Date: Fri 23-May-1997

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Soap-Box-laundermat

Full Text:

Soap Box Laundermat Plan Draws Opposition

B Y A NDREW G OROSKO

An owner of Pizza Palace of Newtown is challenging a proposal to open a

laundermat in a section of the 65 Church Hill Road building where the pizza

restaurant is located.

James Antonopoulos, an owner of Pizza Palace, told Planning and Zoning

Commission (P&Z) members May 15 that Soap Box, Inc's, proposal to create a

laundermat in a rear section of the building isn't a good idea because it

would worsen existing parking and traffic circulation problems in the area. A

less intensive use of the space at the rear of the building, such as its

former use as a financial office, would be acceptable, Mr Antonopoulos said.

He termed a laundermat "the wrong use for this location."

Louis Sproviero, president of Soap Box, is seeking P&Z approval to use about

2,000 square feet of floor space at 65 Church Hill Road to operate a

laundermat. The laundermat would discharge wastewater into the town's sewer

system.

The application pending before the P&Z is the second one submitted for a

laundermat at 65 Church Hill Road. An earlier proposal was withdrawn by Soap

Box in March.

In a presentation to the P&Z, attorney Robert Hall, representing Soap Box,

said the applicant is seeking a special exception to the zoning regulations

for a laundermat. The one-acre site is in a business zone. About 40 percent of

the building would used for the facility.

As part of the proposal, a driveway, intended only for exiting traffic turning

right, would be added on the west side of the building by landlord George

Kotsafkis, Mr Hall said. The number of parking spaces would be increased, the

lawyer added.

Although the Grand Union supermarket's exitway onto Church Hill Road has a "No

Left Turn" sign posted, motorists still make left turns there, P&Z member

Thomas Paisley observed.

In a letter to the P&Z, Robert P. Stokes of 89 Church Hill Road stated his

objections to the laundermat proposal. The site is in an area with heavy

traffic and many accidents, Mr Stokes wrote, adding there are already too many

left turns being made by eastbound motorists on Church Hill Road.

Mr Hall told P&Z members that a painted sign on the mansard roof on the front

of the restaurant has been painted over. P&Z members had said the presence of

such a sign violated the zoning regulations.

"There's going to be minimal impact on the traffic," Mr Hall said of placing a

laundermat at 65 Church Hill Road.

"It's an excellent use for this location," he added.

The redesigned parking lot would improve traffic circulation and safety, he

said.

Specifics

Mr Sproviero explained his plans for the site to the P&Z.

A laundermat would operate from 5 am to 10 pm daily. He said he hopes he would

attract 250 customers in a given week. The heaviest use of laundermats is

typically during evenings on Mondays through Fridays, and during the daytime

hours on Saturdays and Sundays.

"I'm only looking for a certain amount of people a week," Mr Sproviero said.

An attendant would be present daily at least from 8 am to 6 pm, he said. The

facility would have 26 washing machines of varying sizes and 10 double-sized

dryers.

Dry cleaning would be done off the premises and returned for customer pickup

at the laundermat. Also, the laundermat would provide clothes-washing services

for patrons for an added fee.

Mr Sproviero operates five laundermats in the area - two in Danbury, and one

each in Brookfield, Woodbury and New Milford. Newtown doesn't have a

laundermat.

Proposal Challenged

Attorney Francis Collins, representing Mr Antonopoulos, challenged the

laundermat application for a number of reasons.

Mr Collins said no traffic study was included in the second version of the

laundermat application as is required by the zoning regulations. Failure to

include such a study makes the application defective and provides grounds for

its rejection by the P&Z, Mr Collins said.

The Antonopoulos family's opposition to the application stems from concerns

over traffic flow and parking, Mr Collins stressed. More than 50 motor vehicle

accidents have occurred in that area in the past five years, the lawyer said.

Mr Sproviero would have no control over the number of customers who are

attracted to his laundermat, the attorney said.

The lack of a traffic signal controlling traffic flow at the exit of 65 Church

Hill Road would intensify traffic problems after a laundermat opens, he said.

Resident Joe Borst of Beechwood Drive stressed his opposition to the

laundermat proposal.

"It's Russian roulette, right now, going in and out of the Pizza Palace," he

said. Another curb cut along Church Hill Road would worsen traffic problems,

he said.

"There are a lot of accidents right in that area," Mr Borst noted.

The state should perform a new traffic study for that area, he said.

Although the applicant would have a new exitway from the property where left

turns are prohibited, motorists currently violate a "No Right Turn On Red"

sign posted at a traffic signal at the intersection of northbound Queen Street

and eastbound Church Hill Road, Mr Borst said.

Mr Hall, however, maintained that the laundermat proposal would result in

improved traffic flow and parking in the 65 Church Hill Road area.

P&Z action on Soap Box's proposal is expected at an upcoming meeting.