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Old Saybrook ARB favors mixed‑use conversion and site updates at Middlesex property; signage and parking tweaks requested
Summary
The board reviewed a Triple C Enterprises application to convert retail and office space into a deli/convenience store, auto repair/detailing bays, and two apartments under a state law allowing mixed use; ARB indicated approval subject to simplified signage, added directional signs and drainage/parking clarifications.
The Old Saybrook Architectural Review Board reviewed a combined application from Triple C Enterprises on July 13, 2026, for changes at a property described in application materials as '248 and 50 Middlesex.' The project would convert an existing storefront to a deli/convenience offer, create an auto detailer and three auto‑repair bays in a rear building, and convert an existing office into two residential units under a state law effective July 1 that allows certain commercial‑to‑residential conversions.
The applicant presented façade and sign changes intended to create a coordinated Main Street appearance — navy awnings and simplified navy signage were proposed to replace a patchwork of existing signs. The board supported a cleaner, coordinated sign treatment for storefronts (the applicant cited Kenny’s Pizza and the garden center as façade precedents) but asked the applicant to simplify a detailed 'Luxe Detailing' sign and to reduce complexity in a proposed capybara cartoon sign so it fits the town’s sign rules.
Parking and circulation were prominent concerns. The applicant showed a multi‑part parking plan relying on a mix of guaranteed agreements (199 guaranteed spaces within a walkable distance cited in materials) plus additional possible spaces and new striped areas on site. For the auto‑repair use the team described reduced‑size service/storage spaces (8×15) for vehicles being serviced and proposed saw‑cutting and islands to calm the 24‑foot vehicle entry and improve circulation. Board members asked for directional signs (two 4‑sq‑ft directionals are allowed) to prevent stacking near the Route 1 entrance.
The board also asked about wash water from detailing. The applicants said this will not be a high‑volume commercial car wash; detailing is expected to be limited (a few cars a day) and, as in previous local projects, wash water would be captured and largely recycled with residuals hauled offsite when required. Applicants noted existing ledge and bedrock near the roadside limit tree planting there but proposed additional trees and screening where feasible and cedar screening for dumpsters.
After discussing signage simplifications and directional signs for safe circulation, the board indicated it would prepare a favorable memo/approval subject to minor signage edits and any required separate sign permits.
The applicant described the conversion of the rear office into two residential units (about 700–1,100 sq ft described in discussion) and confirmed one parking space per apartment and screened dumpster enclosures. The board recorded lighting preferences for residential and commercial fixtures (downward‑directed, ~3,000 K) and requested details for sign placement relative to the state right‑of‑way.
