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NEWMILFORDZONINGCOMMISSIONREGULARMEETING
MINUTESJULY26, 2005
Present: GeorgeDoring, ChairmanC. BrooksTemple, ViceChairmanCharlesRaymond, MemberStevenPaduano, MemberJamesWalker, Alternate (seated) WalterRogg, AlternateKathyCastagnetta, ZoningEnforcementOfficer
Absent: EleanorFlorio, SecretaryJaniceVance, Alternate
1. CALLTOORDER
Mr. Doringbroughtthemeetingtoorderat7:30p.m. intheLorettaBrickleyConferenceRoomofTownHall.
2. PUBLICPARTICIPATION
Mr. HarryBinsseof469DanburyRoadstatedExtremeRacingnowhaslightsinthebackoftheproperty, thedustisgettingbad, andhecaughtsomeonevideotapinghiminhisbackyard. Heandhisneighborsaregettingveryupset.
Mr. DoringtoldhimthattheZoningCommissioncannotdoanythingatthistime. TheLandUseInspectorisworkingontheproblemandshouldbeallowedtofollowthroughwiththeprocedures. Thesetypesofissuestaketime. ItwasalsonotedthatifMs. Acheson (LandUseInspector) cannotmakeanyheadwaywiththisproblem, legalactionmayhavetobetaken.
Mr. PaulHultonof91GroveStreet, ownerof16-22GroveStreet, hadatreefallandoldbuildingattherearofthepropertytowhichhehadplanstorenovatethebuilding. Hisinsurancecompanywantsthebuildingremoved. Heaskedifhecouldleavetheconcretefootprintandre-buildonthesamefootprint, orhemayhavetomovethebuildingduetoGroveStreetre-constructionwhenthathappens.
HehasnotremodeledthebuildingtodatebecausetheGroveStreetplanskeepchanging. Mrs. Castagnettastatednon-conformityhasbeenestablishedandthisseemstobeasimilarsituationliketheK-BrogasstationusingtheoldGrangeHall. Mr. DoringstatedhespoketoAttorneyByrneandthereshouldbealetterofintentinthefilesfromMr. Hulton. Mrs. CastagnettawouldtalktoAttorneyByrneaboutthepossibilityofmovingthebuilding.
NEWMILFORDZONINGCOMMISSION – REGULARMEETING – MINUTES – JULY26, 2005 Page1of15
Mr. RaymondmovedtoaddNewMilfordAffordableHousing, Inc., specialpermit andsiteplanapplicationstoallowmultipledwellingsonpropertylocatedatFortHillRoad, Map28.3, Lot12intheMR/MultipleResidenceDistricttotheagendaunderAcceptforPublicHearingforthesuggesteddateofAugust23, 2005. ThemotionwassecondedbyMr. Paduanoandcarriedunanimously.
Mr. PaduanomovedtoaddDerekandDomenicaPisani, specialpermitandsiteplanapplicationstoallowause changetogymnastics/recreationalfacilityinanexistingbuildingonpropertylocatedatUnit #5, 458DanburyRoadintheIndustrialZonetotheagendaunderAcceptforPublicHearingforthesuggesteddateofAugust23, 2005. ThemotionwassecondedbyMr. Raymondandcarriedunanimously.
3. PUBLICHEARINGS
A. NewMilfordLionsClub, specialpermitandsiteplanapplicationstoallowa50’ x25’ picnicpavilionatHarrybrookePark, onpropertylocatedonLanesvilleRoad, Map14, Lot1intheR-80zone. Closeby: August9, 2005.
Mr. GeorgeFitchwaspresentforthediscussion. Mr. DoringreadaletterfromtheWetlandsEnforcementOfficerdatedJune27, 2005andamemorandumfromtheZoningEnforcementOfficerdatedJuly5, 2005. TheseandotherinformationareonfileintheZoningofficeforreview.
Mr. Paduanomovedtowaivethetrafficstudy, topographiccontours, drainage, A-2surveyandinteriorlayout. ThemotionwassecondedbyMr. Raymondandcarriedunanimously.
Returnreceiptsweresurrendered. ThispavilionwouldbefortownresidentuseasonlytownresidentscanuseHarrybrookePark. Thepavilionhasalreadybrokenground.
Noonespokeinfavororagainstthisproposal.
Mr. PaduanomovedtoclosethepublichearingforNewMilfordLionsClubforaspecialpermitandsiteplanapplicationstoallowapicnicpavilionatHarrybrookeParkonpropertylocatedonLanesvilleRoad. ThemotionwassecondedbyMr. Templeandcarriedunanimously.
B. CathyM. Stephen, specialpermitandsiteplanapplicationstoallowanaccessoryapartmentinaccordancewithSection025-030 (3) ofthezoningregulationsonpropertylocatedat3PalominoDrive, Map57, Lot145intheR-40Zone.
Mr. Paduanoreadthelegalnotice. Mr. DoringreadareportfromtheZoningEnforcementOfficerdatedJuly18, 2005andaletterfromtheWetlands
NEWMILFORDZONINGCOMMISSION – REGULARMEETING – MINUTES – JULY26, 2005 Page2of15
Enforcement
OfficerdatedJuly25, 2005. These andotherpertinent informationareonfileintheZoningofficeforreview. Mr.
Doring movedtowaivethetrafficstudy, topographic contours, drainage, andA-2survey. The motionwassecondedbyMr. Temple andcarriedunanimously. Mrs.
Cathy Stephenwaspresentfortheapplication. Return receiptsweresurrendered. She notedthatonlyinteriorrenovationsarebeingmade. No exteriorrenovationsaretobemade. There isawalkoutegressonthebacksideofthehouseandtheside. There willbeonebedroomonthebottomfloor. The garageisenclosed. Her daughter’sfamilywillliveonthefirstfloor. Mr. and Mrs. Stephen arebothover55yearsold. No
onespokeinfavoroftheproject. Several
neighborsspokewithconcernabouttheproject: Mrs.
Janice Hanselof16PalominoDrivehadnoconcernsforthisparticularhouseandwhatitisdoing, but forotherneighborsontheroadthatwoulddothesameorworse. There isalreadyahouseontheroadthatseemstohavemorethanonefamilylivinginasingleresidence. She
wastoldthisisaspecialpermitusethatwouldrunwiththeland. If theStephen’smovedaway, another ownercouldhavethesamesetupwiththein-law apartment. There wouldbeacaveatonthedeed. At leastonepersonlivinginthein-law apartmentmustbe55yearsorolderandtheownermustliveinthehouse. LengthydiscussionensuedasMr. Doring triedtoexplainhowitworks. This processmustbetakenasin-law apartmentshavekitchenstomakethemlegal. Parkingmustbeavailableonsite. Mr.
Dave Albrightof5PalominoDriveexpressedthesameconcernsbutalsonotedheisnotopposedtotheStephen’sapplication. Mrs.
Carrie Brinkerhoffof18PalominoDriveexpressedthesameconcernsastheneighborbehindheristhepropertythathasmultiplefamiliesthatliveinonehouse. Mr.
Doring againexpressedhowtheprocessworksandthatifthereareproblemswithotherhouses, the Zoning EnforcementOfficershouldbenotified. Mr.
Raymond movedtoclosethepublichearingforCathyM. Stephen, special permitandsiteplanapplicationstoallowanaccessory apartmentinaccordancewithSection025-030 (3) of thezoningregulationsonpropertylocatedat3PalominoDrive. The motionwassecondedbyMr. Paduano andcarriedunanimously. NEW
MILFORDZONINGCOMMISSION – REGULAR MEETING – MINUTES – JULY 26, 2005 Page 3of15
C.
Forty
East Street, LLC, special permit andsiteplanapplicationsasperSection180-020Etoallowaretailpharmacywhichwillgenerateover500vehicletripsperdayonpropertylocatedat40EastStreet, Map35.2, Lot160 intheB-1zone. Closeby July26, 2005with extension. Mr. Doring
readareport fromtheZoningEnforcementOfficerdatedJuly19, 2005. Thisreport andotherpertinent informationareonfileintheZoningofficeforreview. AttorneyAnn
MartindaleandMr. ChrisWilliams werepresentfortheapplication. Mr. Williams
made changestothesiteplanaspertheZoning CommissionandZoningEnforcementOfficerrequest. Thecurb cutsontoBrooksideAvenuehavebeenchangedtoaccommodatea5ft. radius. Members reviewed theplans. Thereis
anapronattherearofthepropertythatwouldallowthethreeparkingspacespromisedtoTheatreworksandtoallowforaturnaroundforthesespacesaswell. Therear retainingwallwillhaveBalticivyplantedatitsbasetogrowupthewall. Therewill be871-gallon pots planted. Thetruck
trafficpatternwasreviewedontheplans. Therewill benotrucktrafficonBrooksideAvenue. Thehours ofoperationwouldbeMondaythroughFridayfrom8a.m. to9:30p.m. andSaturday andSundayfrom8a.m. to9 p.m. Thedrive upprescription windowwouldhavethesamehoursMondaythroughFriday, butwouldbeopenSaturdayandSundayfrom8a.m. to6 p.m. Deliveries are
limitedtooneCVStractortrailertruckperweekataround6a.m. Smallervantruckswillmakeotherdeliveriesthroughthefrontdoorduringbusinesshours. Briefdiscussion ensuedastowhetheratruckcouldcomelaterinthemorning, however, itseemed unfeasible. Thesigns
havebeentakenofftheBrooksideAvenuesideofthebuilding. Theexterior ofthebuildinghasbeenchangedtolooklikeanoldtobaccobarn, corniceshavebeenadded. Hardiplank® will be usedtosidethebuildinginsubduedcolors. Asphaltarchitectural shinglesareproposedfortheroof. Onlythe CVSsignageonthefrontofthebuilding remains. Thebrick veneerhasbeenremovedfromtheplans. Simplelight fixturesareonthebuildinganddetailshavebeenaddedtotheposts. Thefront signagewillbeinternallitandwouldbeturnedoffatclosing. Parkinglot
lightingconsistsof716-ft. high poles withdoublefixturesforatotalof14lights. Thelighting iscontrolledbycomputerfrominsidethebuilding. Thereshouldbeaonehourlagtimeforlightshutoffafterclosing. NEWMILFORD
ZONINGCOMMISSION – REGULARMEETING – MINUTES – JULY 26, 2005Page4 of15
Mr. Paduano
moved
to closethepublichearingforFortyEastStreet, LLC, specialpermit andsiteplanapplicationsasperSection180-020Etoallowaretailpharmacy whichwillgenerateover500vehicletripsperdayonproperty locatedat40EastStreet, Map35.2, Lot160in theB-1zone. The motionwas secondedbyMr. Raymondandcarried unanimously. 4. NEWBUSINESS
There wasno
newbusinessatthistime. 5. OLDBUSINESS
8A. FoxHollow,
LLC, requestforazonechange fromR-80toActive Adult CommunityZoneonpropertylocatedonRoute7andSquash HollowRoaddepictedonamapentitled “Perimeter Surveyprepared forFoxHollow, LLC, Route7and Squash HollowRoad, NewMilford, Connecticut, Date9-12-02, Scale1”=100’” whichmap is certified “substantiallycorrect” asaClass A-2surveyby RichardA. Bunnell, R.L.S. Closeby: July 12, 2005. 8B. Fox Hollow,
LLC, specialpermit application toallowearthexcavationof88,422cubicyardswithremovalfromsiteof28,781cubicyards, topsoilimportation, and rockprocessing foron-siteuse, inconjunctionwith constructionofanactiveadultcommunityonpropertylocatedatKentRoadandSquashHollowRoad, Map61, Lot 18and Map54, Lot45in theR-80zone. Closeby: July 12, 2005. A. Fox Hollow,
LLC, siteplan application toallowanactiveadultcommunityonpropertylocatedatKentRoadandSquashHollowRoad, Map61, Lot 18and Map54, Lot45in theR-80zone. Nicole Burnhamhad
suggestedobtainingDEPapprovalbeforetheZoningCommission approvestheproject. Mrs. Castagnettaspoke with AttorneyByrnewhotoldherthattheZoningCommissioncouldissueaconditionalapproval. Mr. Doringdirected
the ZoningEnforcementOfficertodrawuparesolutionofapprovalforthesiteplanandexcavationpermit. Alltheconcerns
ofMilone & McBroomhavebeen addressed. 6. ZONINGENFORCEMENT
OFFICER’ SREPORTAwrittenreport
wassubmittedtothemembersfortheirreview. NEWMILFORDZONING
COMMISSION – REGULARMEETING – MINUTES – JULY26, 2005 Page5of 15
7. ACCEPTFOR
PUBLIC
HEARING A. MichaelStavrakis, request
for zonechange fromR-40toB-1onproperty located at95ParkLaneRoad. Suggesteddate: September13, 2005Mr. Paduanomoved to
accept MichaelStavrakisforarequestforazonechangefromR-40toB-1onproperty located at95ParkLaneRoadforthesuggesteddateofSeptember13, 2005. Themotionwas seconded byMr. Raymondandcarriedunanimously. B. Proposedchangesto
Chapter 15, Definitions regardingthedefinitionofPermittedUses” asproposedbythe NewMilfordZoningCommission. Suggesteddate: September13, 2005. Mr. Doringmoved to
accept theproposedchangesforChapter15fordefinitions regardingthedefinitionofpermittedusesasproposedbytheZoningCommissionforthesuggesteddateofSeptember13, 2005. Themotionwas seconded byMr. Raymondandcarried unanimously. C. MoonChun, special
permit andsite planapplicationtoallowaprofessionalofficebuildingonpropertylocatedat1ParkLaneWest, Map43.3, Lot2inthe B-1Zone. Suggested date: September13, 2005Mr. Paduanomoved to
accept MoonChunforaspecialpermitandsiteplanapplicationtoallowaprofessionalofficebuildingonpropertylocatedat1ParkLaneforthesuggesteddateofSeptember13, 2005. Themotionwas seconded byMr. Raymondandcarriedunanimously. D. NewMilfordAffordable
Housing, Inc., specialpermitand site planapplicationstoallowmultipledwellingsonpropertylocatedatFortHillRoad, Map28.3, Lot 12inthe MR/Multiple ResidenceDistricttotheagendaunderAcceptforPublicHearing. Suggesteddate: August23, 2005Mr. Doringmoved to
accept NewMilfordAffordableHousingforaspecialpermitandsiteplanapplicationstoallowmultipledwellingsonpropertylocatedatFortHillRoadforthesuggesteddate ofAugust23, 2005. Themotionwas seconded byMr. Raymondandcarried unanimously. E. DerekandDomenica
Pisani, specialpermitandsite planapplicationstoallowausechangetogymnastics/recreationalfacilityinanexistingbuildingonpropertylocatedatUnit #5, 458DanburyRoad in theIndustrialZonetotheagendaunderAcceptforPublicHearing.Suggesteddate: August23, 2005. Mr. Doringmovedto
accept DerekandDomenicaPisaniforspecialpermitandsiteplanapplicationstoallowausechangetogymnastics/ recreational facilityNEWMILFORDZONINGCOMMISSION –
REGULARMEETING – MINUTES – JULY 26, 2005 Page 6of15
inanexisting building
on
property locatedatUnit #5, 458DanburyRoadfor the suggesteddateofAugust23, 2005. Themotionwasseconded by Mr. Raymondandcarriedunanimously. 8. BUSINESSMEETINGA. Discussion
and possibledecisions
on theevening’sagenda. NewMilfordLions Club, special
permitandsiteplan applicationstoallowa50’ x25’ picnicpavilionat Harrybrooke Park, onpropertylocatedonLanesville Road, Map14, Lot1intheR-80zone. Mr. Paduano moved toapprove
the NewMilfordLionsClub, specialpermitandsiteplan applicationstoallowa50’ x25’ picnicpavilionat Harrybrooke Park, onpropertylocatedonLanesvilleRoad. Themotionwassecondedby Mr. Raymondandcarriedunanimously. CathyM. Stephen, specialpermit
andsite plan applicationstoallowanaccessoryapartmentinaccordancewithSection025-030 (3) ofthezoning regulations on property locatedat3PalominoDrive, Map57, Lot145intheR-40Zone. Mr. Raymondmoved toapprove
CathyM. Stephen, specialpermitandsite plan applicationstoallowanaccessoryapartmentinaccordancewithSection025-030 (3) ofthezoningregulations on property locatedat3PalominoDrive. Themotionwassecondedby Mr. Paduano. Itwasnotedthat the
peoplewhohavethesespecialpermitsaresupposedtowritealettereveryyeartotheZoningofficestatingthattheyarestillutilizingthepropertyforthatuse. Mrs. Castagnettastatedthisis oneofthemorerestrictive accessory apartment regulationsshehasseen. Mr. Paduanosharedtheneighbors
concerns. However, memberscouldnotagree upon howtohandlethisissuebesides adheringtotheregulation. Mr. Templestatedthiscould
be tiedintoaffordablehousingandhewouldlookintoit. Mrs. Castagnettastatedheroffice would trytomonitoritbetter. FortyEastStreet, LLC, special
permitandsite plan applicationsasperSection180-020Etoallowaretail pharmacy whichwillgenerateover500vehicletripsperdayonpropertylocatedat40EastStreetMrs. Castagnettawasinstructedto
drawuparesolutionofapprovalandtoseeifshecanobtainanorightturnsignfromtheTrafficAuthorityratherthanhavingthesignproposedbyCVS. Itwasalsonotedthat abollardtypeobstructionNEWMILFORDZONINGCOMMISSION – REGULAR
MEETING – MINUTES – JULY26, 2005Page 7 of15
should beputatthe
end
oftheegresstoprohibitanyrighthandturns. Membersfeltacurborisland wouldnotdetertrucksorlargevehicles. Theresolutionwouldalsodictatewhen
thelightsshouldbeshutdownoutsidethebuilding. B. Discussionandpossibledecisionon
the followingclosedpublichearings: 3. ProposedAmendmentstoChapter116,
Active AdultCommunityZonetoreduce theallowabledensity, setstandardsforsitelighting, eliminate allstructuresfrombufferareas, requirereimbursementoftownexpenses, require phasingandoperationsplans, andmodifyopenspacerequirementsas proposedbytheNewMilfordZoningCommission.Commissioninitiated. Mr. Raymondmovedtoapprovethe
proposed amendmentstoChapter116, ActiveAdultCommunityZonetoreducetheallowabledensity, setstandardsforsitelighting, eliminate allstructuresfrombufferareas, requirereimbursementoftownexpenses, require phasingandoperationsplans, and modifyopenspacerequirements. The motionwassecondedbyMr. Doring. Inregardstotheopen space
portion, Section116-050, AttorneyByrneopined thatthis section shouldbeleftasitisasitallowsadeveloper togivethelandtoalandtrustiftheysodesireanditprotectsthelandfromfuturedevelopment. Mrs. CastagnettastatedSection116-080
shouldbedeleted. Mr. Temple agreedandnotedhe has anotherproposal. Themotioncarriedunanimously. Mr. Doring
movedtheeffectivedate
of theproposedchangestoChapter116, ActiveAdultCommunity Zone, tobeAugust15, 2005. The motionwassecondedby Mr. Paduanoandcarriedunanimously. 4.Proposed AmendmentstoChapter130,
Landscaping, ScreeningandBufferAreaStandardstosetstandardsforminimumsitelandscaping, requireasurveyoflargertrees, standardsfortreesplantedunderutility lines, clarifythelanguageforfrontlandscape areasandspecificallyprohibitstructuresinthefrontlandscapearea, allowwaiveroflandscapeislandcurbing requirementforstormwater infiltration, clarifythelandscapebufferareastandards andwhenitisrequiredaswellasallowforincreaseinthedepthofthelandscapebufferforlargerparcelsadjoiningresidentialproperties, andspecificallyprohibitstructuresfrombeing locatedwithinthebufferareas, asproposedbytheNewMilford ZoningCommission. Commission initiated. Mrs. Castagnettahaddrafted amendmentsunder
modificationofstandardswhichcanbefoundintherecordregardingthisproposal. Itshouldbenotedthatin theNEWMILFORDZONINGCOMMISSION – REGULAR MEETING –
MINUTES – JULY26, 2005 Page8of 15
event that sewerhookupscometo
an
areatoreplacesepticgalleysystems, thatanyobstructionsshouldberemovedto precludeplantingtreesandlandscaping. Anapplicantwouldberequiredtoadheretoalandscapingplan. Mrs. Castagnettaalsosuggestedaddingthatany modificationofstandardsisbyspecialpermitandabondwouldberequired. Therewasquestionastowhetherthis
wouldbeasubstantial change. ShewillrunitbyAttorneyByrne andseeifthechangesaresubstantiveandanotherpublic hearingwouldbenecessary. Ifnot, thentheCommission wouldact atthe nextmeeting. 5. ProposedAmendmenttoaddChapter131,
Outdoor LightingRegulationstotheNewMilford ZoningRegulationstoprovidespecificstandardsinregardtolighting. Commission initiated. Mr. Raymondmovedtoapprove theproposed
amendment toaddChapter131, OutdoorLightingRegulationstotheNewMilfordZoningRegulationstoprovidespecificstandardstolighting. ThemotionwassecondedbyMr. Paduano. AttorneyByrnehasstatedthatthisregulation
isfine. Mr. Paduanofeltthatthisregulationis good forthezoningregulationsbecauseitshowsuniformityincodes. Themotioncarriedunanimously. Mr. Templemoved
theeffectivedatefor
the ProposedAmendmenttoaddChapter131, Outdoor LightingRegulationstobeAugust15, 2005. ThemotionwassecondedbyMr. Raymond andcarriedunanimously. 9. ACCEPTANCE OF MINUTESA. July12,
2005 Mr. Doringmoved
to approvethe minutes
of July12, 2005. ThemotionwassecondedbyMr. Raymond andcarriedunanimously. 10. BILLSAND COMMUNICATIONS Thereareno
bills atthistime.
InregardstoaletterfromAttorney
ByrnetoMr. Temple regardingGreenfieldVillageonRoute202, Mr. Templestatedthereisadraft ofanaffordabilityplanforthisentity. NEWMILFORDZONINGCOMMISSION – REGULAR MEETING – MINUTES –
JULY26, 2005Page9of 15
Hecommented that themaximumsalesprice
neglected
toinclude, asstatutedictates, thattheownerorrenter notpaymore than30% oftheirannualincomeforhousingexpenses. Members reviewedthedocuments. Alsonotincludedis anaffirmativefairmarketingplanthat’sdictatedbytheStateStatutesishowthepropertywouldbemarketed, andarequirementthattheybere-certified annually, thisisavoidedinthedocumentsanditisspecificallystatedtheitwillbedoneonlyonce. TheStatealsoinsists therebeaspecific
residentselectionpolicyanditmustensurethattheapplicantsareprocessedinchronologicalorderbyapplication. Thiscouldcreateaproblemforaseller. Ifthisisdoneinchronological order, a homecanonlybesoldtoa perspectivebuyerfor30% oftheirannual income. Hereferenced8-39 ( G) oftheState Statutes. Itreally hurts for thesecondtimehomeowner. Healsosaidthedocumentssaytheunits
mustbesoldatthesamerate. Inthisdevelopment, itmeansthefirstthree housescanbesoldatmarketrate, buteveryfourthmustbeaffordable. Hestated thattheZoningCommission mustapprove
thedocumentsandaccordingtothedocuments, theZoningCommissionmustalsooverseeit. The ZoningCommissionisnotpreparedtodo thisandtheSocial ServicesDepartmentdoesnotwanttodosoeither. Itwassuggestedthatifthetownis
beingrequiredtomonitorthis, thatamaintenancefeeberequired. TheZoning Commissioncoulddictatethatthedevelopment hireamanagementcompanywithexperienceinHUDtypeagenciestomanagetheproperty. Thisseemstobeaproblemallover theStateMr. Temple thensuggestedthattheCommissionallow
him tospeakwithAttorneyByrneaboutthisissueandrelaytheCommission’scommentsandquestions. Itwasagreed. Thereisnostandardapproved plan. Itis
uptothedevelopertowrite itandthetownsmustapproveit. SendingthedocumentstotheDECDisbetter thanjustusinganattorney. Mr. Templethennotedthattheurbanareas
do notbelievetherural/suburbanareasaredoingtheirpartforaffordablehousing. Ifatowndoesnothave10% affordable housing, thereisaprocesswheresomedensitycould beputin. Ifthetowndoesnotmeetits10% ratio, theStatecanforcetheissue. New Milford justmetits4% mark. NEW MILFORDZONINGCOMMISSION – REGULAR MEETING – MINUTES – JULY
26, 2005Page10of15
11. ANYBUSINESS PROPER TOCOMEBEFORETHE
COMMISSION
A. Discussiononly – HaroldG. Kelley, informaldiscussionof
proposal regardingproperties locatedat 35and37ChurchStreetand27EastStreetintheVillageCenterzone. Mr. HaroldKelleywaspresentforthediscussion. He
also introducedhispartnerRobertLeBron. Theyare fromthedesVosgesProperties, LLC. Mr. Kelleyproposesadevelopmentof35-37Church
Street and27EastStreet. HeisutilizingMoots, PellegriniMannion, Martindale & Dratch, isgettingguidancefromthe NewMilford Trust for HistoricPreservation; isusingAustinPattersonDisstonArchitects; andsurveyingisbeingdonebyArtHowland. The threebuildingsaremixedusebuildingsonadjoining
lotsatthecornerofChurchandEastStreets. Hewouldliketobringsomelife, vibrancy, and activitytotheEastStreetarea. The buildings areVictorianstylewithdatedinteriors. Landscaping isovergrowntreesandbrushwithdeterioratedpavingandpainting. Thisareahasabovegroundutilitiesandthepropertiesonlymarginally contributetothecharacter, commerceandcultureoftheVillageCenter. Theproposed developmentisapproximately26,500sq. ft.
with16,000sq. ft. beingresidential; 6,500 sq. ft. beingretail, and4,000 sq. ft. as parking. Oneanchor isagallery devoted to DigitalPhotography
whichdoublesasacafé/winebarhousedwithinaglassconservatory. Retailonthefirstfloorwouldndrdbetheme specific. Upscale residential condominiumswouldbe
onthe2and3floors. Therewillbefive1-bedroom unitsand13 2-bedroom units. Therewillbe16covered parkingspaces. Totalparking includes8retailparkingspacesand16 residentialparkingspaces. Hesubmitteddrawingsofwhatthecomplexwilllook
like. HewouldpreservetheVictorianheritageofthebuildings withmodifiedfootprintstocreateadramaticnewarchitecturalfocusandacentercourtyard. Thisnewusewouldbringcommerce, culture, andpeople
totheEastStreetarea. Hehopes todrawpeoplefromothertownsaswell. ItwouldprovideupscalelivingwithintheVillageCenter with18unitstargetedatyoungprofessionals, couples, andsingle/divorcedpersons. OutsidematerialswouldincludeHardiplank® clapboardsandarchitecturaldetails. Therewouldbeaninterior courtyardsurroundedbyretail establishments. NEWMILFORD ZONING COMMISSION – REGULARMEETING – MINUTES – JULY26,
2005Page11of 15
The DigitalPhotography Galley wouldbethefirst
of
itskindthatheknowsofwithchangingexhibits. HefeelsitwouldbeaEuropeanneighborhoodlook. Alsoincluded wouldbeacoffee/pastryshop, achocolateshop, awineshop, amagazinestore, acheeseshop, andkiosks. He wouldliketo takethebest ofNew Milfordandthesurrounding townsandbringthattothiscomplex. Thesewouldbeshopssuchasthecoffeehouse onBankStreet, shopsthatwouldbewillingtohaveasmall satelliteshoptoincreasetheirproductivity. Atpresenthehas10retailspaces, butthis couldbechangedifnecessary. Theresidences wouldhaveopenhighendfloorplans
rangingfrom $200,000to350,000. Thebasementwouldbe usedforutilities. Thiswould benefitthetownasredevelopmentofthe
area, provideneededupscaleresidential unitswiththeVillageCenter forthoseseekingamoreurbanlifestyle, maintainthehistoric integrityofthedowntownareawhileadaptingtomodernuse, couldinspireotherstosimilarlyrestoreotherareas, and providetaxrevenueforthetown. Henoted thatthisisapartofthe
VillageCenterthatneedstoberestoredbutisprivatelyownedMr. Raymondfeltthereshouldbechimneysonthe
buildings. Thistypeofdevelopmentandrestorationshouldhavechimneys. Mr. Paduanofeltitwasawonderfulidea, but
was concernedabouttheparking availabilityforthe retailaspect. Abriefdiscussionensuedastowheretheparking
isaroundthisarea. Mr. Kelleysuggestedthatatrafficstudycouldbe done. Hewouldalsoliketoencouragewalkingtraffic. It wasalsonotedthatsomeCVSparkingcould beused. Mr. TemplenotedtheStateallowsfortakinga
fee inlieuofparking. Mr. Kelleystatedrather thanpayafee, he would bewillingtodosomethinglike repave themunicipallot, orcontribute moneytoburytheutilitiesinthe area. AttorneyTerryPellegrinispokeonbehalfoftheproject.
Mr. Doringwasconcernedabouthowtheregulationspermit this use. AttorneyPellegrinistateditwouldbeallowedundera combinationofbusinessandresidentialuses. Hehasresearchedthisissueandbelievesitwill work. AnexampleofthebuildingonBankStreetutilizing bothbusinessandresidentialwasgiven. Healsonotedthathisofficeshaveresidentialon theupperfloor. Inregardstoparking, AttorneyPellegrini feltitwould
workoutasthere isotherparkingintheareaandtheresidential parkingcanbeutilizedduringthedaywhileresidentsareatwork. Healsoencourages walkingtraffic. NEWMILFORD ZONINGCOMMISSION – REGULARMEETING – MINUTES – JULY26,
2005Page12of 15
Mr. Doring statedhe would liketocheckthe
Village
Center regulationstobesuresomethinglikethiswouldbelegaltodo. HewouldalsoliketotalktoAttorneyByrne. Mrs. CastagnettawillworkwithAttorneyByrne. Mr. Kelleystated
his timeframewouldbetosubmit an applicationinAugust, beheardbytheZoningCommissioninSeptember, andhopefully haveanapprovalbyNovembersohecan startworkinNovemberorDecember. B. Discussion only - HalFischell, informaldiscussionregardingpossibleuse
change applicationsat theWest StreetBleacheryproperty. AttorneyPellegriniwaspresentforthisapplicationaswellas
Mr. HalFischell. Mr. FischellhasownedtheBleacheryBuildingsince 1986andin 1987hecamebeforetheCommissiontohavethepropertyputintownlandmarkdistrict. AtthattimetheCommissionapprovedaplanforapproximately 190condominiumunits. Thisplanwasnever implemented. Thepropertyiscontinuallybeingimprovedincludinghavingover400
windowsonthebuildingbeingreplacedandbeingmadeUVrated. Hehaskepttheexistingarchitectureofthewindows. The mainstructureisleasedouttosmall companiesdoing
avarietyofactivitiesandofficespace. Asmallerbuilding attachedtothemainbuildingwitha bridgeisproposedtobetownlandmarkdistrictonceagain (4floors, 6,100sq. ft. perfloor) andincorporate the4.5acresparcel. Attorney Pellegriniwas toldbyAttorneyByrne thattheprevious townlandmarkdistrictdesignation isnotvalidbecauseitwasnevercoupledwithazonechange. Thesmallerbuildingandthe4.5acreparcelwould beusedfornewcondominiumsandtheolderstructurewouldberenovated. Themainbuildingwouldremainintheindustrialzoneto allowthetenantstocontinuetheirbusinesses. Someoftheusesinthemainbuildingnoware
acabinetshop, electronic assembly shop, aprevioussignshop, officeuses, a companythatmakes doorpullsetc. Mr. Doringwas concernedaboutthebreakupoftheareas
on theproperty. AttorneyPellegrinireadthetownlandmarkregulation. Briefdiscussionensuedonhowthepropertycouldbedesignated. Mr. Fischellstatedthepropertyisincompatibletoputany
harsh industrialusethere. Hehasofficeclientsthatlikethequietatmosphere. Mr. Doring suggestedeveryonespeakingwithMrs. Castagnettaaboutthis issue. Allpartiesagreed. C. Signreview – 441DanburyRoadin theI/C
Zone NEWMILFORD ZONING COMMISSION – REGULARMEETING – MINUTES – JULY26, 2005
Page13of15
Mrs. Castagnetta stated thereisa signonthisproperty.
Mrs.
Castagnetta notedthatanysignageinthiszonemustbe approvedbytheCommission. AnOrientalrugbusinesswantstooccupythespacethatonce wasDavid’sFlooringandwouldliketohaveasign. Sinceanother signisnotpermitted, Mrs. Castagnettaaskedifthe businesscouldaddasmallsignat thebottomoftheliquorstoresign. Thiswouldbringthetotalsquarefootageto42sq. ft. andwouldbepermittedsincemultipletenantscannotexceed60 sq. ft. Mr. Doringmovedtoapprovetheadditionalsignageto441 Danbury
Road intheI/CZone. ThemotionwassecondedbyMr. Paduanoandcarried unanimously. D. 108MerryallRoad – requestforCommission interpretationwithregardto
front propertyline. Mrs. Castagnettanotedtheyellowlineonthemapshowsthe
frontage alongtheroad. Shenotedtherearetwobluelinesonthemap. The architectforthepropertyowneriscallingthatfrontagea sideratherthanfrontagealongtheroad. Thepropertyownerisproposingalargeadditionandthisadditionwouldnotmeetthe40ft. frontsetback. Ifthiswerecalledaside, thenitwould meetthe 30ft. sidesetback. Membersreviewed themap. Mrs. Castagnettafeelsthisisthefront
setbackasthehouse faces theroad. Thefrontlotlineisthelineseparatingthelotfrom thestreet. Thepropertyownerwouldliketocallthefrontpropertyline betweenthetwobluemarksthesideline. Thebananashapedparcelinfrontisanotherlot. Becausethis lotcutshimofffromtheroad, hewouldliketocallthatareaasideline. Mrs. Castagnettastatedthisshouldbeafrontlotlineand
the propertyownershouldapplyforavariance. Mr. RaymondfeltitshouldbeaZoningBoardofAppeals issue. Afterbriefdiscussion, themembers feltthatMrs. Castagnettashouldspeak toAttorneyByrne. Mr. Templemovedtoaddadiscussionon13AspetuckAvenue
to thisevening’sagenda. ThemotionwassecondedbyMr. Paduanoandcarried unanimously. ADD: 13AspetuckAvenue – DiscussionMr. Doug Yeomanswaspresentfor
the discussion. Henoted the
house hasbeenrestoredandthepropertyowner wouldliketohaveasmallofficeinthathouse. Professionalofficeuseispermittedinthiszonebyspecialpermit. Theofficeusewouldencompassthefirstfloorandaportion ofthesecondfloor. Theusewouldbeforamortgageprofessional. NEWMILFORDZONING COMMISSION – REGULARMEETING – MINUTES – JULY26, 2005Page
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Members reviewedphotographs of thesite. In regardstoparking, if
more
than8spacesarerequired, a 60ft. bufferis required. Mr. Yeomansnotedthatthenature ofthebusiness isonethat notallofthemortgageprofessionalsareinatonceandhebelievesthat8spacesaresufficient. Handicap spacesareincludedinthetotalamount (wouldbeincludedin the8). Mrs. Castagnettahadconcernsaboutthe accesswayfromSummitStreet. This
isadeededaccesswayandcutsacrossoneproperty. She isunsureifitisrestrictedtoresidentialtraffic. Mrs. Castagnetta suggested thatMr. Yeomans submitanapplicationforaspecial
permit with8spaces. A landscapebufferwouldbenecessaryifthereare10spaces. The propertythattheeasementpassesthroughwouldhavetobebuffered. Itwasdetermined therewouldbenotresidentialuseinthehouse.
TheapplicantwouldreviewtheeasementandletMrs. Castagnetta knowwhat itsays. 12. ADJOURNMENTMr. Paduanomovedtoadjournat10:30p.m.
The motion
was secondedbyMr. Raymondandcarried unanimously. Respectfully submitted, JudilynnFerlowRecordingSecretaryjlfNEWMILFORDZONINGCOMMISSION – REGULAR
MEETING – MINUTES –
JULY26, 2005Page
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