#2025-0287 Meeting Documents

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#2025-0287 / Wake Robin LLC & 53 Wells Hill LLC previously Ms. Serena Granbery (ARADEV LLC) / 104 & 106 Sharon Road & 53 Wells Hill Road / Special Permit for Hotel, Redevelopment of the Wake Robin Inn (Section 213.5) / Map 47/ Lot 2 & 2-1 /

Public hearing scheduled for August 5, 2025 at 6:30pm, continued to August 12, 2025 at 6:30pm, continued to August 14, 2025 at 7:30pm, continued to August 19, 2025 at 6:30pm, continued to August 26, 2025 at 6:30pm, continued to September 4, 2025 at 6:30pm, continued to September 9, 2025 at 6:00pm via Zoom. Public hearing closed September 9, 2025.

Application Documents

Transmittal Letter from Attorney Mackey
Application Package
Site Plan Drawings prepared by SLR Consulting
Architectural Drawings prepared by Marcello Pozzi Architects
A2 Survey prepared by Arthur H. Howland & Associates
Transmittal and Additional Documents including Aquarion Will Serve Letter, CT Department of Public Health Online Notification Form, and Certified Mailing Documentation – uploaded 05/06/2025
Encroachment Permit Status CTDOT Memo – uploaded 06/16/2025
Letter Granting Extension – uploaded 06/16/2025
Site Lines Plan and Profile – uploaded 07/09/2025
Certified Notices to Adjacent Property Owners – uploaded 07/23/2025
Revised Drainage Report – uploaded 07/29/2025
Revised Site Plans July 28, 2025 – uploaded 07/29/2025
Engineering Review Response Letter – uploaded 07/29/2025
07/31/2025 Letter from Attorney Mackey – uploaded 08/05/2025
Photometric Plan – uploaded 08/05/2025
08/05/2025 Presentation Slides – uploaded 08/06/2025
Cavanaugh Tocci Response to Cross Spectrum Acoustics Letter – uploaded 08/07/2025
Responses to Questions and Comments from Public Hearing #1 – uploaded 08/12/2025
Applicant Team Professional Resumes – uploaded 08/14/2025
Responses to Questions and Comments from Public Hearing #2 – uploaded 08/14/2025
08/12/2025 Presentation Slides – uploaded 08/18/2025
08/12/2025 Cavanaugh Tocci Presentation Slides – uploaded 08/18/2025
08/14/2025 Presentation Slide – uploaded 08/18/2025
Cavanaugh Tocci Tent Events Letter – uploaded 08/20/2025
Responses to Questions and Comments from Public Hearing #3 – uploaded 08/19/2025
08/19/2025 Presentation Slides – uploaded 08/20/2025
Additional Lighting Specifications and Details – uploaded 08/25/2025
53 Wells Hill Road Consent of Property Owner Letter – uploaded 08/25/2025
Responses to Questions and Comments from Public Hearing #4 – uploaded 08/26/2025
SLR Response letter to REMA Comment Letter – uploaded 08/27/2025
08/26/2025 Public Hearing Slides – uploaded 08/27/2025
Correspondence from Attorney Mackey 08/29/2025 – uploaded 09/02/2025
SLR Response to Miller Planning Group – uploaded 09/02/2025
Cavanaugh Tocci Response Letter to Brooks Comment Letter – uploaded 09/02/2025
Cavanaugh Tocci Responses to Questions & Comments – uploaded 09/02/2025
Integrated Landscape Management Plan – uploaded 09/02/2025
Robinson & Cole Memo – uploaded 09/03/2025
SLR Responses to REMA Public Comment on 8/26/2025 – uploaded 09/03/2025
Wake Robin Narrative – Revised – uploaded 09/03/2025
Letter from Attorney Mackey to Dr. Klemens – uploaded 09/03/2025
Responses to Questions and Comments from 08/26/2025 Public Hearing – uploaded 09/03/2025
Proposed Conditions of Approval – uploaded 09/03/2025
Letter from Art Holland & Associates – uploaded 09/03/2025
Cavanaugh Tocci Comment Response Letter – uploaded on 09/08/2025
09/04/2025 Public Hearing Slides – uploaded on 09/08/2025
Correspondence from Attorney Mackey to Chair Klemens – Uploaded 09/09/2025
Revised Proposed Conditions of Approval – 09/09/2025
Comment Response to 09/08/2025 Questions – uploaded on 09/09/2025
SLR Responses to Uploaded Documents (September 9, 2025) Responses to Miller, REMA, and Allyn – uploaded on 09/09/2025
Robinson and Cole Response Letter 09/09/2025 – uploaded on 09/09/2025
Attorney Mackey Final Summation 09/09/2025 – uploaded on 09/10/2025
09/09/2025 Cavanaugh Tocci Response to BAC 09/8/2025 Letter – uploaded on 09/10/2025

Documents added by the Commission

05/05/2025 Planning and Zoning Commission Meeting Clip – uploaded 05/12/2025
05/19/2025 Planning and Zoning Commission Meeting Clip – uploaded 06/02/2025
06/02/2025 Planning and Zoning Commission Meeting Clip – uploaded 06/04/2025
Engineering Review Comments – uploaded 06/30/2025
WPCA Notice of Decision – uploaded 07/08/2025
Public Hearing Notice – uploaded 07/21/2025
Peer Review of Traffic Impact Study – uploaded 07/21/2025
Engineering Review 07/31/2025 – uploaded 07/31/2025
Town Consulting Acoustics Engineering Review – uploaded 08/05/2025
William Cruger and Angela Cruger v. The Planning and Zoning Commission of Salisbury, Docket No. LLI-CV25-6039537-S – uploaded 08/05/2025
Town Consulting Acoustics Engineer 08/11/2025 Letter – uploaded 08/12/2025
August 5, 2025 Public Hearing Opening Remarks – uploaded 08/12/2025
Excerpt from Memorandum in Opposition to Motion for Restraining Order – uploaded 08/12/2025
Correspondence Between the Land Use Office and Attorney Grimes 08/05/2025 – uploaded 08/14/2025
Town Consulting Acoustics Engineer Response to Public Comment 08/15/2025 – uploaded 08/18/2025
Correspondence Between the Land Use Office Attorney Grimes 08/15/2025 – uploaded 08/18/2025
Correspondence Between Attorney Andres and Attorney Grimes 08/18/2025 – uploaded 08/19/2025
Dr. Klemens CV – uploaded 08/21/2025
Correspondence between Dr. Klemens and Attorney Grimes 08/22/2025 – uploaded 08/25/2025
Correspondence between Dr. Klemens and Attorney Grimes 08/26/2025 – uploaded 08/26/2025
Correspondence between Dr. Klemens and Attorney Mackey 08/26/2025 – uploaded 08/26/2025
Commissioner Riva questions for Miller and Brooks – Uploaded 08/27/2025
Questions from Chair Klemens for the Applicant – uploaded 08/27/2025
Commissioner Cockerline questions – uploaded 08/28/2025
Correspondence from Dr. Klemens to Attorney Grimes 08/29/2025 – uploaded 09/02/2025
Correspondence from Dr. Klemens to Attorney Grimes 09/03/2025 – uploaded 09/03/2025
Correspondence from the Land Use Office Regarding tented events – uploaded 09/03/2025
Dr. Klemens Memo and Correspondence between Dr. Klemens and Attorney Grimes – uploaded 09/04/2025
Correspondence from Klemens to Grimes 09/04/2025 – uploaded 09/04/2025
Cross-Spectrum Acoustics Response to Commissioner Cockerline Questions – uploaded 09/04/2025
Commissioner Cockerline Questions 09/05/2025 – uploaded on 09/08/2025
Additional Commissioner Cockerline Questions 09/05/2025 – uploaded on 09/08/2025
Letter from Chair Klemens 09/09/2025 – uploaded on 09/09/2025
Cross-Spectrum Acoustics Response to Commissioner Cockerline Questions 09/08/2025 – uploaded on 09/09/2025
Correspondence between Chair Klemens and Attorney Grimes Regarding Grimes Letter 09/09/2025 (“Definition of “Nuisance” and the Cambodian Buddhist Decision where Parking is a Reason to Deny a Special Exemption Application”) – uploaded on 09/09/2025
Correspondence between Chair Klemens and Attorney Grimes Regarding Grimes Letter 09/09/2025 (“George Logan Qualifications as an Environmental Expert”) – uploaded on 09/09/2025
Chair Klemens Letter to Commission 10/03/2025 – uploaded on 10/07/2025
Cross Spectrum Acoustics 10/03/2025 Noise Assessment Summary – uploaded on 10/07/2025
Consulting Civil Engineer Summary Review – uploaded on 10/08/2025
Consulting Traffic Engineer Summary Review – uploaded on 10/16/2025
Draft Resolution Option 1 – uploaded on 10/20/2025
Draft Resolution Option 2b – uploaded on 10/20/2025
Resolution Adopted 10/20/2025 – uploaded on 10/22/2025

************Previously withdrawn application 2024-0257 materials available here************
Added to the 2025-0287 record on 07/31/2025

Public Comment

Geraghty Letter 06/03/2025 – Uploaded 08/11/2025
Hurlburt Letter 08/05/2025 – Uploaded 08/11/2025
Jones Letter 08/08/2025 – Uploaded 08/11/2025
Fendrich Letter 08/10/2025 – Uploaded 08/11/2025
Bright Letter 08/11/2025 – Uploaded 08/11/2025
Harney Letter 08/11/2025 – Uploaded 08/12/2025
Hockstader Letter 08/11/2025 – Uploaded 08/12/2025
Grimes Letter 08/12/2025 – Uploaded 08/14/2025
Wilmore Letter 08/12/2025 – Uploaded 08/14/2025
Armstrong Letter 08/13/2025 – Uploaded 08/14/2025
Ingalls Letter 08/13/2025 – Uploaded 08/14/2025
Harney Letter 08/13/2025 – Uploaded 08/14/2025
Blechman Letter 08/13/2025 – Uploaded 08/14/2025
Plesser Letter 08/14/2025 – Uploaded 08/14/2025
Grimes Letter 08/14/2025 – Uploaded 08/14/2025
Nelson Letter 08/14/2025 – Uploaded 08/18/2025
Measelle Letter 08/14/2025 – Uploaded 08/18/2025
Palmer Letter 08/14/2025 – Uploaded 08/18/2025
Ward Letter 08/14/2025 – Uploaded 08/19/2025
Ellis Letter 08/14/2025 – Uploaded 08/19/2025
Peck Letter 08/17/2025 – Uploaded 08/18/2025
Cruger Letter 08/18/2025 – Uploaded 08/18/2025
Gafney Letter 08/18/2025 – Uploaded 08/18/2025
Goodall Letter 08/18/2025 – Uploaded 08/19/2025
Harney Letter 08/18/2025 – Uploaded 08/19/2025
Plesser Letter 08/19/2025 – Uploaded 08/19/2025
Lundeen Letter 08/19/2025 – Uploaded 08/19/2025
Nachwalter Letter 08/19/2025 – Uploaded 08/19/2025
Franchini Letter 08/21/2025 – Uploaded 08/21/2025
Freedman Letter 08/21/2025 – Uploaded 08/21/2025
Logan Letter 08/22/2025 – Uploaded 08/25/2025
Peck Letter 08/25/2025 – Uploaded 08/25/2025
Harney Letter 08/25/2025 – Uploaded 08/25/2025
Brooks Letter 08/25/2025 – Uploaded 08/25/2025
Grimes Letter 08/25/2025 – Uploaded 08/25/2025
Miller Letter 08/26/2025 – Uploaded 08/26/2025
Fendrich Letter 08/26/2025 – Uploaded 08/28/2025
Castleberry Letter 08/28/2025 – Uploaded 08/28/2025
Capecelatro Letter 08/28/2025 – Uploaded 09/02/2025
Kucka Letter 08/28/2025 – Uploaded 09/02/2025
Shanley Letter 08/28/2025 – Uploaded 09/02/2025
Pinckney Letter 08/31/2025 – Uploaded 09/02/2025
Palmer Letter 09/01/2025 – Uploaded 09/02/2025
Sands Letter 09/01/2025 – Uploaded 09/02/2025
Heckel Letter 09/02/2025 – Uploaded 09/02/2025
Kamp Letter 09/02/2025 – Uploaded 09/03/2025
Gray Letter 09/02/2025 – Uploaded 09/03/2025
Grimes Letter 09/03/2025 – Uploaded 09/03/2025
Hockstader Letter 09/03/2025 – Uploaded 09/04/2025
Harney and Morales Letter 09/04/2025 – Uploaded 09/04/2025
Grimes & Cruger Letter 09/04/2025 – Uploaded 09/04/2025
Grimes Letter 09/04/2025 – Uploaded 09/04/2025
Miller Letter 09/04/2025 – Uploaded 09/04/2025
Harney Letter 09/04/2025 – Uploaded 09/04/2025
Shepard Letter 09/04/2025 – Uploaded 09/04/2025
O’Neil Letter 09/04/2025 – Uploaded 09/04/2025
Maltby Letter 09/06/2025 – Uploaded 09/08/2025
Plunkett Letter 09/06/2025 – Uploaded 09/08/2025
Aresty Letter 09/06/2025 – Uploaded 09/08/2025
Babigian Letter 09/06/2025 – Uploaded 09/08/2025
Plesser Letter 09/06/2025 – Uploaded 09/08/2025
Mallett Letter 09/06/2025 – Uploaded 09/08/2025
greenquest7@icloud.com Letter 09/06/2025 – Uploaded 09/08/2025
Measelle Letter 09/07/2025 – Uploaded 09/08/2025
Stimpson Letter 09/07/2025 – Uploaded 09/08/2025
deBoer Letter 09/07/2025 – Uploaded 09/08/2025
Morck Letter 09/07/2025 – Uploaded 09/08/2025
Johnson Letter 09/08/2025 – Uploaded 09/08/2025
Jones Letter 09/08/2025 – Uploaded 09/08/2025
Day Letter 09/08/2025 – Uploaded 09/08/2025
David Maltby Letter 09/08/2025 – Uploaded 09/08/2025
Barbara Maltby Letter 09/08/2025 – Uploaded 09/09/2025
Harney Letter 09/08/2025 – Uploaded 09/09/2025
Gordon Letter 09/08/2025 – Uploaded 09/09/2025
Rema Ecological Services, LLC Letter 09/08/2025 – Uploaded 09/09/2025
Noble Letter 09/08/2025 – Uploaded 09/09/2025
Allyn Letter 09/09/2025 – Uploaded 09/09/2025
Miller Letter 09/09/2025 – Uploaded 09/09/2025
Wyman Letter 09/09/2025 – Uploaded 09/09/2025
Mason Letter 09/09/2025 – Uploaded 09/09/2025
Murphy Letter 09/09/2025 – Uploaded 09/09/2025
Grimes Letter 09/09/2025 (“Definition of “Nuisance” and the Cambodian Buddhist Decision where Parking is a Reason to Deny a Special Exemption Application”) – Uploaded 09/09/2025
Grimes Letter 09/09/2025 (“George Logan Qualifications as an Environmental Expert”) – Uploaded 09/09/2025
Sutter Letter 09/09/2025 – Uploaded 09/09/2025
Brooks Acoustics Corporation Letter 09/09/2025 (“Tocci material errors and flaws in their noise analysis”) – Uploaded 09/09/2025
Brooks Acoustics Corporation Letter 09/09/2025 (“Response to Commission Questions”) – Uploaded 09/09/2025
Cruger Letter 09/09/2025 – Uploaded 09/09/2025
Peck Letter 09/09/2025 – Uploaded 09/09/2025
Brooks Letter 09/09/2025 – Uploaded 09/09/2025
Grimes Letter 09/09/2025 (“Conroy’s Comments in Minutes and Transcripts of March 18, 2024 and May 6, 2024”) – Uploaded 09/09/2025
Hume Letter 09/09/2025 – Uploaded 09/09/2025
Sheble Letter 09/09/2025 – Uploaded 09/09/2025
Grimes Letter 09/09/20225 (“No Differences Between Klinesmith and Raffaela Cases”) – Uploaded 09/09/2025
Brooks Correspondence to Commissioner Cockerline 09/09/2025 – Uploaded 09/09/2025
Fazio Letter 09/09/2025 – Uploaded 09/09/2025
Bedik Letter 09/09/2025 – Uploaded 09/09/2025
Bateman Letter 09/09/2025 – Uploaded 09/09/2025
Shepard Letter 09/09/2025 – Uploaded 09/09/2025
Nesbitt Letter 09/09/2025 – Uploaded 09/09/2025 6:12PM
John Moller Letter 09/09/2025 – Uploaded 09/10/2025
Marilyn Moller Letter 09/09/2025 – Uploaded 09/10/2025