MONROE, Conn. — Residential neighbors continue to submit letters in opposition to plans for a Town Fair Tire to move into the former Rite Aid pharmacy building at 508 Monroe Turnpike out of concerns over noise, the smell of rubber, traffic, a negative impact on property values, and the close proximity to Beardsley Brook, a waterway that feeds into the Far Mill River Watershed.
However, during a hearing on May 7, Monroe Planning and Zoning Commission members expressed support for a design change reducing the work bays from six to five and moving the overhead door to the front of the building, so it faces Route 111 rather than the residential homes behind it.
Jim Rotondo, a professional engineer with Pereira Engineering LLC of Shelton, said traffic studies of various uses for the building showed 54 vehicle trips during the p.m. peak hour for a pharmacy with a drive-thru and 29 for a new tire store — a “reduction of about 46 percent.”
Rotundo also contends there will be no spillage that could leak into Beardsley Brook, because Town Fair Tire does not perform jobs involving fluids, such as oil changes. Rather, it does tire installation, rotations and realignments. A storm drain, catch basins and a sediment basin on the property would treat stormwater before it reaches the brook, he added.
The applicants asked for five parallel parking spaces in back of the building, which could be used for employee parking, and noted it would bring less traffic behind the building than a drive-thru.
Commissioner Ryan Condon said he likes having the overhead door on the front of the building, but not having parking spaces behind it, and he wondered if fire trucks would be able to maneuver back there in the event of a fire.
Town Planning and Zoning Administrator Kathleen Gallagher said the commission could require a study.
Nicole Lupo, a commission alternate, asked if there was any update since a representative of Aquarion Water Co. wrote a letter against the application out of concern over a potential negative impact on the watershed.
Rotunda said he will contact Aquarion directly to update them on the proposal.
During the hearing, the applicant showed renderings for the Town Fair Tire building with a neutral color and another with a flower pot red facade.
“I definitely love the redesign,” said Dominic Smeraglino III, a commission alternate serving as a commissioner for this application. “I think it’s smart to put the overhead door in front. I prefer the neutral color to the red.”
But Smeraglino expressed opposition to changing the business use at that location. “Though it’s a commercial area, it’s also a residential area,” he said. “People are opposed to it. I don’t want to change the use.”
Gallagher clarified that the application would not change the regulations. She said the application requires a special exception permit,” she said. “When a use only needs a site development plan, it’s for a permissible use a property is zoned for,” she said. “A special exception means it may be appropriate for the site, but you as a commission have to determine whether it’s an appropriate use, fits in with the area and is consistent with the Plan of Conservation and Development.”
Vice Chairman Bruno Maini noted how the developer proposed having air compressors automatically turn off when a bay door is open, and asked if they could still do that with the overhead door in the front of the building. Rotunda said they could.
John Wypychoski, director of real estate and development for Town Fair Tire, said the overhead door would be a glass door that looks like a storefront.
“I do like the red. I’m a big proponent of keeping your branding,” Maini said of the color of the building. “I’m actually okay with either one, but ARB will direct you.”
The Architectural Review Board, which is an advisory board to the commission, will review the revised architectural plans at its meeting this Tuesday at 7 p.m.
Commissioner Robert Westlund expressed no opposition to the plan from an operational standpoint, noting less traffic and a “low environmental impact.” “I’m good with the red as well,” he said. “I think it works with the brand.”
Westlund asked if there would be any outside displays in front of the store with tires and debris. Wypychoski said all of the merchandise would be inside the building.
“That’s good, because I don’t want to compromise the look on 111 to alleviate the noise,” Westlund said. “I like the alleviating of the noise.”
“This property isn’t zoned for auto for a reason,” said Nicole Lupo, a commission alternate. “Long term planning, I’m really concerned about putting this type of business in this spot.”
Lupo said the use was not considered for this area in the POCD. Though the bays would be moved to the front of the building, she also said she is still concerned that neighbors may have to deal with noise and the smell of tires, and Lupo expressed environmental concerns over the brook.
Lupo said she prefers a neutral color over the red.
Maini asked if there could be a condition of approval for no oil changes. Chairman Michael O’Reilly said there could be, as well as repairs etc.
“I actually think this would be less of an impact environmentally,” O’Reilly said. “If this were to stay a pharmacy, and say CVS got in there like the one in Ansonia, there’d be a line of cars going around there all day long.”
O’Reilly said there should be nothing behind the building with a Town Fair Tire, while expressing doubts people would drive back there for a short cut.
He asked what the hours of operation would be and was told Monday from 8 a.m. to 6 p.m., Tuesday 8 a.m. to 7 p.m., Wednesday, Thursday and Friday from 8 a.m. to 6 p.m., Saturday from 8 a.m. to 4 p.m. and closed on Sundays.
“I think we do need a Town Fair Tire in town,” he said. “I don’t think it’s a bad spot.”
Public comments
One neighbor spoke during the hearing. Theresa Bhatt, who moved into her home on Pepperidge Road 30 years ago, said there is a big concern over the environment, adding Town Fair Tires are “notoriously loud.”
“I appreciate the plan to put one garage bay facing 111 instead of the back,” she said. “But it’s still loud. I spend a lot of time outdoors in my yard and don’t want it to impact my enjoyment of my property and property values.”
Bhatt said studies show volatile organic compounds, a major source of microplastics, are released from tires over time and said that could end up in nearby waterways. She asked where old tires are disposed of.
Wypychoski said a company takes away the old tires, which get chopped up. “Tires are a solid waste,” he said.
“They actually grind them up and use them in turf fields,” Maini said.
“I just feel this is an inappropriate location for this business,” Bhatt said. But if it is eventually approved, she asked that the building color not be red.
Some spoke in support of the application.
Brian Christy of Stable Ridge Road said he supports the proposal for the tax revenue it would bring in, adding it would also provide a convenient local option for tires.
Bryan Atherton, of Atherton Group – Commercial Real Estate Experts, touted the lower traffic volume a tire store would generate over a pharmacy. He said he does highest and best use analysis and the location would be an ideal site for a quick service restaurant with drive-thru.
But Atherton said that would bring a lot more traffic to the street corner and require more parking and a larger septic system.
“This is a very good use, because it’s not tires anymore, it’s part of retail,” he said of the Town Fair Tire. “This is a great opportunity for this commission to embrace a neighbor steward, whose customers come and spend hours, and walk and utilize sidewalks that you created and actually spend money in town. I would support this to the fullest. I think this is an opportunity you’ll regret if you don’t support this.”
The hearing was continued to May 12.
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