Groton planning commission approves redevelopment of 49–53 West Main Street with flood‑safety conditions

The Town of Groton Planning & Zoning Commission unanimously approved a site plan on Wednesday for commercial redevelopment at 49 and 53 West Main Street, clearing the way for renovation of the older 49 building and demolition and reconstruction of 53 with dry flood‑proofing and other resiliency measures.

The project team — led by applicant John Green — told the commission the work is intended as a long‑term family investment in downtown Mystic. "Our goal since day 1 has been a long term investment in this community," John Green said during the presentation, noting the team purchased the corner buildings in November 2024.

The commission’s approval carried several conditions. Commissioners required the applicant to replace the existing Millennium lighting with full‑cutoff, fully‑shielded fixtures; prepare and submit a final elevation certificate before issuance of site‑plan compliance; prepare and file a site‑specific flood emergency plan; certify that the flood protection system is installed per the approved plan prior to compliance; and execute and file all construction easements with the town clerk.

Architect Jason Stalback said the proposal keeps 49 West Main Street largely intact with façade renovations while removing 53 and rebuilding it in the same footprint. "We came to the conclusion that it was best if we took the building down, rebuilt it in the same footprint," Stalback said, and that the rebuilt section will be designed to meet base‑flood requirements with dry flood‑proofed walls, FEMA‑compliant storefront assemblies and a flood‑log barrier system.

Staff reported the site sits in FEMA’s AE flood zone with a base flood elevation of 11 feet and that the town and state flood regulations require elevated utilities and flood‑resistant construction in this area. Staff told the commission the two buildings were treated as structurally independent so 49 can remain under the 50% substantial‑improvement threshold while 53 is reconstructed to meet flood standards. "This is in the coastal area management plan," a staff member said, noting the project has also undergone informal DOT review.

Engineers and designers detailed operational changes: the project reduces on‑site parking from three spaces to two to allow for an ADA‑accessible van space and an EV space; the property must meet a 15‑space requirement by securing 13 validated off‑site spaces through the Mystic Association validation program. The team also described replacing some concrete walk areas with pavers, relocating the bike rack to the public right‑of‑way and preserving a public plaza easement.

Commissioners pressed the team on details including accessible stall layout and curb cut alignment, the loss of some bench seating and the bike‑rack location and capacity. One commissioner warned losing half the bench that is "incredibly well used" could reduce pedestrian amenity; the applicant said they would try to reconfigure benches and planters to retain seating where possible. Construction logistics — fencing, staging in the back parking lot, flaggers for larger trucks and an early schedule that would aim to start demolition in the fall — were discussed and will be refined with the town and traffic authority.

The commission also approved a coastal site‑plan finding that the modified application is consistent with applicable state goals and policies as cited in the motion. Both motions passed by voice vote and were recorded as unanimous.

Next steps: the applicant must satisfy the conditions in the motions (lighting, elevation certificate, flood emergency plan, certification of flood protections, recorded construction easements and any outstanding technical items) before the town issues a certificate of site‑plan compliance. The project team said they will resubmit final materials to DOT for encroachment approval and work with town staff to finalize construction logistics.

The commission concluded the meeting and moved to other administrative business, including minutes approvals and scheduling; no additional public commenters addressed this item during the meeting.