PreservePresentation

      The Town of Old Saybrook Water Pollution Control Authority met on Monday, June 9, 2003, at the Pasbeshauke
Pavilion at Saybrook Point Park, College Street Extension, Old Saybrook, Connecticut, to conduct its regularly
scheduled second Monday of the month meeting.

Before the meeting, a presentation was made by Robert Landino on “The Preserve.”

In attendance:

Chairman John Lord,                                 Peter Grose of Fuss & O’Neill, Inc.
Vice Chairman George Gwizd,                   Dennis Greci of DEP
Chuck Wehrly                                            Robert Landino of BL Companies
Nelson Engborg                                         Robbie Marshall, WPCA Clerk
WPCA Coordinator, Stephen Luckett        Members of the public

I.        Pledge of Allegiance

II.        BL Companies’ Presentation on “The Preserve”

Robert Landino of BL Companies began with an explanation of the text referral coming before Zoning. This is one of
several referrals. It is at the concept stage; there is not enough detail relevant to the WPCA.

Mr. Landino gave his background, Selectman from 1989 – 1994 with Roger Goodenow to the State Legislature through
2000. He said he never worked in this Town during that time.

When the last developer was in trouble with his lender, Lehman Brothers asked BL Companies to perform due
diligence. They took title a year and ½ ago. They looked at the parcel and its history. In the winter of 2002 BL was
engaged to review the concerns which were not addressed by the original applicant and ultimately led to his failure.

Mr. Landino presented a map of the area indicating the site, almost 1000 acres. The prevalent issues were apparent.
A survey of 500 individuals was conducted. What they found out the participants didn’t like were identified as critical
drivers. 6 – 7 months were spent planning the site.

In the summer of 2002 the Planning Commission began working on a Residential Conservation District. In the winter of
2003 The Preserve unveiled their plans. A public hearing will begin on June 16, 2003 for a Zoning text change.

Mr. Landino discussed the “Drivers.” The major concern was the need for more open space than was originally
planned and less environmental impacts.

The GIS mapping shows steep slopes and inland wetlands and water bodies. The comments stated that the project
disturbed land too much, interrupted wildlife corridors, watercourse impacts, and not enough preservation.

The access from Ingham Hill was a major ingress and egress causing strong opposition among the residents of Ingham
Hill.

Another major point was the potential impact on the school system, drain on services, and resulting increase in taxes.

Preliminary meetings have been held. The project retains the 18 hole championship golf course designed by Jack
Nicklaus. Most folks like the golf course because they feel it is an asset to the community. Beyond that, nothing is
similar to the original application.

The Preserve holds a contract on a piece of land that accesses Bokum Road. This allows an East/West connector from
153 in Westbrook, which passes over the Valley Rail tracks and touches down on Bokum near Essex.

There are 78 acres in Essex. No applications have been filed in Essex. Perhaps within 12-18 months if there is enough
support in Westbrook and Old Saybrook on the Zone change, then they’ll look at Essex.

Ray Varley wanted to know where the 28 acres of CL&P property the Town now owns are located.

Mr. Landino indicated the site and replied that the Town will have access to it via infrastructure.

An Atlanta firm has done an economic analysis; a study of Southeastern Connecticut to determine what types of
residential choices (products) would create interest and not impact schools. The economic fiscal analysis showed what
type of fiscal benefit would be derived from the project.

The housing types were described as:

Estate lots – 27 in the northern tier priced at $1million + and custom built
Traditional detached home sites – 49 situated on ½ acre lots will attract families with children
Village homes - 172 (92 attached, 80 detached) Northeast Traditional Neighborhood design– reflect baby boomers
moving back to cities where they grew up & quality of life – corner stores, neighbors, and short streets vs. suburbs with
long streets. Village-like environment, de-emphasizing cars with barely visible garages, front porches, people oriented,
club house, maintenance-free community. 2 village greens.

The total number of housing units planned is 248, about 60 less than the last application. Mr. Landino stated there
would be no impact to wetlands and water courses. However, there may be temporary impacts. There are 2 small
wetland crossings to be bridged. 565 acres would be undisturbed, which is 62% of the site.

The Open Space Plan shown is within 5-10%. 2/3 or 50% will be deeded to Old Saybrook in whatever form the Town
prefers: land trust, Town, or The Preserve to maintain. It will be open to the public with small parking areas and a trail
system. Mr. Landino stated that the impacts to wildlife would be minimal; there is enough land to support them. He also
said a vernal pool analysis was done by expert Dr. Clemmons. The most valuable vernal pools would be preserved.
This open space does not include the golf fairways. There are 200 acres of fairways in addition to the 565 acres. Mr.
Landino said that a relatively small part of the site will be disturbed.

Mr. Landino said a series of community septic systems would handle the wastewater treatment. He has spoken with
DEP and the Old Saybrook Health Department on how to address the community systems. They intend to develop a
sound plan which will incur their own set of public hearings.

A Master Plan Map was presented showing the layout of the home sites and village.

Chairman Lord asked about a piece of property located at the bottom center. Mr. Landino replied that it is the Ingham
home site.

The Village Center was posted showing details of the housing layout along with a driving range and clubhouse. Mr.
Landino described the houses as being New England style homes without commercial development, but the new Zoning
text includes corner stores. The plans must submit to a design review board which legislates the design code, issuing a
building permit based on details, quality issues, and style.

Mr. Landino finished his presentation with a discussion of the Economic Benefit of the project. He submitted the plans
and explained the nature of the development to the Board of Education and Dr. Pascarella; traditional with children,
young professionals without children, and active seniors with a passion for golf. The homes would average about 6-
$700,000 with a range of $350,000 up to over $1 million. After over 20 years the project would net a $19 million fiscal
balance. The net revenue rises from year to year. The projected student count was the same the Town uses, but they
added the sale of Old Saybrook homes (residents sell their house to a family with children and move to The Preserve.)
They also added the costs for services: fire and police, and have proposed a fire substation to be built by The
Preserve.

III.        Questions and Comments from the Public

Q: Wayne Orsie asked how the numbers for the police were derived.
A: Town parameters were used – per resident expense study.

Q: Bob Day asked if they are building the fire station at their own expense.
A: Yes.

Q: Any access to Ingham Hill?
A: No, but we would be happy to put an access for emergencies.

Q: Ray Varley commented about the tremendous amount of water a golf course uses
  and the impact on the aquifer being a major obstacle.
A: It is the major issue we’ll need to address for the better part of 8 months. The CT
  Water Company will provide water for all of the homes. For the summer months,
  irrigation from wells could be used provided we could maintain the water quality
  guidelines issued by the State.

Q: Mr. Varley was concerned about fertilizer use on the golf course affecting the water
  quality.
A: Integrated pest management is intended for the entire site. The Town and State
  should be concerned about it, not just on the golf course but on the lots themselves.
  Traditional homes would be random with no control.

Q: Mr. Day said he is amazed that DEP is not all over this. The herbicides and pesticides
  will wind up right in Long Island Sound.
A: We are meeting with DEP to make sure they are comfortable with what and where
  they are testing. We will make detailed plans, if the text change is accepted.

Q: Mr. Orsie asked about traffic impact.
A: The banquet hall which had a seating capacity of 300 was eliminated to minimize
   traffic. There is a 50 seat grill room, 248 houses, 375 club members, and 2 access
   points. Most golfers don’t golf at peak traffic hours. The traffic consultant and State
   review will go over it. The biggest concern is not Old Saybrook. Westbrook will
   receive the burden of traffic, yet they will not receive any of the tax benefits. Traffic
   is the biggest issue in Westbrook, the environment is the biggest in Old Saybrook.

Q: Mr. Varley described a situation with a well that was caused by the Conn York
  development, affecting the depth of another well in the area.
A: This has been the wettest spring allowing the design to be as conservative as can be.

Q: Chuck Wehrly asked if the leaching fields of the community systems would be
   situated under the fairways.
A: Yes, 10 and 18, the driving range, heading out to 1 and 2 are the most logical. They
  have decent performing soils and it would minimize disturbance putting leaching
  under land that was already cleared.

Q: Mr. Wehrly asked about the Zone change.
A: The public hearing is the 16th of June and it will be referred to the WPCA.

Q: George Gwizd asked about the type of road accessing the site.
A: The East/West connector from 153 to Bokum Road is considered a spine road or
  residential collector.

Q: Mr. Gwizd asked if a non-member of the golf course can play.
A: No. It will not be a public course due to the traffic concern and overplay potential. It
  is difficult to maintain under public use. It will be a private club, up to 375 can join.

The presentation concluded at 8:10PM, at which time the Regularly Scheduled WPCA meeting began.

Respectfully Submitted,
Old Saybrook Water Pollution Control Authority

Robbie A. Marshall
WPCA Recording Clerk