P&Z Approves Peck’s Lane Industrial Complex

By Andrew Gorosko

Following a review of the architectural and landscaping aspects of a proposal to construct 20,000 square feet of industrial space on Pecks’ Lane, Planning and Zoning Commission (P&Z) members have approved the project, which is intended for warehousing and related office space.

P&Z members unanimously approved the application from Peck’s Lane Properties, LLP, of Newtown at the end of a public hearing on April 7.

At a previous hearing, P&Z members had asked the developer to submit the application to the town’s Design Advisory Board for a review of the project’s architectural and landscaping aesthetics.

The town recently formed a three-member Design Advisory Board for aid in reviewing the architectural and landscaping elements of commercial projects that are proposed for the town’s two existing design districts. The panel has two architects and one landscape architect.

The P&Z created the Sandy Hook Design District (SHDD) in Sandy Hook Center in 1995. P&Z members created the Hawleyville Center Design District-East (HCDD-E) in Hawleyville Center 1999. The P&Z also plans to create a new design district along South Main Street later this year.

Although the P&Z cannot require an applicant for a commercial project lying outside of a design district to submit its application for Design Advisory Board review, at the P&Z’s prompting, engineer William Carboni, representing Peck’s Lane Properties, had agreed to submit the design to such a review.

Peck’s Lane Properties plans to construct two industrial buildings, each of which would contain 10,000 square feet of enclosed space, on a 4.7-acre site at 8 Peck’s Lane. The site is on the west side of Peck’s Lane, north of its intersection with Turkey Hill Road and south of its northern intersection with South Main Street. The property has M-5 (Industrial) zoning.

The sloping, wooded site is adjacent to Mathison Floors at 133 South Main Street and to Newtown Self Storage at 137 South Main Street.

Each of the two buildings would contain five 2,000-square-foot units that could be used as warehousing and related office space. The ten spaces would be occupied by tradesmen such as plumbers, electricians, and heating/ventilation/air conditioning (HVAC) specialists, among others. The site will have 50 vehicle parking spaces. General retail sales are prohibited on such premises.

Conditions of Approval

In its motion to approve the complex, P&Z members incorporated the many recommendations for the project made by the Design Advisory Board.

In the approval, P&Z specifies that there be two buildings, each of which would house up to five tenants. Each of the five spaces in each building must be at least 2,000 square feet in floor area.

The sides of the buildings must be of one color. The concrete-block walls must be of an earthen tone. The roofs atop the buildings must have a “charcoal blend” coloration.

Split-faced concrete blocks may be used only on the sides of the buildings that face driveways.

The construction approval also addresses the placement of windows and presence of covers atop exterior doorways.

Each of the two buildings will be 200 feet long and 50 feet wide. The height of the buildings would be restricted to 29 feet, 4 inches. Evergreen trees will be planted to create visual screening on the site. Security lighting on the property must be of the “cut-off” style, in which all illumination is directed downward to prevent light from scattering onto other properties.

The P&Z approval also states requirements for stormwater drainage treatment facilities on the site.

Also, the developer must provide a conservation easement for sections of the property.

The P&Z is prohibiting certain uses on the property. Those uses include: a public utility, hotels, motels, a sanitary landfill, commercial tennis playing, paddle tennis, platform tennis, racquetball, handball, squash, swimming, and indoor ice skating.

In 1998, the P&Z approved a very similar application for the Peck’s Lane property, but the applicant for that project, Oak Street Design and Construction, never proceeded with the project.

Because those land use permits have lapsed, Peck’s Lane Properties was required to seek new approvals for the project.

In the seven years since 1998, zoning regulations concerning parking and driveways have changed, so those plans were modified. The developer also updated the design of stormwater control facilities.