NEWMILFORDZONINGCOMMISSIONREGULARMEETING

MINUTESMARCH22, 2005

Present: GeorgeDoring, ChairmanEleanorFlorio, SecretaryCharlesRaymond, MemberStevenPaduano, MemberJaniceVance, Alternate (seated) JamesWalker, AlternateKathyCastagnetta, ZoningEnforcementOfficer

Absent: C. BrooksTemple, ViceChairman

1) CALLTOORDER:

Mr. Doringbroughtthemeetingtoorderat7:31PM.

ndMr. DoringmovedtoadjournthemeetingtotheE. PaulMartinMeetingRoom, 2 floorofTownHall. Mrs. Floriosecondedandthemotioncarriedunanimously.

Themeetingwasreconvenedat7:36PMintheE. PaulMartinMeetingRoom. Mr. DoringseatedMrs. VanceforMr. Temple.

2) PUBLICPARTICIPATION:

Mrs. LizPeetof9NewStreetaddressedtheCommissionregardingaskateboardhalfpipeinherneighbor’sbackyard, rightnexttoherpropertyline, whichisborderedbyastonewall. Sheexplainedthatitgeneratestremendousnoisethatcan’tbedrownedoutwiththeTV. Shesaidit’simpossibletohaveaconversationinheryardandbeheardoverthenoise. Mrs. Peetaddedthattheareaisbrightlyilluminatedatnightandmusicisplayed. Thereareunsupervisedyoungadults, somesmoking. Shesaidthestructureisa16’ x24’ ugly, eyesoretooheavytomove. Shesaidsheshouldn’thavetosufferbecauseofherneighbor. Mrs. Peetaddedthatthenoisegoesonforhoursonend.

Mr. DoringaskedMrs. CastagnettaifshehaddiscussedthismatterwithAttorneyByrne. Mrs. CastagnettarepliedthatshehadconversationwithAttorneyByrne. Thezoningregulationsgovernaccessorybuildingsandpoolsandthedefinitionofabuildingincludeswallsandaroofwhichthisstructuredoesnotmeet.

NewMilfordZoningCommission- Minutes- March22, 2005 Page1

Mr. PaduanosaidthecomplaintbyMrs. PeetisnotthestructureasmuchasthenoiseandtheTownhasnonoiseordinanceinplace. Mr. DoringsaidthereisapparentlynoactiontheZoningCommissioncantakeatthistime.

Mrs. Castagnettaaddedthatdisturbanceafter10PMmightbeconsideredapublicnuisanceandaddedthatshehadsentthepropertyowneraletterandMayorMurphyhadtriedtocontactthembyphonewithnosuccesstodate.

Mr. DoringstatedthatthereareStateStatutesonnoiseandthatseveralyearsagotheCommissionattemptedtohaveanoiseordinancewrittenbytheTownCouncilwhichnevercametofruition. HesuggestedMrs. PeetcontactthepoliceandwritetotheMayorandtheTownCouncil.

Mrs. Peetaskedifthehighendoftherampcouldbeconsideredawallandberequiredtomeetsetbacks. Mr. DoringrespondedthatinaccordancewiththezoningregulationstheskateboardrampisnotabuildingorapoolandtheCommissioncan’tregulatetheuse. HeagainsuggestedMrs. PeetwritetotheMayorandtheTownCouncil.

3) PUBLICHEARINGS:

WestrockDevelopment, LLC, specialpermitandsiteplanapplicationstoallowA. constructionofa112,500squarefootretailbuilding, onpropertylocatedat189DanburyRoad, Map18.1, Lot30andMap18.2, Lots32, 33and34intheB-1zone.

WestrockDevelopment, LLC, specialpermitandsiteplanapplicationstoallowB. earthexcavationandfillinginconjunctionwithconstructionofaretailbuildingonpropertylocatedat189DanburyRoad, Map18.1, Lot30, Map18.2, Lots32, 33, and34intheB-1zone.

Mrs. CastagnettastatedthatRussPosthauer, onbehalfoftheapplicant, hadsubmittedjustpriortothemeeting, arevisedsiteplananddrainagereport. Shecommented thatexhibitsforthisapplicationwereupto109innumber.

Mr. Doringsaidthatdespitehavingjustreceivedrevisions, theCommissionwouldclosethepublichearing.

Mr. RussPosthauer, PEofCCA, LLCrepresentingtheapplicantstatedthathecouldsummarizetherevisionbutfeltaddressingtheconsultant’s (Milone & MacBroom) commentstookprecedence. Hebeganbysayingtheapplicanthadprovidedadditionalbuildingplansandfloorplansforallthreebuildings. Thedrainagewasrevisedandanarrativewrittenandtreeswerelocatedandidentifiedonthesurveymap. HesaidinresponsetoNicoleBurnham’se-mailedquestiononbuildingmaterialandfill, buildingmaterialhadbeenaddressedandfillwillbeclean. Mr. Posthauersaidregardingthe

NewMilfordZoningCommission- Minutes- March22, 2005 Page2

comments

onlighting, he hadspokenwithalightingengineerandlumenisalightingfixture. He saidbuffersandtheneighbor’srequestthatthetreesbeleftinplacehadbeenresolved. He addedthattheCommissionreceivedthearchitect’splan; the landscapingplanidentifiestheparkingbutthegrossparkingisnotdefined. Mr. Posthauer saidtheerosioncontrolhasbeenaddressed. He alsostated, in responsetoMrs. Burnham’scomments, that thefenceiscontinuouswithslightgapsinthepanels. Regarding thehandicappedparkinghesaiditmeetstheStatecode. Mr. Posthauer wentontosaythebuildingcan’tbeloweredanddrainageat241isthelowestpointofdrainageoutlet. He addedthattheapplicantdoesnotbelieveitistheirresponsibilitytoprovideaconnectiontoStatedrainageaddingthattheapplicantwillinquirewiththeStateastothepossibilityofconnection. Mr.

Posthauer, infurtherresponsetotheconsultant’scomments, stated thattheapplicantwillengageanelectricalengineertodesignthelightingtotheCommission’sspecificationsandaddedthatfullcut-off lightingwasincludedintheoriginalplan. He saidthatcalculationsontheweirdesignwereincluded. Mr. Posthauer alsosaidthatturningtemplateswereusedwithaWB50designandtheradiiworked. He indicatedanareaontheplanstatingapossiblemovebasedondiscussionwiththeStateTrafficCommissionandthattruckscouldenterandexit. Mr.

Raymond asked, in regardtotheproximityoftheneighboringhomes, what promptedthedesignwiththeloadingdocsfacingthesehomes. He askedifthebuildingwiththeloadingdocsbemovedtothesideofthesite. Mr.

Posthauer respondedthatthedeveloperwantstobeabletorentthespaceandthesitewasdesignedtothatend. Mrs.

Florio suggestedputtingthebuildingwiththeloadingdocsontheleftsideofthesite. Mr. Raymond echoedMrs. Florio’scomment. Mr.

Paduano asked, to makethesitemoreamenable, why wasn’tthesitedesignedwiththeloadingdocsawayfromtheresidentialneighborhood. Mr. Raymond commentedthatloadingdocplacementexacerbatestheproblemofproximitytotheneighboringresidentialproperties. Mr.

Posthauer repliedthatthisisamultiple tenantbuildingandhisbeliefisthattheplanmeetsthezoningregulations. Mr.

Raymond repliedthathisquestionwasnotwhethertheplanmeetsregulationsbutwhy, when tremendoustimehasbeenspentondesign, why thisdesign, as presented. Mr.

Posthauer saidthesiteisdesignedformarketabilitywithmaximumexposureofthemainbuildingtoRoute7andloadingdocsarealwaysinback. Moving thebuildingswouldnotbeanoption. He addedthatifthebuildinghadjustonetenanttheywouldrequireonlyoneloadingdoc. New

MilfordZoningCommission- Minutes- March 22, 2005 Page3

Mrs.

Vance

stated, forthe record, thatshe hadreviewedthetapesfromtheJanuary25, 2005ZoningCommissionmeeting. Mrs. Florio

asked ifMrs. Castagnettahad contactedAttorneyByrne. Mrs. Castagnetta responded thatshehadaskedAttorneyByrneforawritten opinionwhichhadnotbeenreceived. Mr. Paduano

asked ifthesitewerebeingraisedtoaccommodate stormwaterflow. Mr. Posthauer respondedthatthesitewasbeingraisedbecausewaterflowsdownhillwhichrequiredelevationofthesite. Headded thataredesign mightgain1 – 1.5 feet. Mrs. Nicole

Burnham, PEof Milone & MacBroomstated thatMr. Posthauer addressed hercommentsandthatwhileshebrieflyreviewedtherevisiontothedrainageanditseemedtoaddresssomeofherconcerns, additionalreview wouldberequired. Shesaid inadditiontodrainage, turningradius wouldneedfurtherexplorationandthebufferissueisstillunresolved. Sheadded thatifthebufferisarequiredpartoftheapplication, theapplication isincomplete. Mrs. Burnham commented thattheplanshaveimproved. Mr. Joe

McDonald ofMilone & MacBroomstated thathehadcontactedGregLotaofLightingAffiliatesandinquiredregardinglumensandfootcandlesandwasadvisedtopursuefootcandleswhichprovidesurfacelight. Mr. McDonald said landscaping impactslightingandwhenthelightingandlandscapingplansareoverlaid, 18’ trees obscure 16’ lightpoles. Mr. Doring

asked ifthelightswouldbeshiningonthetreestowhichMr. McDonaldreplied thetreeswillblockthelightsandaddedthelightingandlandscapeplansneedtobereviewedtogether. Headded thatfootcandlelightefficiencyisgreaterinatravelwaythaninapaved parksurfaceandthatsometenantsmayrequireadditional lightingforsafety. Mr. McDonald stated thatthenumberofproposedlightingpolesisexcessiveandraisingthepoleheighttoa25’ averagewill allowgreaterlightthrow. Mr. Raymond

askediftallerpoleswouldilluminateadditionalupwardarea. Mr. McDonald respondedthatthelightsarefullcut-offshinning downward. Mr. Raymond than askedMr. McDonaldwhy notuse50’ or100’ polesand addedtheCommissiondoesn’twanttolightanythingoveraheightof16’. Mr. McDonald replied thatuseof16’ poleswouldrequireanexcessivenumberofadditionalpoles. Mrs. Florio

asked ifgroundlightingshouldbeincludedinthelightingplantoincreaselight. Mr. McDonald responded thatgroundlightingcreatesglare. Ahigher polecreateslessglareandlessconflictwiththelandscaping. Mr. Paduano

asked whattheconflictwasbetweenthetreesandlights. Mr. McDonald replied thatthecurrentplanindicateslightpolesandtreesinthesame locations. Mr. Raymond

commented thatherecalledapreviousapplicationthatcalledforlargeplantingislands. Mr. McDonald said thatinhisexperience plantingsareusedinparttoNewMilford

ZoningCommission- Minutes- March 22, 2005Page 4

reduceheat,

add

shadeand coolparkingareas. Largeplantingislands willnotachievethatobjective. Headdedthe travelwaysdonotappear adequatelylitwhichisasafetyconcern. Mr. McDonaldconcluded saying thenumberofsuggestedtreesappearstomeettheregulation. Speakingagainst:Mr.

KevinMoore

of8PineLane statedthatthisisthefourthmeetinghehasattendedandthefourthdrainagereporthe’sseenpresented. Hesaidthe credibilityisquestionable. Mr. Moorealsosaid hehadacopyofthesoilstestandstatedthattestingshouldhavebeenperformedintheareawherethepondusedtobe. Mr. Mooreidentified on themaptheareawherehesaidsamplesweretakenandalsoindicatedtheareahesaidsoilshouldhavebeensampled. Mr. Mooresaid the ZoningCommissionhasn’tansweredwhatwillhappentopropertyvalues. Hethenread fromthezoningregulationsregarding offensiveodorsandthedistancemeasuredat200’ fromthenearest buildingsayingtheneighbor’sarenotbeingallowedthisbuffer. Healsosaid thecurrentplanindicatestruckswilltravelacrossthedrainagewhichwasdiscussedatapriormeetingasnotfeasible. Mr. Mooreasked theZoningCommissiontoreviewitsownregulations. Mr. JulianVal,

Jr. of12 Pine Lanesaidheisopposedtothesizesayingitisdetrimentaltohisproperty. Heaskedthe Commissiontorequireasoundbearingwallandadditionalprivacyfromthebuffer. Mr. MladenVujinic

of6PineLanesaidthisisthesixthtimezoninghasreviewedtheapplicationandnothinghasprogressedbeyondthefirstpoint. Hesaidhe hadnothingnewtoadd. Hesaidthe areawherethepondwaswilloverflowtotheneighbor’spropertiesandontoRoute7. Mr. Vujinicreferenced a letterhehadsentexpressinghisconcernstotheZoningandWetlandsCommissions, theMayorandthenewspaperstowhich, hesaid, no onehas responded. Mr. Doringreplied

that theZoningCommissioniscurrentlyaddressingMr. Vujinicconcerns. He saidthe Commissionhasspentconsiderabletimeandmoneyreviewingtheapplicationandhavehiredexpertstoassistinaddressingallconcerns. Mr. Doringsaid the ZoningCommissionisdoingitsjob. Mr. Vujinicsaid

he doesnotseeanyresults. Mr. Doringstated

that resultsarenotseenduringthepublichearing. Mr. Vujinicsaid

the reportsareallgoodbutnosolutionisevident. Mr. Doringreiterated

that resultsandasolutionarepartoftheongoingprocess. Mr. Vujinicreferenced

a maphebroughtwithhimofhisandneighboring propertiesandquestionedthezonechanges. NewMilfordZoning

Commission- Minutes- March22, 2005 Page5

Mrs. ZlataVujinic

of

6PineLanesaidshehadnothingnewbutwantsthebuffertobe100’ andfeelsthedevelopment shouldbebuiltwithvillagetypestorestofitwiththeneighborhoodnotalargestorelikeStewLeonard’swherenothingisprotectedandnoiseandgarbageareexcessive. Sheaskedthatthe developer’sdecreasetheirexpectations. Mrs. Vijinicsaidthewhole areawillbeleftwithouttrees. Shesaidsheexpected theZoningCommissiontoprotecttheresidents. Mr. Doringrepliedthat

the applicant’shavearighttodeveloptheproperty. Hesaidthereare standardsandregulationsforthiszoneandifanapplicantismeeting thosethentheyshouldbeapproved. TheZoningCommissionhas somelatitudebutcan’tviolateitsown regulationsanddemanda100’ buffer. Mr. Doringsaid the site’szonewasthe samethreeyearsagowhenMrs. Vujinicpurchasedherhome asitistoday. TheZoning Commissionmust allowreasonableuseinthezonewhileoffering someprotectionandfairnesstoallparties. Hesaidthereis acertainlimittotheZoningCommission’sboundarieswheregovernedbylawsandregulations. Mr. Doringsaidthe Commission doesthebestitcanbutultimately neithersidewillbecompletelyhappy. Mr. Doringalsosaid

he’dliketosee thebuilding relocatedandtheparkinglessenedbutthosechangeswouldbecompletelyvoluntaryonthepartofthedeveloper. HeaddedthatMilone & MacBroomwouldreviewall information. Mrs. Vijinicsaidthe

Commission hadtoprotecttheneighbors. Shealsosaidthe ZoningEnforcement Officer’sreportstatedtheCommission couldnotmakeadecisionwithoutDepartmentofTransportation (DOT) approval. Mr. Doring stated the

Zoning Commissioncanapprovetheapplicationbuttheapplicantcan’tobtainpermitswithout approvalfromDOT. Mrs. CastagnettasaidDOT requires ZoningCommissionapprovaloftheapplicationbeforetheywillapprove. AttorneyJeffreySienkiewicz, representing

theapplicant, addressed theCommissionwithaclosingstatement. Mr. Sienkiewiczbeganby saying thecommentmadebyoneoftheneighborsregardingthedrainagedesignnotbeingabletobeartheloadoftrucksisnotaccurate. Hesaidthedrainage systemwasdesignedtobeartheweightoftrucks. Mr. Sienkiewiczsaidthe

land haslayfallowforyears. Thedeveloperisproposing improvementstoupgradethelandandincreaseeconomics. Hesaidthedeveloper hasworkedwiththeCommissionanditsengineers. Theyhaveagreedto blockoffaccessforCedarKnolls. Regardingdrainage, hesaid theCommission wouldneedtowaitfortheengineer’sreview. Headded thatthe drainagedetentionfacilityshouldbesatisfactoryasMr. Posthauerhasexperiencein design. Mr. Sienkiewiczconcludedsaying the landscapingplanisresponsivetotheneighbor’sconcerns. Mr. Doring movedto

forward alldocumentation submitted3/22/05includingtherevised drainageplanandtheresponseletterfromAttorneyByrne, uponreceipt, toMilone & MacBroomfor reviewandresponse. Mrs. Floriosecondedand the motioncarriedunanimously. NewMilfordZoningCommission-

Minutes- March22, 2005 Page6

Mr. Paduano movedto

close

the PublicHearingsforWestrock Development, LLC, specialpermitandsite planapplicationstoallowconstructionofa112,500squarefootretailbuilding, onproperty locatedat189 DanburyRoadandspecialpermitandsiteplanapplicationstoallowearth

excavationandfillinginconjunctionwithconstructionofaretailbuildingonproperty locatedat189DanburyRoad, Map18.1, Lot30, Map18.2, Lots32, 33, and34 inthe B-1zone. Mrs. Florio seconded andthe motion carriedunanimously. Mr. DoringsaidtheCommission

has 65daysinwhichtoreachadecision. Herecessedthemeetingfor 5minutesat8:55PMandreconvenedat9:00PM. ApexDevelopment Corporation, specialpermit

andsiteplan applicationstoC.allowconstructionofa26,000squarefootretailbuildingonpropertylocatedat507DanburyRoadintheIndustrialCommercialZone. TheapplicationforApexDevelopment

CorporationwastableduntiltheApril12, 2005meeting. DanburyRoadDevelopers, LLCapplication

requestingazone changefromR-I, DRestrictedIndustrialZone toB-1, RestrictedBusinesszoneona portionoftheproperty ownedbyTheresa Gaglio, locatedatRoute7, Dodd RoadandCedarKnolls Drive, depictedonamapentitled “PerimeterSurvey Showing ProposedZone ChangepreparedforDanburyRoadDevelopers, LLC, DoddRoad, U.S. Route7 & 202, NewMilford, Connecticut, property area1,825,627 +/- S.F., 41.91 +/- Ac.” Prepared byRichardA. Bunnell, R.L.S., CCA, LLC, Date1-31- 05. Mrs. Florioread thelegal

notice publishedMarch11, 2005andMarch18, 2005. Mr. Doringreadcorrespondence from VivianHarris, ChairpersonofthePlanningCommission statingthatthePlanningCommissionisinfavoroftheproposedzonechangeasbeingbeneficialtoeconomic development. AttorneyFrancisJ. Collinsaddressed

theCommissionon behalfoftheapplicant. Hesaidwithhimwere AnthonyLucera, ChristopherKerin, RealEstateAppraiser, JoeBalskus, PEandHal Kayfus, RealEstateBroker. Mr. Collins surrenderedthereturn receipts andaletterofconsentfromthepropertyowner. Healsosubmittedaletter datedMarch11, 2005fromtheEconomicDevelopmentCommission (EDC). Mr. Doringreadthe letter from theEDCsignedbyMarthaMcMahon, ViceChairperson statingsupportof thegeneralconceptandrecommendingthezonechange. Mr. Collinssaidtheapplicants

are proposingachangeofzonetoaportionoftheTheresaGagliopropertylocated betweenDoddRoadandCedarKnollsDrivecomprising approximately19.97acres. Hesaidlastspring (2004) theapplicant’srequest to changethezonefortheentire34acreparceltoB-1wasdenied. Mr. Collins addedthatprior to 1999, theentireparcelwaszoned B-1. Therearportionwas re- zonedR-I (restricted New MilfordZoning Commission- Minutes-

March22, 2005Page7

industrial). Mr. Collinscommented

that

the Planning CommissionandEconomic DevelopmentCommissionbothrecommendapprovaloftherequestedzonechange. Mr. DoringandMrs. Florio

verified thereturnreceipts withthelistofadjacentpropertyownersandfoundnotificationtohavebeensatisfactory. Mr. AnthonyLucera, Partnerof

Danbury RoadDevelopers saidsincethepreviousapplication, theapplicantshavereducedfrom 34to19acrestheareatheyarerequestingberezonedtoB-1. Hesaidtheyare proposing anopenairorlife-stylemallwithonstreetandlotparkingthatisdifferentthancustomarymalldesign. Mr. Lucerasaidthechange in zonewillbebeneficialtotheTownofNewMilford becausetherewillbeupscaleshopsincludedthatwillenticeshopperstoremaininortraveltoNewMilford. Hesaidtheywereexpecting suchnationalchainsasBarnesandNobleandtheChildren’sPlaceandrestaurantslikeFridaysandRubyTuesday’s. Mr. Lucera, forpurposesof

illustration, displayed amapofthe proposedmallbuildings, parkingareasandplantingsandthesurrounding propertiesalongRoute7betweenDoddRoadandCedarKnollsDrive. Mr. Paduanoinquiredasto

the amountofprobable officespacetowhichMr. Lucerarepliedtherewouldbe approximately30,000squarefeetofofficespace. Mrs. Castagnetta questionedthebuffer

area inrelationtotheneighboring residentialproperties. Mr. DoringidentifiedforMr. Lucera threepropertiesonthe mapinclosestproximitytotheproposedsite. Mr. Lucerasaidthedevelopers

have spokentoMrs. PorterregardingacquiringherDodd Roadproperty, currentlyzonedB-1and addedthatthe bufferis60feettoherproperty line. Mrs. Castagnettasaidtheneighbor’ softheproposedWestrock developmentareextremelyconcernedwithbuffersanddrainage. Mr. Lucerasaidthefront buffer hadbeenincreasedto100feet. Mr. DoringcautionedtheCommission

that theapplicationbeforethemwasforazonechangeandnotasiteplanjustthefeasibilityofchangingthezonetoB-1andreiteratedtheCommission wasonlyreviewingthezonechange. Mr. Paduanoaskedwhatintended

use thedeveloperhadfortherearportionofthepropertythatwouldremainzonedR-I. Mr. Lucerarepliedthat the rear portionofthepropertywouldlikelybebuiltwithindustrialcondosthatwouldbeaccessedatthesignalizedintersectionwithRoute7. Mr. ChrisKerin, RealEstate

Appraiser, distributedamarketstudysaying thepropertyissuitableforachangetoB-1zoneandtheeconomy willbesupported. Hesaidcurrently, industrialspace isnotwarrantedasthereisanoversupplyofvacant industrialspaceintheareaadding18.5% ofclassAofficespace isvacantorover1millionsquarefeet. Mr. NewMilfordZoningCommission- Minutes-

March22, 2005Page8

Kerinsaid the demandfor

retail

spaceisstrong. WithNewMilford’spopulation increasing theretailmarket isunderserved. Mr. Raymondaskedifthearea

market isconsidered under servedbecausethepopulationmusttravelforretailgoods. Mr. Kerinrespondedthatretailspending in NewMilfordisdownandretail developmentwouldincreasespending, maximizeuseofthepropertyand generateapproximately $330,000intaxesinthe firstyear. Mr. Raymondquestionedthecreationof

jobs towhichMr. Kerinrepliedhehadnodata regardingjobcreation. Mr. Paduano commentedthatMr. Kerin

discussed vacantofficespaceand spacenotbeingbuiltduetosloweddemandintheI-84corridor. Heaskedwiththe newRoute 7highwaybeingextendedtoNewMilfordwouldn’tthathaveanimpactonNewMilfordandshouldn’tthatbeaddressed. Mr. Kerin repliedthatthehighway extension shouldhaveapositiveimpactonNewMilford. Mr. Paduanoaddedthatitseemed

Mr. Kerinwasofferingisacomparison ofthesituationatpresentnotalookatthefutureonceRoute7iscomplete. Mr. Kerinrespondedthat thestudy isasnapshotoftheI-84corridor’spresentoversupply. Mr. Doring commentedthatifa

portion oftheplancalledforofficespaceandtheareahasanoversupplyofofficespacewhyisthedeveloperconsideringitsinclusion. Mr. Lucerarespondedthatthereare twogroupsofDoctorswhowillrentapproximately twothirdsoftheproposedofficespace. Mr. Raymondsaidthepremisebeing

discussed isthatwe (NewMilford) areunderservedbyretail yetthere isvacantretailspaceintheStaplesPlaza, forexampleandthreeotherproposals beforetheCommissionforlargeretaildevelopments. Mr. Raymondsaidthathewas baffled bythis. Mr. Kerinstatedthattheaffluent

market ismovingnorthandretailisthestrongestsector. Mr. Raymond againstatedthatthereareanabundanceofvacantstorestowhichMr. Kerinrepliedthatretailisstrongandwhatwillbedevelopedwillbesubstantial. Mr. Doringaskedfromwherethe

applicant expectedtodrawcustomers. Hesaidthatevenifthe buildingliesfallowtaxeswillstillneedtobepaid. Mr. Paduanoaskedquestioned whetherfour

shopping centerswouldbebuiltwithouttheRoute7expansion. Mr. Kerinrepliedtheexpansionof Route7isanassetandheknewofretailerswhowerelookingforwardtotheexpansion. Mr. LucerainterjectedthattheR-

Izoneonlyallowscorporateoffices andtheapplicantswouldhavecomebeforetheCommissionforazonechangeregardlessofRoute7expansion. NewMilfordZoningCommission- Minutes- March

22, 2005Page9

Mrs. Florioasked if thesite

was

on sewertowhichMrs. Castagnettarepliedintheaffirmative. Mr. Joe Balskus, PEbeganbysaying,

as anaside, hewaspreviously employed bythefirm involvedintheprojectforthewideningofRoute7. Hestatedthathisinvolvementinthis projectistoaddresstrafficissues relatedtotheproposedzonechange. Mr. Doringsaidhecouldnotrecall

any previousapplicationforazonechangethatincludedatrafficstudy. Mr. Balskusstatedhispurposeisto

address Route7asaviable accesswayforretail. Mr. RaymondaskedifMr. Balskusknew

the capacityofRoute7towhichMr. BalskusrepliedRoute7wascurrentlyable tocarry20,000vehiclestheoretically, andwiththeincreasetofourlanes thatnumbercouldincreaseto30,000. Mr. RaymondnextaskedifRoute7 could handlefournewshoppingcenterstowhichMr. Balskusrepliedhisconcernwasnotfour shoppingcentersjustthisprojectandaddedthattheStatehadreviewedtrafficissues. Mrs. Florioaskediftheapplicanthad

knowledge ofotherproposalstowhichMr. Balskusrepliedtheydidaccountforother recentlyapproved proposalsorcurrentapplications. Mr. RaymondsaidtheDepartmentofTransportation (

DOT) hadspokentotheCommissionregarding excess curbcuts. Mr. Balskusrepliedthesitehasa signalized intersectionandthedeveloperisproposingoneadditionalnorthernmovingcutthatwouldconsistofrightturnonlyinandout. HeaddedthiswouldrequireDOTapproval. Heconcludedbysayingthisroadway (Route7) isconducivetodevelopment. Mr. HalKayfus, RealtorfromColdwellBanker,

also representingthe applicant, statedhehad beenaskedtoreview thecurrentzoneofR-Ianddetermineviableuses. Hesaid hehadcontactedalarge constructionfirmwhofeltthesitewastoofarfromI-84toconsider. Hesaidmanufacturing concerns werealsocontacted butmanufacturingismovingoutofthearea, andcountry. Mr. Kayfussaidwarehouse distribution companiesechoed the concernofdistancefromI-84asbeingtoogreat. Hewent ontosaylargecorporate officesorcorporate headquarters weresoughtafterbyeverytownwithmostcompaniesseemingtoprefertheStamfordareaorevenNewJersey. Mr. Kayfusstatedthatfromtheperspective

ofaRealEstateBroker, retailwasthebestuseforthe sitewithindustrialcondosontherearportionoftheproperty. Mr. DoringstatedthatMr. Collinswould

deliver closingremarksandasked firstiftherewasanyonefromthepublicwhowishedtospeakinregardtothisapplication. Speakinginfavor:NewMilfordZoningCommission-

Minutes- March22,

2005Page10

Mr. Dave Deloheryof 32 DoddRoad

stated

that hewasgenerallyinfavorofthezonechangewithsomereservations. Hesaidhewouldlikethedeveloperto protecttheneighborsonDoddRoad. Hesaidtherewas, atonetime, a “NoTrucks” signposted onDoddRoad. The signis goneandwasneverenforced. Mr. Delohreysaidhewouldlike, aspart ofanapproved siteplan, theinclusionofnew “NoTrucks” signsand theenforcementofsame onDodd Road. Mr. Deloherystatedthathedidnotbelieve

itwasinthepurviewoftheCommissiontodeterminethefeasibilityofretailatthissite. Mr. Doringcommentedthatthatdeterminationwasexactly the ZoningCommissionspurview. Mr. Raymondaddedthatthefrontportionof the propertywascurrentlyzonedB-1andthezonechangeapplicationisfor therezoningofaportionoftheremaining parcelforR-ItoB-1. Mr. Delohreyconcluded by saying thischange to

retail usewillservetheneedsofNewMilfordshoppers. Mr. Collinsstatedtheapplicantshadnothingfurther

to presentandthankedtheCommissionforitstime. Mr. RaymondmovedtoclosethePublicHearing

for DanburyRoadDevelopers, LLCapplication requestingazonechangefromR-I, RestrictedIndustrialZonetoB-1, Restricted Business zoneonaportionof thepropertyownedbyTheresa Gaglio, locatedatRoute7, DoddRoadandCedar KnollsDrive. Mrs. Florio secondedandthemotioncarriedunanimously. Mr. DoringstatedthattheCommissionhad65

days inwhichtoreachadecision. Herecessedthemeetingfor5minutesat 9:55PMandreconvenedat10:00PM. 4) NEWBUSINESS: RACDiesel Service, Inc., site

plan applicationto

allowagarage for therepairofA. motorvehiclesonproperty locatedat38-42OldStateRoad, Map14.3, Lot42intheB-2zone. Mr. Doringreadthestaffreport datedMarch

15, 2005. Mrs. Florioaskedforclarificationofthe location which Mrs. Castagnetta supplied. Mr. Richard CamejofromRACDiesel Servicesaddressed

the Commissionandstatedthatthe90% ofhisbusinessisserviceandrepairsto commercial vehiclessuchastractortrailersandfiretrucks. Hesaidheservicesandrepairsonsite oroffandperformseverythingfromoilchangestocomplete transmissionoverhauls. Mr. DoringaskedifMr. Camejowasproposing

any outsidestorage. Mr. Camejo repliedthatonoccasioncustomerswill deliveravehicletohislocationatnightorrequestpickupafterregularbusinesshours. Mr. Doringthenaskedwhereparkingforthese vehicles NewMilfordZoningCommission- Minutes- March22, 2005

Page11

wouldbe located. Mrs. Castagnetta replied thatthere

was

aparkingarea totherearofthebuilding. Mr. Doringaskediftheparkingintherear could bedesignated forcustomervehicleswiththefourspacesinthefrontdesignatedforemployees. Mr. RaymondaskedifMr. Camejowouldbeadding

additional securitylightingtowhich Mr. Camejorepliedthatnoadditionallightingwasplanned. Mr. Doringrequestedadditional landscaping. Mr. Paduanoaskedhow many vehiclesMr. Camejoserviced

onanaverageday. Mr. Camejoreplied thatservicingtenvehiclesaday wasahighaverage. Mrs. Florioaskedhowlongtheaveragerepairor

service took. Mr. Camejorespondedthatarepaircouldtakeanywhere from anhourto3weeks, dependingonthesituation. Mrs. Floriothenaskedhow manyvehiclesthebuildingwould holdtowhichMr. Camejorepliedthebuildingwouldaccommodatenomorethan ninetrucks. Mr. Paduanomovedtowaivethetrafficstudy, topographic

contours, drainageandinteriorlayout. Themotionwas secondedbyMr. Doringandthe motioncarriedunanimously. Mrs. Vanceasked iftherewasanareafor

washing vehicles. Mr. Camejostatedthathewouldnotbewashing vehicles. Mrs. VancealsoaskedwhatMr. Camejodidwith used oil. Herepliedthatwith theexceptionofanti-freeze allusedfluidsareburnedasheatingfuel. BrightCloudsMinistries, requestforsiteplanmodificationto

changetheB. approvedphasingplanoftheparkingonpropertylocatedat586DanburyRoadintheI/CZone. Mrs. Castagnettastatedthatshehadnot prepareda

report forthisapplication. ShesaidshebelievedtheHealthDepartmentandthe WetlandsCommissionhaveissueswiththisproposal. Mr. RussPosthauer, PEofCCA, LLCrepresentingthe

applicant saidthe parking aroundthe southsideofthesitecan’tbeimplementedatthistime. Thesoilnear theoldRoggbuildingissubject toDepartmentofEnvironmental Protection (DEP) remediation forpossiblecontaminationandcleanupand can notbedisturbedatthistime. Hesaidtheapplicantisrequestingtheimplementationof PhaseIIparkinginordertohaveavailablesufficientparkingtoopentheChurch. Theywillhavethesameparkingspacecountjust inadifferent initiallocation. Mr. Doringaskedwhoisresponsiblefortheenvironmental

clean up. Mr. Posthauer respondedthatifcleanupisrequired, Mr. Roggwillberesponsibleforitsimplementation. New Milford ZoningCommission- Minutes- March22, 2005Page

12

Mr. Doringasked for clarificationon the areaimpacted.

Mr.

Posthauer saidhedidnothavethecalculationon the squarefootage impacted. Mr. Posthauerstatedthattheapplicantwasintendingtomaintain

the originalapproval. Mr. DoringsaidiftheCommissionapprovedthismodificationtheCommission shouldconsider holdingabondforthecostofcleanup. Mrs. Florioaskedifthesoiliscontaminated, doesn’t

that presentaproblemfortheschoolwith children onthesite. Mr. DanValentineofBrightCloudssaidtheywerenot

aware thattestingwasrequireduntilrecently. Mr. DoringaskedifMr. Rogghadagreedtoclean

up towhichMr. Valentine repliedtheDEPhadaskedtheapplicanttostay outoftheareainquestionasmostoftheareaisbeingmonitored. HewentontosaytheChurchisundera severetimeconstraintandmustmoveintothebuildinginthreemonthsasthey’vesoldtheircurrent location. HealsosaidMr. Rogghasrecentlyhiredawhole newenvironmental team. Mr. RaymondaskediftheDEPhadsentanynotification

to whichMr. Valentine repliedtheDEPwasnotrequiredtonotifythem. Mrs. CastagnettaaskedMr. Valentineifhecouldobtainan

explanation fromtheDEP. Mr. Doring echoedtherequest. Mr. Valentineaddedthesitecurrently hasnowater. United

water hadoriginallyproposedasatellitewatersystembut isnowintheprocessofinstallingawatermainalongthissectionofRoute7. Mr. DoringcommentedthatwithoutwatertheChurchwillnot

be allowedtoopen. Mr. Posthauersaidthewaterlineiscomingsouthfrom

the HighSchool. Headdedthatcontaminationwouldonlybeanissueif therewerewells. Hesaidtherearenoclearrecordsondisposalfrom theprevioususeoftheportionofthesiteinquestion. Mrs. Castagnetta commented thatthenumberofparking spacesappeared

tobeinexcessofthoserequiredbytheregulations. Christopher DeBiase, siteplanapplicationtoallowautodetailingand

accessoryC. storeonpropertylocatedat44OldStateRoad, unit #22intheB-2zone. Theapplicationfor Christopher DeBiasesiteplanapplication toallow

autodetailingandaccessorystoreonpropertylocatedat44OldStateRoad, unit #22intheB-2zone. wascarriedover to theApril12, 2005 meetingwithnodiscussionatthistime. NewMilford ZoningCommission- Minutes- March22, 2005Page13

5) OLDBUSINESS: Unicorn ContractingCorp., site planapplication

to

allow constructionof

a4,200 A. squarefootrestaurantanda15,765 squarefootretailbuildingonpropertylocatedat108DanburyRoad, Map22.2, Lots3,4, and5intheB-2zone. Mr. Doring seated Mr. WalkerforMr. Paduano. Mrs. Castagnetta

said thechangeswere onlytosize with

revision datesandreasonsadded. Mr. Raymondsaidthatsignshadbeendiscussedpreviously. Mrs.

Castagnetta statedthat, percondition #9, signageisnot included inthisapproval. Sheadded that theB-2zoneallowsthreesquare feetofsignageperlinear foot. Mrs. Florioaskediflitsignswereallowedtowhich

Mr. Castagnettarepliedintheaffirmative. Discussiononsignregulationsfollowed. Mr. Raymondaskedthatin theeventtheneighboringproperty

owner isconvincedtoallowaccessthroughtheirparcelisthereawaytoincorporatethatintothisapprovalnow. Mrs. Floriosaidanaccesswaythroughtheadjoiningproperty

would onlybenefittheapplicant. Mr. Raymond respondedthatanaccesswouldalsobenefitthe community fromasafetyperspective. Mr. Doringsaidlanguagecouldbeincludedthattheapplicant was encouragedtonegotiatewiththeneighboringpropertyownerforaccess. Mr. RussPosthauer, PEofCCA, LLCrepresentingtheapplicant

said theadjacent propertywasfor sale. Anydesigntoincludeanaccesswaywouldbeeasier toimplementnowversusafterconstruction. Mr. Doringsaidtherewasnothingtoprohibitthejoining withacommondriveway. Mr. Posthauerstatedthatanaccesswaycan’tjust

be addedaftercompletionasitscostprohibitive. Thedesignofthesitewouldrequireadrainageplan thatraisedthesitetoequaltheelevations. Mr. RaymondagainaskediftheCommissioncouldrequestthat

the applicantdesignthesitewithanareaforeasement. Mr. Raymondmovedtoaddanamendmenttotherevised

resolutionofapprovaldesignatinganareaasapotentialright-of-wayorwayofaccesseasement andstipulatethatsaid areanotbeencumberedwithanyobstructiongreaterthancurbing. Mr. Doringsecondedandthemotioncarriedunanimously. Mrs. Florio asked ifthispresentedaliabilitytothe

property ownerstowhichshereceivednoresponse. NewMilfordZoningCommission- Minutes- March22, 2005Page14

Mr. Doringmovedtoadopt therevised resolution ofapproval

for

Unicorn ContractingCorp., siteplan applicationtoallowconstructionofa4,200square footrestaurantanda15,765square footretailbuildingonpropertylocatedat108DanburyRoad, Map22.2, Lots3,4, and5intheB-2zone. Mr. Raymond secondedand themotioncarried unanimously. The HomeDepot, USA, Inc., requestforsiteplanmodificationto

allowseveralB. minor changes tothesiteonpropertylocatedat104DanburyRoad , Map22.2, Lot7intheB-2zone. Mr. DoringseatedMr. WalkerforMr. Paduano. Mrs. Castagnettasaid

the onlychangesto theresolutionwere to

revision datesontheplansandinclusionoffencingaroundthecompactor. Mr. Raymond questionedthetrees. Mrs. Castagnettasaidthelandscapingis

tobecompletedasdepicted on thesiteplanandwithheroversight. Sheaddedthattheapplicantwillplantmoresubstantialtreesin thefront. Mr. Doringmovedtoapprovestheresolutionofapprovalasrevised,

The HomeDepot, USA, Inc., requestforsiteplanmodificationto allowseveralminorchanges to thesiteonpropertylocatedat104DanburyRoad. Mrs. Vancesecondedandthemotioncarriedunanimously. SubconnInc., request for siteplanapprovaltoallowarestaurant

withinthe C. existingplazalocatedat80DanburyRoad, Map50.1, Lot51.1intheB-1zone. Mr. Doring moved toadopttheresolutionofapproval forSubconn

Inc., requestforsiteplanapprovaltoallowarestaurantwithinthe existingplazalocatedat80DanburyRoad. Mrs. Vancesecondedandthemotioncarriedunanimously. 6) ZONINGENFORCEMENT OFFICER’SREPORT: Awrittenreportwassubmitted

for theCommissionsreview. Acopy

ofthisreportisavailableforreviewinthe ZoningOffice. Mr. PaduanoinquiredastohowtheCommission’scaseagainst

Mr. Shaw’szoningviolationsandthereceiptoffundsawardedwas progressing. Mrs. VancesaidthatshehadbeenonBlueBonnettKnolls

and noticedtwobulldozers scrappingallsodandtopsoilfromthefrontyardofMr. Shaw’spropertyandplacingitindumptrucks. Sheasked howthisactionwouldpotentially impactthejudge’s decision. Mrs. Castagnetta saidMr. Shaw’sappealwouldprobably notbe

decided forseveralweeks. New MilfordZoningCommission- Minutes- March22, 2005Page15

Mr. Doringtoldthe Commission therewas nothing toreport

of

a decisionintheMurphycaseanditappearedthecourtwasreviewingthefileverycarefully. 7) ACCEPTFORPUBLICHEARING: QuarryStoneandGravel, LLCApplication

foraCommercialExcavationPermit

A. onpropertylocated at33Boardman Road, Map47, Lot73intheIndustrialZoneMr. Raymondmoved toaccept QuarryStoneandGravel, LLCApplication

foraCommercialExcavationPermitonpropertylocatedat33BoardmanRoad, Map47, Lot73intheIndustrialZoneonthesuggested dateof May24, 2005. ThemotionwassecondedbyMr. Doringandcarriedunanimously. 8) BUSINESSMEETING: Discussionandpossible decisions ontheevening’s

agenda. A. Danbury

RoadDevelopers, LLCapplicationrequestingazone changefromR-

I, RestrictedIndustrial ZonetoB-1, RestrictedBusinesszoneonaportionoftheproperty owned by TheresaGaglio, locatedatRoute7, DoddRoadandCedarKnollsDrive, depicted onamapentitled “ PerimeterSurveyShowingProposedZoneChange preparedforDanburyRoadDevelopers, LLC, DoddRoad, U.S. Route7 & 202, NewMilford, Connecticut, property area1,825,627 +/- S.F., 41.91 +/- Ac.” PreparedbyRichardA. Bunnell, R. L.S., CCA, LLC, Date 1-31-05. Mr. Paduano wasseated. Mrs. Florio said regardingthe Porter property,

which adjoinsthesite,

there wasnooppositiontotheproposed zonechangeandthat thePorterpropertyhasalways beenzonedB-1. Mr. Doring commentedthatMr. Ruiz, alsoaneighboring property owner, was extremelyvocalwhenthe developers applied previouslybutwasnotpresenttovoiceanopinionthisevening. Mrs. FlorioaskedifthedeveloperswouldbeusingCedarKnolls

Drive towhichMrs. CastagnettarepliedtheywouldnotbeaccessingCedarKnollsDrive. Mr. Raymondcommentedthattheissuefortonight’sdiscussionwas

the proposedzonechange. HeaskediftheCommissionwasinfavorofaB-1zoneasrequested. Mr. Paduano respondedthathewasin favorofthefront portionbeingre-zonedtoB-1withtherearportionoftheproperty remainingR-I (restricted industrial). Mr. Raymondcommented thatNewMilfordseemedto be followingthe

development trendsoftherestofthecountry. NewMilfordZoningCommission- Minutes- March22, 2005Page16

Mr.

Paduanosaidincreaseddevelopment is comingto New Milfordin

the

wakeofthefourlanehighwayexpansion. TheareahasbecomehometoCEO’sandCFO’sand familieswithgreaterincomerecently. Mr. Doring addedthatthechancesfortheproposedsitetobe

developed forindustrialusebecomefewerandfewerwithalargedegreeofindustrymovingoutoftheareaandevenoutofthecountry. Mr. RaymondstatedthatiftheCommissionallowsthepropertytobe

re-zonedforretailusetheyhaveanobligationtoensurethesiteisdeveloped favorably. Mr. Paduanofeltamixofretailandofficewasagood balance Mr. Paduano movedtoapproveDanburyRoadDevelopers, LLCapplication requestinga

zone changefromR-I, RestrictedIndustrialZone toB-1, RestrictedBusinesszoneonaportionofthepropertyownedby Theresa Gaglio, locatedatRoute7, DoddRoadandCedarKnollsDrive. Mr. Doring secondedandthemotion carried4-1withMr. Raymond voting against. Mrs. Vanceaskedifthefourteen remainingacreszonedR-Iwas

a largeenoughparcelforviabledevelopmenttowhichseveral Commissionmembers respondedintheaffirmative. Mr. RaymondaskedifthiszonechangewasinNewMilford’s

best interesttowhichhereceivednoreply. RACDieselService, Inc., siteplanapplicationtoallowagaragefor

therepairof motor vehiclesonpropertylocatedat38-42OldStateRoad, Map14.3, Lot42intheB-2zone. Mr. Doring requestedtheinclusion ofalandscapingplanand thedelineation

of employeeparkinginfrontwithcustomerparkingintherear. Mr. PaduanomovedtoapproveRACDieselService, Inc., siteplanapplication

to allowagaragefortherepairof motor vehiclesonpropertylocatedat38-42OldStateRoad, Map14.3, Lot42intheB-2zonewiththedelineation ofparking forequipmenttothesouth andemployeeparkinginfrontofthebuildingonthesiteplanandtheimplementation ofalandscaping plan. Mr. Raymondsecondedandthemotioncarriedunanimously. Bright CloudsMinistries, request for siteplanmodificationtochangetheapproved

phasingplanoftheparkingonpropertylocatedat586DanburyRoadintheI/CZone. Mr. DoringstatedthattheCommissionwouldwaitforMrs. Castagnetta’s

report beforeanyfurtherdiscussion. NewMilfordZoningCommission- Minutes- March22, 2005Page17

9)ACCEPTANCE

OFMINUTES: March8, 2005 andcontinued meeting ofMarch

17,

2005A. . 10) BILLS

ANDCOMMUNICATIONS: Bill: ConnecticutFederationofPlanningandZoning Agencies, dated

March1, A. 2005,

regarding membershipduesthroughMarch31, 2006, $90.00. Mr. DoringmovedtopaythebillfromConnecticut Federation of Planningand

Zoning Agenciesdated March1,2005, regarding membershipduesthroughMarch31, 2006for90.00. Mr. Raymond seconded andthemotioncarriedunanimously. 11) ANYBUSINESS

PROPERTO COME BEFORETHECOMMISSION: A. Proposedamendmentsto

buffer andfrontlandscapearearegulations. B. Totalground

coverage amendmentproposal. Proposedspecialmeetingtodiscussregulationchanges,

possibly April5, 2005. C. Mr.

DoringcalledaSpecialMeetingforApril5, 2005for discussionof

regulation changes. 12) ADJOURNMENT: Mr. Doringmovedtoadjourn at11:12PM . Mrs. Vance

seconded and

the motioncarriedunanimously. Respectfully Submitted, Sharon MillardOffice Coordinator NewMilfordZoningCommission- Minutes- March22,

2005Page

18