MONROE, Conn. — The Planning and Zoning Commission granted an approval with conditions for a proposal allowing Town Fair Tire to move into the former Rite Aid pharmacy building at 508 Monroe Turnpike and renovate the building.
During the hearing, residential neighbors had expressed opposition to the plan due to concerns of over noise, the smell of rubber, traffic, a potentially negative impact on property values, and the close proximity to Beardsley Brook, a waterway that feeds into the Far Mill River Watershed.
However, at the zoning meeting on June 4, Commissioner Ryan Condon praised the applicant, Town Fair Centers of Connecticut LLC, for making several changes in response to feedback from residents and commissioners, including moving garage bays in the architectural design to the front of the building facing Route 111, rather than being in the back, which is closer to residential neighborhoods.
“I just want to say that I really am impressed with how much this business has seemed to want to work with our board and with the neighbors to appease the concerns,” Ryan said before the vote. “It changed a lot of what the initial proposal was to what it is now, and I do truly believe that this is going to be far less impact than almost any other business that would probably be willing take over or completely demolish and rebuild on that lot — so I am very for this.”
Chairman Michael O’Reilly and Commissioner Robert Westlund joined Condon in the 3-1 vote in favor of the proposal.
Dominic Smeraglino III, an alternate who was seated as a commission member for this application, was the sole dissenter. He expressed his opposition to granting a special exception permit allowing the automobile service shop use in the B-2 zone.
“I just don’t think it’s the right place,” Smeraglino said. “Town Fair Tire is a great company. We’d love to have them in Monroe, just not in that area.”
The hours of operation for the new Town Fair Tire will be 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 the shop will be closed on Sundays.
During the hearing, 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.”
Rotondo also said 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.
Rotondo said the air compressors could automatically turn off when a bay door is open to reduce noise. This was included as one of the conditions of approval in the motion the commission voted on at the June 4 meeting.
Conditions of approval
The applicant must post a $1,650 bond. Other conditions of approval are that the wall mounted Town Fair Tire sign shall not be internally illuminated, with lighting limited to backlit letters or exterior goose lit fixtures directed at the sign. Lighting for the sign shall be turned off during all non-business hours.
The landscape plan shall be subject to a final review and written approval by the planning and zoning administrator prior to issuance of any certificate of zoning compliance.
The air supply to all automatic compressor equipment shall shut off whenever the garage bay door is in an open position.
No tires, tire racks, tire display fixtures or tire merchandise of any kind shall be stored, displayed or exhibited in any outdoor area. All such activity shall occur exclusively within the closed building.
The special exception permit is granted solely for the retail sale of tires, tire installation, tire balancing, wheel alignment, flat tire repair and substantially similar tire-related services.
Oil changes, fluid maintenance and replacement (engine oil, transmission fluid, brake fluid, coolant and hydraulic fluid), battery services, belt and hose replacement, filter replacement, brake services, engine tuneups, suspension and steering repair, diagnostic services and other similar automotive mechanical services are expressly prohibited.
Any expansion of services requires a new or amended special exception permit.
The sale, lease, consignment or display of automotive vehicles of any kind is expressly prohibited.
All tires designated for disposal or recycling shall be stored exclusively within the enclosed building. Outdoor storage of used or scrapped tires is prohibited.
Overnight storage of vehicles on the premises is prohibited and interior lighting shall not have excessive glare or spillage. Compliance shall be subject to the determination of the planning and zoning administrator or the zoning enforcement officer.
One issue Planning and Zoning Administrator Kathleen Gallagher said she had with the lighting condition is how to determine what is excessive glare.
Westlund noted how all windows will face Monroe Turnpike, which is a commercial thoroughfare. Gallagher understood his point, but added the town doesn’t want it to be “super bright.”
“Anytime we’ve had an issue so far, someone worked with us and knocked it down,” she said of excessive lighting.
All respectful comments with the commenter’s first and last name are welcome.
