June 5, 2002
Board Members Present: Robert Hiscox, Gil Graveline (7:10), Alan Havican, Donald Pomeroy
(7:10), Thomas Galvin
Alternates Present: Alexander Delelle
Others Present: Bill Donovan, Land Use Inspector
Members Absent: Anthony Parrella (Alt.), Francis Carpentier (Alt.)
Chairman R. Hiscox called the meeting to order at 7:02 p.m. The meeting was taped. A.
Delelle was seated for D. Pomeroy.
Approval of Minutes: Motion by A. Havican, seconded by T. Galvin to approve the minutes
of the May 15, 2002 meeting as presented. Unanimous.
Correspondence:
- Unsigned Note dated May 30, 2002 re: Inground Pool at 225 New Haven Road with No
Fencing.
- Minutes of the Regional Planning Commission dated May 7, 2002.
- Memo dated May 29, 2002 from the Council of Governments of the Central Naugatuck
Valley re: Census 2000 - Detailed Population & Housing Profiles for Individual CNVR
Municipalities.
Motion by T. Galvin, seconded by A. Havican to accept the correspondence. Unanimous.
G. Graveline and D. Pomeroy arrived at 7:10 and consequently, A. Delelle was unseated
for the remainder of the meeting.
Public Participation: Sue Iwinski, 35 Platt Drive, submitted a letter signed by 29 Platt
Drive residents that she read into the record regarding renewal of the Christiano Home
Occupation Permit. Peter Daddona introduced Jay Campbell, new owner of Prospect Paintball,
to the Commission. B. Donovan stated that Mr. Campbell would be submitting an application
for the annual renewal of the special permit for Prospect Paintball at the next meeting.
Public Hearings:
a. Franca & Domenic DiLoreto, 1 Old Schoolhouse Road. Application for a Special Permit
for an Auto & Truck Sales Area. The public hearing was continued from May 15, 2002.
Attorney Patrick Zailckas, representing the applicant, presented the Commission with a
site plan detailing landscaping and parking, sketches of the proposed building and a plot
plan dated March 15, 2002 showing a proposed warehouse for Domenic DiLoreto prepared by
William F. Orsine & Associates, Surveyors & Planners. Attorney Zailckas explained that
the site plan submitted does not include the legend indicating 1inch = 20 feet and the
rear property line at the western border should indicate a measurement of 97.78 feet.
The Commissioners reviewed the site plan with Attorney Zailckas. Chairman Hiscox noted
that there should be a complete hedged boundary between this proposed auto/truck sales
area and the Prospect Service Center for the purpose of keeping the two lots separated.
Fencing is not being proposed at this time, however, Mr. DiLoreto stated he would work
with the Commission if, for aesthetic purposes, the Commissioners felt that fencing was
needed. There would be no outside storage. Existing trees would only be removed if
necessary for construction of the proposed building. A non-illuminated detached 3' x 4'
sign near the driveway entrance and a non-illuminated 2' x 3' sign on the office building.
Zoning Board of Appeals approval was granted on May 25, 2002. Chesprocott approval has
been received as well. Attorney Zailckas stated that the property was found by the ZBA
to be suitable for the intended business with regard to traffic conditions, neighborhood
and effect on public travel. Shielded by existing hedges and adjacent to other existing
commercial uses, the property is well away from existing schools and churches and traffic
is expected to be minimal because the targeted sales are towards specialized clients.
Lighting would be for security purposes only. As a precautionary measure, G. Graveline
suggested a sign at the end of the proposed driveway indicating "One Way Only" onto Old
Schoolhouse Road. Mr. DiLoreto estimates 2-4 employees. Chairman Hiscox suggested that
one parking space be eliminated to allow a grassy area in the front of the office to
maintain a "residential" look. The Commissioners agreed. Mr. DiLoreto stated again
for the Commissioners that this would be a separate business and is in no way related
to Prospect Service Center. The public was invited to comment. There were no comments
from the public. Motion by G. Graveline, seconded by T. Galvin to close the public
hearing on Franca & Domenic DiLoreto for a special permit for an auto and truck sales
area at 1 Old Schoolhouse Road. Unanimous.
Old Business:
b. Gnazzo Noble Realty, 79 & 81 Waterbury Road. Application for a Zone Change from
Residential to General Commercial. The public hearing on this application was closed on
May 15, 2002. Chairman Hiscox noted that the zone change is in accordance with the Town's
Comprehensive Plan. Motion by T. Galvin, seconded by G. Graveline to approve a zone change
from Residential to General Commercial for property located at 79 & 81 Waterbury Road and
set an effective date of July 1, 2002. Under discussion, G. Graveline noted that if the
zone change were approved, a site plan would have to be presented for any change in use
of the two properties. The vote on the motion was Unanimous.
d. Lorraine Corsino, 250 Straitsville Road. Application for a 2-Lot Subdivision.
The application was accepted at the May 15, 2002 meeting. The applicant has submitted
an application to the Inland Wetlands Commission and will be on the Planning & Zoning
Agenda for June 19, 2002. No discussion was held on this application.
New Business:
a. Trident Equity Associates, 104 Waterbury Road. Application for a Change in Use -
Health Club. Mark Guastaferri, Trident Equity Associates, presented a site plan for
"Curves for Women" proposed to occupy 1200 square feet of the existing building located
at 104 Waterbury Road. Chairman Hiscox stated that the business seems to be in operation
already and noted for the record and the applicant that approval from the Planning &
Zoning Commission is required prior to the commencement of operations. In addition to
"Curves for Women", Managed Transportation Services occupies approximately 225 square
feet of office space in the existing building, and the remaining 925 square feet is
currently vacant. Mr. Guastaferri stated that there is room to expand the parking area
if necessary. Mr. Guastaferri further stated that Chesprocott had no concerns with the
proposed health club, as there would be no food and a low volume of people in the building
at any given time. B. Donovan asked whether any landscaping was being proposed. Mr.
Guastaferri stated that he was planning to improve the landscaping on the property.
The signage will not exceed the allowed maximum sizes as stated in the Regulations.
Motion by G. Graveline, seconded by A. Havican to accept and approve the application
submitted by Trident Equity Associates for a change in use to "Health Club" for property
located at 104 Waterbury Road. Unanimous.
Public Hearings:
b. Tesco Rentals, LLC, 155 Union City Road. Application for a Special Permit for an
Indoor Golf and Sports Complex. The public hearing was continued from May 15, 2002.
Chairman Hiscox noted that a site walk was held on June 1, 2002. Hank Berberat, Tesco
Rentals, LLC, submitted information on proposed lighting, a letter discussing property
values from a real estate professional in the Greenfield, MA, area familiar with the dome
facility in Greenfield, and a sample of the fabric used for the outer layer of the dome.
Stephen Guidice, Harry E. Cole & Son, stated that the site plan has been revised to indicate
light pole locations in the parking area and a dumpster area located at the southwest corner
of the parking area. Mr. Guidice noted that 2 parking spaces were eliminated to accommodate
the dumpster area. T. Galvin stated a concern with congestion in the parking area when buses
visit the site and questioned whether there would be sufficient turn around room for the buses.
Mr. Guidice stated the operators would make provisions for the buses when necessary. A.
Havican noted that discussion was held at the site walk on the possibility of floating a
balloon at the site to gauge the height of the proposed structure and asked whether a
balloon float could be scheduled. Chairman Hiscox stated that a balloon float would be
helpful to the Commissioners in determining whether the structure would fit with the
character of the neighborhood, as well as the Plan of Development and the rural nature
of the Town. The public was invited to comment. Several neighbors voiced opposition
to the proposed sports complex again, citing concerns with the size of the proposed dome,
impact on traffic in the area, noise and a decrease in the value of their properties.
Although the property is zoned commercial, this portion of Route 68 is mostly residential
and the neighbors feel a sports complex would adversely affect their properties and the
character of the neighborhood. Mr. Guidice stated that he would set a balloon float for
the weekend of June 15th and 16th. The applicant agreed to grant the Commission an
additional 30-day extension of the public hearing. The hearing was continued to June
19, 2002 at 7:15 p.m.
Old Business:
b. Kathleen Christiano, 27 Platt Drive. Review of a Home Occupation Permit.
Chairman Hiscox read letters submitted by Florence M. & Larry D. Hansen, 32 Platt
Drive, and Kathleen A. Christiano regarding renewal of the Home Occupation Permit
at 27 Platt Drive. Motion by D. Pomeroy, seconded by G. Graveline to approve the Draft
Resolution of Approval for a Home Occupation Permit for Kathleen Christiano, 27 Platt
Drive, as modified. Unanimous.
Old Business:
c. CRT Realty, LLC, 50A Summit Road. Application for a 9-Lot Subdivision - Royal
Crest North. The public hearing on this application was closed on May 15, 2002.
Chairman Hiscox read a letter dated June 3, 2002 addressed to CRT Realty, LLC, from
the Prospect Land Trust acknowledging their intention to acquire 8-9 acres of open
space by donation by the applicant. Chairman Hiscox asked whether the revised plan
addresses the concerns of the Assistant Director of Public Works regarding the entrance
off of Summit Road. The Commissioners asked that David Carson, OCC Design Consortium,
explain the revisions to the entranceway. Mr. Carson stated that the entrance roadway
is 26 feet wide, there's an 8-foot snow shelf and then a wall that is 3 feet from the
trees bordering the Pelletier property. The wall will be smaller in order to save the
trees and still create the snow shelf. Chairman Hiscox asked if there were any remaining
issues with the Ostapko property. Mr. Carson stated the burden of acquiring the right of
way from the Ostapko property is on the applicant and the site plan notes that an additional
right of way needs to be acquired. G. Graveline questioned the stantion for mailboxes as
required by the regulations. B. Donovan suggested that reference to a mailbox stantion be
added to the Resolution of Approval. Chairman Hiscox commented that he would request that
the applicant to keep in mind the concerns of the Holley Lane residents regarding the tree
cutting behind Holley Lane. B. Donovan suggested that Item 5 should read, "a site improvement
bond in the amount to be determined by staff and approved by the Planning & Zoning
Commission." Motion by D. Pomeroy, seconded by T. Galvin to approve the Draft Resolution
of Approval for Royal Crest North Subdivision as amended. Unanimous.
Land Use Inspector's Report: Bill Donovan stated that a letter was sent to the Texaco
Gas Station regarding materials on the sidewalk and it was noted that as of today all
materials have been removed. D. Pomeroy questioned the activities taking place on the
property north of the Dairy Bar. Bill explained that the previous owner had a legal,
non-conforming use and the new owner is planning a similar type machine shop. Bill
stated that he and Gene McCarthy, Assistant Director of Public Works, checked the
elevation of the car wash being built on Waterbury Road and the base elevation is
within 1/10th of 1 foot of the plan. Chairman Hiscox asked Bill to relay to the
owners of the car wash facility that this is a sensitive site and attention should
be given to ensure that whatever can be done to further screen the site would be
appreciated. Let the Commission know if any modifications are to be made. Motion
by A. Havican, seconded by T. Galvin to accept the Land Use Inspector's Report.
Unanimous.
Update of Zoning Map: B. Donovan explained that a public hearing needs to be scheduled
to revise and upgrade the existing Town Zoning Map. Motion by T. Galvin, seconded by D.
Pomeroy to set a public hearing to update the Town's Zoning Map for June 19, 2002 at 8:00
p.m. Unanimous.
Public Participation: B. Henaghan, 20 Platt Drive, reminded the Commissioners that the
video tape submitted at the last meeting was an edited version and that if the original
version recorded on a digital camera was necessary, it could be provided. Mr. Henaghan
also asked the Commissioners to have the Town Attorney review Item A under the Home
Occupation Regulation regarding an additional person engaged in the home occupation
enterprise. Mr. Henaghan stated his disappointment with the Commission's decision
and the problem with enforcement issues with the Regulations. Bob Gillis, 25 Platt
Drive, commented that his conduct and that of his neighbors has always been professional
and courteous to the applicant, to the board and to all of Mrs. Christiano's clients.
He asked for closure to the commercial shed that's been on the Christiano property for
more than a year, that the end of the Christiano's driveway be paved 10 feet in from the
road and that "no trespassing" signs posted along the property line be moved 10 feet off
of the property line. Sue Iwinski, 35 Platt Drive, referred to the Resolution of Approval
which states that "expansion of the permit immediately voids this approval" questioning
the validity of that statement when the permit has not been voided. Mrs. Iwinski stated
her frustration with the inability to enforce the Regulations. There were no further
comments.
Motion by T. Galvin, seconded by D. Pomeroy to adjourn at 10:30 p.m. Unanimous.
Robert Hiscox
Chairman