves grass. It's not a front parking lot. No breaking. Uh that the idea was not to put a you know this an old ramshack or car on your grass in front of the house.

Well, I thought it might be to prevent strip walls or something, you know, which we don't want to have along with one. We don't do this. But all in this general vicinity have parking in front of them. Right. Right. In a commercial area. Yeah. Yeah. Well, there's a commercial zone, right? Yes. And also with the landscaping and the nice detail on the front looks quite nice in photos. And regarding the reality is the road's in really bad shape. So there's traffic concerns, but I think the bigger concern is the road is just bad. And we tried to right work something out with that affordable housing. Yeah.

Affordable back in the days, but that bonding is still there a little bit. Well, I don't think they've done anything. No, I don't think anything been done. No, they have revenue. It does sound like there's something in motion to fix it up. A separate concern. It's a separate thing, right? It's a separate thing. So, it's a valid concern, but separate from this.

Yeah. Because when I look at the when I look at the position of the proposed improvement and what and when I listen to the gentleman's concerns about traffic along Cottage Grove, it sounds like there's a distinct separation between traffic expectations and customer volume going to the left to the new proposed property versus the residential along Cottage Grove. And I I hear the concerns and they sound that we should be addressing those in a separate way, but I don't know that the commercial aspects of the property to the left side of Mil Road would in fact contribute to what is already an issue.

Well, I think the reality is the road conditions and our curse selective way attention. But that's not

thanks. Any other input? Um I'd like to suggest adding one condition that is revelation system being sh whatever that is. There's something about that. Is it ocean that probably Marshall

or the fire marshall and is there a way in in addition to that my concern is the residential impact for the two one the neighboring areas but also the two the two units that are proposed is the noise and the ventilation I want to make sure that they're well protected. You you may need to word a condition like that of that the applicant shall utilize best practices for ventilation and noise. I I don't think you really want to condition an approval based on another AY's approval. I think that would be going in the wrong direction. Yeah, you can definitely add language

because I think if they take such steps then that will then cascade out to the surrounding neighborhood and general area because I do you know wildlife in the area if there's squirrels and whatnot this month. I think that um it would also be good to add the condition that attorney McKeen recommended about the rentals be no less than three months because we don't want to have a short-term rental problem right across from him have an asset in it prime location. So um

is that not all generally isn't that in the regulations it's a regulation it is a regulation could be depending on what you do in upcoming regulation amendments, it may not be. So, it can't hurt to add it as a condition. Um, it does help pro protect your housing stock. Um, it, you know, as far as preventing short-term rentals and using that for Yeah. diversity,

housing, I don't want to tackle that. I'm okay adding that as a kind even if the regulations cover it, but just to emphasize that these are two new units being added to the stock and make sure it's not a short-term rental. That's fine. That's fine. What about the ventilation? We can talk about that. Yeah. How do we how do how do you recommend Aaron drafting the recommendation the re Yeah. the condition for noise and ventilation the applicant followed up utilize best practices in design for noise and ventilation with respect to the workshop there's no regulatory requirement there are zoning

yeah is there a specific OSHA requirement for that is Jeff's question I mean does OH have the requirement for ventilation I think so absolutely they do so that would be they would have to comply with I don't have a problem setting adding it. Okay. In design for noise and validation best practices using best practice. Yeah. Utilization best practices which would follow any federal or statements. That's why Okay. Erin, do you want to um Yeah. I'm gonna pull it up for you in just a second.

Just didn't tell you live on the screen. Have everyone laugh at me. That's okay. a lot of pressure. We'll see the red lines.

Um, okay. Let's try this. Okay. This um this draft resolution includes some standard um conditions that um the commission typically applies to uh special exception permits. notification of the CEO ENS controls during um construction activities until the site is stabilized as built survey of the property including storm water components um and verification from a license engineer that the system was installed um uh according to the design plans um and that is submitted prior to the issuance of the final certificate of zoning compliance which comes right before the CO Um a note here about lighting um color temperature of 3,000 and um installed according to plans which already notes um the dark sky friendly. Um number five is the utilization of best practices in design for noise and ventilation uh with respect to the workshop area within the workshop area. However you'd like to word that and

the impact of the workshop area on residential to protect. Yeah. To protect the residential spaces or to minimize disruption as much as possible in whatever language is appropriate. uh applicant shall utilize best practices and design for noise and ventilation within the workshop area to minimize impacts to the residential units. And then the last one was the condition uh suggested by attorney McKon. The applicant shall not lease the residential units for less than three-month terms.

Great. Thank you. Can I have a motion from Morgan? Right. Man, read away. You're the closest one. I hit the damn end. I figured. Did you see it? Emotion drawn out.

I know. Our train's everywhere.

Following resolution is offered. Voted that the Madison Planning and Zoning Commission approve application number 26 3 plus CSP Zero Cottage Road map 30 lot 35 zone C owner Commerce Center of Madison LLC applicant Huligan Company LLC special exception application and coastal site plan application for the construction of a 8,76 square ft footprint mixeduse commercial and residential building which will which will primarily be used as a cabentry business with retail and showroom space, workshop, inventory storage, supporting offices, and restrooms. Building includes two one-bedroom residential dwelling units on the second floor. The site improvements include access driveway, parking areas, sidewalk, building utility services, wastewater systems, storm management, storm water management system, exterior lighting, signage and landscape improvements. All improvements are shown in application materials in supporting document documentations and a set of plans entitled Saltwood Cabin Cabry Cottage Road Madison, Connecticut by Summer Hill Civil Engineers and Land Surveyors PC sheets C-00001 through C-305 10 sheets total dated February 10th, 2026 revised to March 10th, 2026. Architectural plans by 0.1 architects Saltwood Cabry Cottage Road Madison Connecticut sheets A.01 through a 8.0 shed seven sheets total dated February 6 2026 L landscape plan L1.0 zero Cottage Road, Madison, Connecticut by

Madison Earthare dated received on February 11th, 2026. And phototric plan, Saltwood Cabry, Cottage Road, Madison, Connecticut by Apex Lighting Solutions, sheet SL-1 dated 22326 with the following conditions. that the zoning enforcement officer be notified at least 48 hours prior to commencement of any regulated activity. Two, that all erosion and sedimentation controls be installed prior to any site disturbance and be maintained for the duration of construction activities and until the site is sufficiently stabilized to the satisfaction of the zoning enforcement officer. Three, as an asbuilt survey of the property, including storm water system components shall be submitted to the commission with written verification from a license engineer that the system was constructed in accordance with the approved design plans. This submitt shall be completed prior to the issuance of a final certificate of zoning compliance. All site lighting shall be number four. All site lighting shall be installed according to plans with a color temperature of 30,000K. Number five, the applicant shall utilize best practices in design for noise and ventilation within the workshop area to minimize impacts to the residential units. And number six, the applicant shall not lease the residential units for less than 3month terms. Be it further voted that the commission waves the prohibition of parking within the front yard for section 8.4 Four, as the site layout is consistent with other commercially zoned parcels on the east end of town and the applicant provides for appropriate streetscape and site access. The commission further finds the proposal consistent with all applicable applicable goals and policies in the coastal management act and section 25 of the Madison zoning regulations. the applicant's effort to handle increased impervious service coverage in

accordance with the state storm state's storm water quality manual and maintain adequate soil and erosion controls during construction activities are adequate. No impacts on coastal resources are anticipated in the event that changes to the approved plans are required as a result of other agency permitting to support the proposed activity. The Madison Planning and Zoning Commission reserves the right to use insurance and may require modification of this approval. This approval is made based upon the finding that the proposed use is a permitted use in the district and that the standards, prerequisites, and conditions specified by the regulations have been met. The public convenience and welfare will be substantially served in the appropriate use of neighboring properties will not be substantially or permanently injured. The effective date of this approval is April 2nd, 2026 and upon filing of the certificate of special exception on the land records.

All second. Any further discussion? Favor. All in favor? I Yes, I'm in favor. Great. Thank you, Jeff. All right. Thanks so much. Congratulations. Great. Look forward to seeing it. Guys, good luck to you guys. All right, next.

Next on the agenda, we have a couple of pending applications. The first is 26-26-cribe map 689 zone RU2 owner applicant town of Madison. It's a site plan modification application for construction of a 3x48 foot, 1540 square foot detached accessory storage building for the police department.

This is nowhere near as fancy as the project, but um Ben Winger, director of construction and planning for the Madison public schools in the town of Madison. Um, so this is a a project that's been a desired by our police department for quite a long time and we're finally hoping that it passes referendum this April and we can make it a reality. Uh, it's a much needed storage facility garage for them. Um, as you mentioned, it's it's a 30x 48 and we're tucking it behind the police department. So, if you're pulling into the town campus, um, town halls on your right, PD is on your left. You would have to swing around in through the gated area and behind the building. It's actually being built in a section of the build of the plot in the original construction of the building was designated for future expansion. Um didn't specify what they were expanding to. Um but it's a nice fairly level site to uh to put this garage in. Um it is going to have 12t high doors, three bays. Um but the building itself is rather low. It's only 16 ft to the eaves and 17 ft a little over 17 ft to the roof line. So a very shallow pitched um staining ste metal roof. It's a pre-engineered steel building. Um, however, we are trying to to make it look pretty. Um, AKA approved the the color scheme for it and we also are going to continue the PD right now as a brick skirt around the bottom of it and we're going to continue that around this building as well. Um, even though you can't really see it from the street. Uh, we want to make it a permanent fixture on the site and not look like it was an afterthought. Um, it is going to have utilities going into it. Um, water for a hand sink and a hose bib. um electricity for just some basic outlets in there and lighting and um drainage is going to be floor drains that it's going to go into a dry well that you can see on the top leftand corner site there. Um we are removing all of one tree. It's a small tree from the site. Uh we are going to protect the larger tree that's uh that

Aaron is showing right now. Um, there's a walkway from the existing building to the uh to the storage building. It's that kind of funky shape because we have to meet ADA code. Originally, we're going to go straight out, but couldn't really make that happen. Um, drainage is going to go on the rear of the storm water drainage on the rear of the property goes to a dry well. Again, it's pretty flat um behind there. And then in the front of the building, it just grains to dra to basically flows to the east there. Uh there's a little bit of a hunch in the pavement um that allows the water to come down the road and then continue on the road. So it kind of sweeps down and out if that makes any sense. Uh what am I missing?

Yes. Yeah. This is a aquafer protection area. Ben, if you want to speak to that referral. Yeah. So, um, two things we did. One was we notified Connecticut Water. Um, Connecticut Water didn't have any issues. They were, um, we basically had to submit to them what we were going to use the the facility for, which is essentially vehicle storage. Um, and then minor kind of workshop space. Um, they had no concerns with that. Uh, we also submitted to DP uh, because I'm going to forget the term, but it's a diversity wildlife area. Um, there are spotted turtles lurking in the area. we have learned. Um we hope they we hope they stay in the wetlands. I've never seen one over there. Um

but yeah, we are going to uh this property is not in the wetlands, but it is very close to the upland view area. Um so we will uh we will keep an eye out for them. Um when we put our construction fence up, um we actually are going to put a there's going to be a poster that's going to go on there that D suggested that basically says like if you see this turtle, don't touch it. and then call somebody who's a competent party, which I guess is I'll come. So, we'll we'll see what happens there. Um I think eggs are of something.

Yeah. Yeah. Um we will monitor in all seriousness before we uh start any work there. We will monitor the site before we actually mobilize and make sure that there is any pest area. This is a um this is not like a wetlands area or an area where we're removing any vegetation. is literally just a grassy lot behind the PD where they have a bunch of stuff parked there now. Anyway, I saw it today.

Yeah. So, um we it'll be less of an eyesore because they have a high water vehicle that's stored behind there. Um that's why we had to make the bay doors bigger and wider was to get that thing inside. Not the prettiest vehicle in the world. So, um good space for them. They also want to move some stuff now that's in their carport area that you can see. Um there there's like light trailers and things like that. They want to move all that. Motorcycles. They want to get all that stuff under cover. Um, the building is going to be heated, insulated, um, but it's not going to be heated to 70°. It'll be heated to 50 B. Um, just for for protection. Uh, the other drinks the second second batch of them. This is

the ones that are all the way down at the end of the attachments. Pretty pretty standard, I guess, right? Um those are the shops, but there's Yeah. So there'll be the brick on the look. This is almost very similar to the facilities building when the addition that was put on um that came before the commission not that long ago. General, you know, very gentle slope roof. Um I do have some of the sample colors that you brought to AKA. Yes. As well. Um I just have too I didn't close my screen so I have too many and any toxic materials or solvents or

no that was actually something that um so this is kind of the general rendering of the um that was something that Connecticut water was was very much interested in and there are no chemicals or anything that are like that that are going to be stored yes that and that's what the floor drain and the drywall So that's why nothing is nothing is leaving the site unless it's filling out in a truck. Do you know the date of that emergency vehicle? The um the high water vehicle, the surplus one. I don't know what how old those are. We're going to get it in. I've been waiting years.

Yeah. So, a lot of those were um I know the previous miscount I worked for bought bought a few of those from the Department of Defense and they were they were going through like a fire sale back in like 2015 offloading. Yeah. And and it was pretty completely irrelevant. But um the the one that that the municipality I bought that I was with bought, they had to go to Texas to get it, but they paid $20,000 for it. And there was an asset tag from the DoD. The thing was 5 years old at $920,000. actually stated that put this price on there. So, we got a pretty good I it probably used 800,000 getting of gas from Texas to here. Yeah.

Um, so we shared the site plan. Did anybody have any questions about the the site plan itself? No. Um, straightforward. It's a prefab thing. Yeah. Pre-engineered. So, it'll it'll be stick on site, but it's it's metal panels and structural steel. The only comment um we had was about lighting and AKA had noted that as well. Those pack lights on the building. Um we do want to make sure that those are shielded when they're installed. Um similar lights are on the facilities building now and they could blind you from about 3 miles away.

Whole different use though. One is a production facility where we're coming in doing plow operations and things like that and a few hours in the morning. So we we call it our air our aircraft terminal when all those planes come on. U this building is is just going to have wall pack just for downloading just to light the actual door itself. Um it's they're not going out into the street or trying to do any that the access road is behind or we're not trying to light any of that up. So there's one above each bay and then one in the rear just above the pedestrian door back there.

And just to confirm it's strictly vehicle storage, not vehicle maintenance. Just hearing you guys talk about the age of vehicles and like no oil changes or not. Oh, no. I know. Yeah. The PD the PD will uh having worked with PS for many years, they are not going to work on their vehicles. Thanks. Any other questions? Straightforward. This is a site plan approval. This is not a special exception public hearing. Um, this is a modification of the overall site plan of and so we do have a a draft resolution. Motion to approve. Is that what you want me to do?

We need to approve it and then read the draft. Yes.

I think it's Sharon. The medicine planning and zoning commission approves application 26-26-9 drive map 68 lot 49 zone RU2 owner outlook medicine site plan modification application for construction of a 30x 48t440 ft detached accessory storage building for the police department as shown on planned site plan Madison police station proposed storage building campus drive Madison candidate by SLR are consulting dated January 22nd, 2026, including shot drawings and other supplemental materials in the application documents and following conditions. One, that the zoning enforcement officer be notified at least 48 hours prior to commencement of any regulated activity. Two, that all erosion and sedimentation controls be installed prior to any site disturbance and be maintained with the distribution with the duration of construction activities and until the site is sufficient to stabilize to the satisfaction of the zoning enforcement officer. Treat protection for the adjacent 20 foot 24T tree shall be maintained throughout construction activities. That any new building and site lighting be full cut off dark sky friendly. that during construction activities, the contractor shall adhere to deep best management practices for construction activities near terms of special concern. In the event that changes to the approved plans are required as a result of other agency permitting to support the proposed activity, the Madison Planning and Zoning Commission reserves the right to review said changes and may require modification of this approval. This approval is made based upon the finding that the proposed use is a permitted use in the district and that the standard prerequisite conditions specified by the regulations. Public convenience and welfare would be substantially served and the appropriate use of neighboring properties will not be substantially or permanently insured. The proposed use is in in accordance with the comprehensive plan to effective

date of this approval is April 2nd, 2026. Michelle second discussion in favor I can't see my hand raised very well hear you

next on our agenda is 26-617 Buffalo 12 block 40 zone archery of application in Mahair Coastal site plan application to demolish the existing single family dwelling and construct a new three-bedroom home and associated site applicant to come forward.

Good evening. My name is Gi Ranken and I work with DoubleV Design and I'm a land use technician. Um for this application, I'm the agent for the owner Hela Mayare of 117 Buffalo Bay. We're here tonight, as you just said, for a coastal site plan application to the to demolish the existing single family dwelling and construct a new three-bedroom home and associated site improvements, which include a pool and detached shed. On March 16th, 2026, we received the town planner Aaron Manx's memo that was addressed to the planning and zoning commission. The memo clearly outlines the scope of work and highlights positive ZBA and deep comments that state the proposed activity does not adversely impact the identified coastal resources. The local health department has reviewed the proposed septic system and issued an approval and the property is not located within a natural diversity database polygon. Additionally, the memo offers a fair and honest draft resolution for the application uh sorry, the memo offers a fair and honest draft resolution for application approval if the conditions are met. If you'd like to me to read the memo, please say so. Um, please note if the commission has read the letter and we agree that with the provided erosion and sedimentation control efforts and storm water management features, the proposal is consistent with all applicable goals and policies in the coastal management act. Then the client and I agree to the conditions listed in the draft resolution. Please let me know if you have any questions. If not, thank you for your time.

I think hold up the plan. Just to reiterate um Gi's presentation, this is a demolition and uh new construction. Um for those of you familiar with the Buffalo Bay, cool little community there. Um this is um the the property did receive a variance for the um proximity of the structure to the critical coastal resource. So we have in our zoning regulations a 50-foot set back from a critical coastal resource which would be um the top of the bluff there um that escarment and so um the existing house was non-conforming and um this house um as you can see they're side by side. The on the left side of the screen is the existing home and the right side is the new proposed.

Oh um yeah that I should have said that first. So here we are. And can I just clarify one thing? So we we're making it less non-conforming. So we're actually moving it further up away. Yeah. The red line. The red line. And the So and the crazy thing about this application, well to me it's crazy is that we already had CAM approval from CBA. I think this new regulation requires all applications to go back. And Deep had no comments. They even didn't change their letter. They said just use the letter from last time. So, I just wanted to get that off my chest. This is really bothers that we have to even be here. Did you come here all the way just to say that?

You know, I can't keep my mouth. Thank you. I just wanted to let you know. I have I have a similar thing I have to say is that the existing houses in 1920 house were very sad to see these old Buffalo Bay houses being torn down. That said, the design is is super similar to very similar. Have you seen them? They're wanted to renovate it. It wasn't their own square feet was the old square feet. Well, is smaller. I don't know about he had more bedrooms um than this one, but I think this the square the footprint is definitely larger because it triggered the um point

the setback. Yes, exactly. The increased setbacks. Um that being said, there the current property has no storm water management system at all. And so, um, even though their storm water regulations don't necessarily require it currently for single family residents in especially in a coastal zone, um, the the fact that um the impervious surface coverage is being picked up and um and managed um through this rain garden system uh and the level spreader

uh is a benefit to the septic system. The existing floor area says here is 4,310 square feet and then the proposed is 5,08. So not that much different. One big house for it is still a big house. Still a big house. My wife would disagree if it is if so yeah the scope of your review is simply from a coastal resource. Um there are uh clearly um sensitive resources on the property. The storm water system and ENS controls. The ENS controls will be very um you know to to create that limit of construction activity there. Um on top

and no changes are being made to the seaw walls or this, you know, it's what wooden stairs going down. Yeah. And it's a pretty it's the slope isn't super steep. Yeah. And you're not touching the task. Nope. No. Nope. All right. Thanks. And there's a a draft resolution in here. Minimum. Yeah, we do have a draft resolution which you you're okay with. That's good to know. Would someone like to read?

Okay. Planning and Zone Commission application number 26-6 period 117 Buffalo Bay M 12 block 40 zone R3 owner applicants mayor postal site plan application to demolish existing single family dwelling and construct new threebedroom home associated submitments as shown on plan site plan and coastal area management plan lot two. The short colony company at Buffalo Bay assesses map 12, lot 40, 117, Buffalo Bay, Madison, Connecticut by the double B design in January 2nd, 2026. Revised to February 4 2026 sheets CO1 and CO2 in architectural drawings submission new residence new residence for May and Vander Associates sheets A-1 period 1 through A2 dash and period 2 six sheets total dated uh October 9th 2025 with the following conditions. One, that the zoning enforcement officer be notified at least 32 hours prior to commencement of any regular activities. Two, that all erosion and cementation controls be installed prior to any site disturbance be maintained for the duration of construction activities and until the site is sufficiently stabilized to the satisfaction. design enforcement officer. In the event that changes the approved require as a result of other agency perate to support the public activity, the Madison planning zone commission reserves the right to

review said changes may require modification of this approval. Mission finds that with the provided erosion is limitation control efforts storm water management features the proposal was consistent with all Africa goals and policies in the cultural management act section 25 of the zoning regulation the effective date of disapproval is April 2nd 2026 I have a second any further discussion all in favor Jeff, you're muted maybe. Yeah, I'm in favor.

Thank you very much. Thanks for your patience. A long time. All right, we have another pending application is 26-767 Middle Beach Road, which I need to a motion to have it tabled to April 2nd, 2026 meeting. And any further discussion? All in favor for that meeting? April, April second. I thank you. Actually, I can't approve the amendments. Referrals um and you want to

I can road. So, in 2018, the commission approved a um mixeduse development uh at uh 60 168 178 Cottage Road. Um a couple of parcels. I'm going to just bring it up on GIS so you can see what I'm talking about. On the other side of the road, right? This is at the very end of Cottage Road and on the Hammond

on the water. Um I did put in uh I went to the board of selectman last week um regarding this 824 referral and had put together a packet for them. Um but this is a property that's adjacent to Salt Meadow Park. So um this is the Hammond Aset River all the way on the far side of your screen. Um which is our boundary with Clinton and uh Salt Meadow Park is here. uh dog park is uh this is an older aerial photo uh I think from 23, but this is where the current dog park is and these are all of our sports fields. So um the subject parcel that is um going to be transferred to the town um the the developers volunteered um both a public access easement um at the development and uh this transfer of roughly 7 and 1/2 acres. There's a little bit of upland here um and mostly tidal wetlands. Um knowing that it's uh contiguous with Salt Meadow decided it would be um great for uh habitat protection as well as uh minimizing any potential for development um and really trying to be in keeping with the coastal act um public access um and enhancement of coastal resources here. So this if you come if you make a right the ice house is right here on the corner so you know where we are. Um the development includes this parcel here, this second parcel in the middle and this larger piece uh where this current steel um uh marine use building is. This is essentially where the marina is. And there's this large gravel uh parking area down below. The shellfish, uh, Indian River Shellfish is located, uh, back here in the parking lot. I have a

Google Street View if that helps. Um, the town currently owns property here. It's the old, um, uh, postroad uh, bridge abutman. Um, basically, so that and and we have created a small um, uh, kayak launch in this area. Also, we put a sign up for it. longer term the the Salt Meadow Park is was always intended to have a boat launch here in this area. Yeah. Um so actually the acquisition of this piece would um make that a nice

um option here um if if we um can move forward and complete some of those improvements um that were originally planned for Salt Meadow. um the public access piece as Cottage Road comes around here. This existing building which will be um you know there are major renovations here for the proposed building. I included some renderings in my uh report. It kind of looks like a lighthouse type um structure and they're proposing a uh deck at the rear of the building uh facing the water. And so really the the limits of this public access easement will be four parking spaces in the parking lot and um sidewalk walkway um and staircase or ramp up to this um viewing deck. Um and that's really what it will um be used for. Um and I think that was offered really there. They had some challenges um with their uh deep review as far as um the extent of site development and um the fact that it was a mostly residential development. And so this um was trying to uh on a waterfront property uh maintain that water dependent use and the

Yeah. And we've gone through this on other um waterfront properties to try to um preserve that that public access. Did they originally own all three of those parcels or they Yes, and they do. This um actually was it was a different configuration and as part of the approval, these lots were always going to be revised. Um and and the lot line revisions were really to um help create uh setbacks and separate properties for the septic systems for those townhouse styles past planning.

So it it they have already filed this lot line revision which is why the lot doesn't the lots don't look the way they did when they came in for the 2018. So they're going to move to a contiguous lot. This is this is going to stay the this way. Oh, it is. Okay. It is. Th this piece here um is is what they're looking to transfer to the town. Okay. Um that's a nice 7 acre bus. Very nice.

It is. And there really is um there's some nice uh habitat here at Salt Meadow um in this this title area. Um so I think it it does um help help preserve it's you know additional open space. It's not an orphaned piece somewhere that I feels right. No, no, it's I mean most of it is is um not. Yes. It'll just remain space. It will be. Yeah. It will just be incorporated into the parl. Is it sale or a donation? It's a donation.

Is there finance worry about all of finance worry about transfer of a property? No, there there is no fee. Um it's a donation to the property and actually because of the value of the property, it um according to our charter, it only needs board of selectment and board of finance at this does not trigger that value which I think is $250,000 to trigger the need for a town meeting. So after the 824 referral, if they receive favorable recommendation from the commission, um then they will move forward. And do we need to vote on it? You will need to vote.

Motion to approve approve the transfer in second. Discussion resolution as drafted. As drafted. All right. And then um that was Michelle. I'm sorry. Just because I'm clerking who seconded that we might. Okay. And then a couple of administrative approvals.

This is just for your reference. Anytime our CEO takes action on a minor site plan modification. Um and that's all defined in the regulations the the size and scale of that type of development. she needs to report to you uh that she did take action. So, one is minor lighting uh at uh Gedney uh kitchens down on Bradley and the other is um Wilshshire which is a special exception development. Uh so, anytime a resident wants to change anything exterior um they need to come in for approvals. So, it's a screen porch. It's a screen porch on an existing patio which is has been approved by the

Yeah. community. Okay. Last uh oh, sorry. Before approval of minutes, we have the appointment to AKA of um Peter Bulock who was here earlier, but chose not to say, but he would be excellent, I think, for AKA. He's been on AKA before. I was going to say in historic preservation as well as design and construction. And I solid I included um Peter's bio for you um so that you um kind of were aware that's just his bio from um their their west presentation.

Um and I I kind of assume just because of Peter's history um with um working on historic houses that he was looking to come in under the wearing the hat of historic preservationist. But actually he um mentioned to Carol and I today that he kind of saw himself as you know a builder uh designer as well. And so um you know I don't know if you want to be specific as far as which um section of our regulations

of the the desired professions um for uh AKA to to get um Peter appointed. But we do have a developer listed um and um and definitely the historic preservationist and I think he could probably wear website does it say what they what each member I don't believe it has been broken down like that. I don't think we need um we've had contractor this is this is the planning and zoning commission's job to appoint a member. So yeah, do we just do we need to specify the role or just appoint him? You can appoint him to serve that term.

And and the only reason I say that a combination of things. Yeah. The only reason I say that is because you have a a limited um number of committee members. Um we've had some resignations. We've had unfortunately some of our members have passed away over the last few years. Um and we are down to three members. Um, so having Peter join uh would bring us up to four and he's a good young but there's a multiple skills or just like he is veryal. Yes.

I vote in favor of Peter Gulick or I make motion that we approve him for a second. Mhm. Great. And spread the word that there's still vacancies on Haka if anyone that's good to know actually. Yeah. All right. Next. Um approval of minutes. Secretary John Morgan. Minutes from March 5th, 2026.

Commissioners President, this was a Zoom only. Commissioners present on Zoom. Carol Snow, John Ducea, John Morgan, Michelle Clark who was seated. Um, Max Grun and Janet Peckenclaw. Commissioners absent were Mike Bugdud, Depp Towns, Bob Okconor, and Andy Rubin. Uh, Aaron Mix staff was present. Um, motion to review and approve the minutes. Why? Sure. I did not uh I did not have any. Do we need a second? Second. I didn't have any corrections. I one correction. I think I never quite made it to the last meeting. No, you did not. So, I should be removed.

You're under absent. Absent. That's correct. I thought it is absent. No changes. No one else. I didn't see any changes. Everyone approve favor. Thank you. Abstain of course. I think Jeff Jeff did you vote or abstain? I think he abstained. Was he here? Was not here. I abained, but I didn't I wasn't there. Okay, great. Thanks. I have no further remarks. Aaron, anything else to add? No. I'd like to thank Aaron for putting together the membership list and thank you.

Already clearly email each other. We can't email. We talk to each other just in case you need someone. Oh,

you get a flat tire on your bike. Exactly. Um I very quickly just wanted to remind the commission that at our next meeting um Mike Damato uh one of our uh consultants from Tiki uh John Guskowsk's other half of TY um will be in and we will be going over our reorganization of the zoning rags so that we could schedule that for a public hearing. Okay. Um, this is really just a shuffling of sections and no substantive changes. Um, and I have just a couple of edits to do, but I expect to get you a copy of that ahead of time um, next week so you can look at it. Um, it's Thank you. Not all that invoicing.

We've gotten the table of contents. I think that's it so far. Yes. Um, and so now everything will follow section. Really the tedious part is just cross referencing all the old section numbers and now putting in all the new section numbers. So that's why we have consultants. All right. Could I have a motion to adjourn? Motion to second con. Any discussion? All in favor? Thank you everybody. Thanks Jeff.