With projects complete or well underway in Old Saybrook’s center and western gateway, the focus for new development may shift eastward in coming years. Zoning changes proposed for Route One East (known as Mariner’s Way) would increase options for re-development of the corridor by allowing a mix of housing and small business.

The zoning amendments, proposed by the town’s Economic Development Commission (EDC), will be heard by the Zoning Commission at its Monday, Feb. 1 meeting at 7 p.m.

EDC Director Susie Beckman recently summarized the proposed regulation and map changes in a presentation to the Board of Selectmen on Dec. 30, 2015.

“There are three proposals to zoning. Each is for a different zone or map change in this area to guide development,” said Beckman.

The first change proposes creation of a pedestrian node at Ferry Point, the second would allow select business uses, and the third opens the option of a hotel or research facility in the area.

The pedestrian node’s goal would be encourage development approaches in this section that encourage pedestrian traffic. Among these strategies would be zoning rules to encourage developers to put buildings close to the street edge and to place parking behind these street-edge buildings.

A similar zoning plan in place at the Max’s Place retail development site led to buildings built parallel to and next to the new Spencer Plains Road sidewalk. Parking for the development lies between these street-edge buildings and the stores on the site’s interior, Kohl’s and Big Y grocery store.

The second proposal would change the industrial and B-4 zoned-parcels in the corridor to a B-3 zone designation that would allow mixed business and residential uses.

The current B-4 Zone extends from the intersection of Springbrook Road and Route One to the intersection of routes One and 154 and extends both to the north and south of Route One. The current industrial I-1 Zone covers about nine properties abutting the south edge Route One near that road’s intersection with Springbrook Road and over four abutting parcels where Ferry Road turns left. One of these parcels is the former Trolley Powerhouse building.

“Existing businesses not allowed in a B-3 Zone would continue [to operate], but as non-conforming. Those [businesses] could be sold and still operate as non-conforming uses,” said Beckman.

Permitted uses in a B-3 Zone currently include a single family detached dwelling for one family, a home business, park, or playground. Uses allowed if a Special Exception Permit is secured include a store or other building where goods are sold, a business, an indoor restaurant, a bed and breakfast, a daycare facility, or a school, college, or university.

The third suggested change is to establish a new Mariner’s Way overlay zone for the Route One East corridor.

“An overlay zone would not change the underlying zone. The overlay would create more development opportunities that would be available under industrial, B3 or B4 zoned-areas,” said Beckman.

Other types of corridor development that could be possible with a special Mariner’s Way overlay zone might include a hotel/conference center or research facilities.

Neither a hotel/conference center nor a research facility would normally be permitted even with a special exception permit in a B-3 zone. If the overlay zone were approved, these additional uses could be considered if a special exception permit were obtained.

“The changes would expand the uses possible for the area. It would not allow larger retail stores. The overlay zone does not currently allow for retail,” said Beckman.

Beckman noted that nine of the current industrially zoned parcels, totaling about 18 acres, are on the market. These same parcels are the subject of town consultant’s environmental assessment; this work is being funded by a state Brownfields Assessment grant that the town received last year.

“Maybe these zoning changes, if approved, will encourage more creative development in this area,” said Beckman.

When Beckman finished, First Selectman Carl Fortuna, Jr., said that the examination of the Route One East corridor from Route 154 to Ferry Point began four years ago with the creation of the Route One East Corridor Ad Hoc Study Committee. After 18 months, the committee presented a Mariner’s Way Plan they had developed for the corridor to the Board of Selectmen, the Planning Commission, and the Zoning Commission for their consideration.

“The original Mariner’s Way study group was made up of individuals of varied backgrounds. It has been a long process,” said Selectman Carol Conklin. “The zoning in this area is inconsistent. The new overlay zone will make it consistent and more attractive to developers.”

Conklin, an EDC member, worked over a year with other EDC members and town staff to develop the package of proposed zoning changes.

“We at the EDC had two input sessions at the Pavilion to gain feedback from business and property owners,” said Conklin.

The Mariner’s Way zone change package was approved as consistent with the Town Plan by the Planning Commission on Jan. 6.

The Zoning Commission will consider the proposed zone changes its meeting on Feb. 1 7 p.m. in the first floor conference room at Town Hall.