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 –

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