Planning board approves 394 Main Street site plan with conditions, waivers

The New London Planning Board voted March 2 to approve the final site plan for 394 Main Street and granted several waivers for an applicant-led reconfiguration that will convert the front retail space into an ice cream shop, relocate Pizza Chef and create a new coffee shop in the former dining area, subject to town conditions and outside approvals.

Frank Anselone, the project presenter, told the board the changes will reduce on-site seating and therefore parking demand: "Since there's such a reduction in occupants, we only require 47 cars," he said, noting the previously approved requirement had been 71 spaces. Anselone said the work includes a small rear addition, accessibility ramps and interior upgrades for three upstairs apartments, but no net increase in impervious area.

Staff reported broad coordination with town departments. "There were no additional concerns or conditions from the fire department's perspective that needed to be placed," staff said, summarizing reviews by fire, police and public works and noting that the police chief and staff had reviewed the project's traffic memo. Staff and the applicant recommended employees be encouraged to use the lower parking lot to preserve street-front spaces.

The board placed five conditions on approval: the applicant must obtain any required approvals from the New London Springfield Water Precinct (including a new water service for apartment sprinklers), employees should be encouraged to use the lower parking lot, picnic tables in front must not impede sight lines for turning traffic, a street tree must be added with plans filed as part of the zoning permit application, and the sign location will remain unchanged.

Applicant testimony addressed stormwater and neighbor outreach. Anselone said abutters were noticed and that prior nearby work and a retention pond at 406 had improved downhill drainage. He also presented a long list of waivers the project sought — including waivers for a final landscaping plan, topographic intervals, a final wastewater treatment plan and a full fire protection plan to be designed later — arguing that the lot is largely unchanged by the proposal.

Board members asked detailed follow-ups about accessibility, restrooms and wastewater. A board member asked whether three food facilities would affect sewer service; staff and the applicant said required fixtures will be addressed in plumbing and fire-marshal permitting and that a grease trap will be added as required by the health department.

Greg Sagris, the Dunkin' franchisee who will operate the morning-peak tenant, described the shop as "99% similar" to the current operation but said the remodel will add a refrigerated tap system to serve nitro beverages in addition to the standard menu.

The board voted first to approve the requested waivers and then to approve the site plan application with the staff conditions. Both motions were moved and seconded and carried by voice vote; the record notes proxy votes (Charlene voting for Paul Vance and Eric voting for Maryanne). Staff closed by showing an archival photo of the property's former pull-in parking; the board set a tentative next meeting for March 31 and noted a possible future hospital operating-room application for which additional review and possible consultant input may be required.

The approval is conditional on the external approvals and the required utility and fire-marshal permits; construction timing was estimated by the applicant to begin after those approvals, with an August 1 target for the morning-peak tenant if permits proceed on schedule.