Milford planning board approves expansion and upstairs residential conversion at Tokyo Joe’s (16–18 Hammond Road)

On May 20 the Milford Planning Board approved a major site plan amendment and change of use (case SP2025‑02) for 16–18 Hammond Road that will add a two‑story, 24‑by‑24‑foot extension to the eastern end of the existing building and convert the second‑floor space above Tokyo Joe’s into a residential rental unit of approximately 1,716 square feet.

Fieldstone Land Consultants representative Chuck Ritchie and property owner Robert "Bobby" LaMatina presented the application. Ritchie said the addition (about 1,152 square feet) will match existing siding and trim and that the building already has parking and utilities serving existing units. LaMatina told the board the addition will include a new deck and a dedicated second‑floor entrance; he said there is vehicle access at the rear that can be used for deliveries and emergency assistance during construction and occupancy.

Town staff and department comments were summarized for the board. The water director indicated the property may require an upgraded water service, at the applicant’s cost. The deputy fire chief advised the board that, because of the proposed residential use above commercial space, a two‑hour fire separation between floors (a firewall) could be provided in lieu of a comprehensive sprinkler system; staff said the required floor/ceiling protection would meet fire department expectations and remove the need for sprinklers.

Abutter David Hammer (Hammer Family Realty) raised concerns about shared boundary trees, dead branches and invasive vegetation that he said could fall on parked vehicles or endanger employees. Hammer asked that invasive species be managed and that unhealthy trees be addressed. LaMatina said he had begun landscape cleanup and agreed to coordinate with Hammer; the board’s motion included language that memorializes a mutual agreement to manage invasives and maintain the adjoining landscape.

Board members also discussed access to the rear entrance for the upstairs unit. Several members and the applicant agreed the current dirt path should be replaced with a more durable, non‑permeable surface to permit safe stretcher access and winter egress; the board conditioned approval on installing a more durable rear walkway surface (examples mentioned included asphalt or comparable materials) rather than leaving the path as bare earth.

The applicant provided stormwater and engineer review information indicating the project is below the threshold for stormwater management changes; staff also confirmed that parking calculations reflect the mixed commercial/residential uses and that the proposed change will meet parking requirements based on submitted plans. The condominium pattern approved on March 18 (case SD2025‑01) remains four condominium units; the change of use converts the second floor within Unit 4 but does not create a new condominium unit requiring re‑recording.

The board approved the site plan amendment and change of use by unanimous vote with conditions that the applicant: upgrade water service if required (at applicant expense), install the durable rear walkway to the upstairs unit, and memorialize an agreement to manage adjoining landscaping and invasives with the abutter. Staff will confirm fire‑separation details and final landscaping language prior to plan recording.