TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MARCH 23, 2010
MINUTES
Present: Paula Johnson, Chairwoman, Margaret Chapple, Charles Kraiza, Paul Lambert,
Erik Lukingbeal, James Sansone, Linda Spevacek and Staff member, Francis Armentano, Director of Community Development.
The meeting opened at 7:03 p.m.
Public session: There was no public comment.
ON A MOTION by James Sansone, seconded by Linda Spevacek, the Commission voted to approve the minutes of February 23, 2010. All approved. Erik Lukingbeal abstained.
Public Hearings:
The public hearing for an application seeking a Special Permit for a farm store as outlined in Section 8.15.17 for property located at 192 Salmon Brook Street, File Z-3-10, opened at 7:05 p.m. Kate Bogli, Maple View Farm, stated that over the past couple of years the farm has grown from just boarding horses to raising chickens, beef, goats and soon pigs and vegetables. Mrs. Bogli stated they are proposing to update a shed area that is attached to the side of the barn that is approximately 12’ x 30’ for the farm store. This would allow them to sell their raised meats, vegetables and eggs. In addition, they would like to sell a limited amount of other “Granby Grown” and Connecticut Grown” products. The store would be open year round during daylight hours. A sign would be added
to the rebuilt structure similar to the current “Maple View Farm” sign and one exterior light would be added above the farm store entrance. Parking would be in the current parking area that services the barn. An abutting neighbor stated he supported the Bogli’s efforts and felt it was good for the town. The public hearing closed at 7:18 p.m.
Margaret Chapple entered at 7:11 p.m.
The public hearing for an application seeking a Special Permit to construct a barn in excess of 1,000 square feet for property located at 4 Powder Mill Lane, File Z-2-10, opened at 7:18 p.m. Lori Hoover, owner, stated they would like to build a 36 x 36 square foot, 4 stall barn with a loft for hay storage. The proposed barn will be of a traditional New England style. It will be set on piers, buried into the ground below the frost line. The floor of the barn will be gravel and crushed stone. There will be motion-detected floodlights attached to the side of the barn. Mrs. Hoover stated that they were previously granted a Zoning Board of Appeals approval. There was no public comment. The public hearing closed at 7:24 p.m.
The public hearing for an application seeking a Special Permit to construct a barn in excess of 1,000 square feet for property located at 219 Loomis Street, File Z-5-10, opened at 7:25 p.m. Kathleen Miller, owner, and John Miller presented the proposal to the Commission. The barn will be 30’ x 36’ square feet. It will have a metal frame and a metal roof with natural wood siding. The barn is traditional in design with 3 horse stalls and is located 400 feet back from Loomis Street. There will be floodlights on the exterior of the building. There were no public comments. The public hearing closed at 7:29 p.m.
The public hearing for an application seeking a Special Permit and Site Plan modification for the development of a restaurant for property located at 335 Salmon Brook Street, File Z-4-10, opened at 7:30 p.m. The site currently contains retail use and a limited seating restaurant. Rob Rome stated he wants to expand the restaurant with indoor seating as a New York style deli and country store. This will allow him to have indoor seating for inclement weather as well as the existing outdoor seating. The proposed small general country style store will be stocked with some local farm products and other similar goods. The site plan identifies the location of parking spaces, though the actual surface of the lot would see very little change. Landscaping would include the planting of 4 new trees. There is an exterior light
located on an existing telephone pole and additional exterior lighting will be necessary to illuminate the south area of the parking lot. Mr. Rome proposes to add exterior lights to the existing propane/fish supply building. Jim Sansone asked whether alcohol would be served at the restaurant. The applicant has no intention of serving alcohol and it would require the issuance of a separate special permit. Linda Spevacek discussed the possibility of adding sidewalks from the school to site. There was no public comment. The public hearing closed at 7:40 p.m.
Old Business:
Fran stated the removal of earth from properties located at 133 and 125 North Granby Road is complete. The final grading, spreading of top soil and seeding will be done as soon as the weather allows.
New Business:
Dan Dumais presented to the Commission a modified open space dedication plan for the Clemons Spring Subdivision, 100 Lost Acres Road. He explained that while he will still be preserving a 36 acre agricultural easement, known as 86 Lost Acres Road, the preservation of that acreage is no longer a part of, or required by the subdivision. This is because he dedicated additional acreage of open space to the plan. The total open space shown for the subdivision is now 43.6 acres, which conforms to the requirements of an FRD subdivision. Brian Denno, LS has certified that this is correct. In the final analyses, a greater amount of open space is being preserved, though 36 acres, previously preserved are no longer a required part of the subdivision.
ON A MOTION by Paul Lambert, seconded by Margaret Chapple, the Commission voted to approve an open space modification of the approved Clemons Spring Subdivision, 100 Lost Acres Road, sheet 1of 13, Titled Clemons Spring, prepared for Lost Acres Properties, LLC, dated 5/07/09 and revised through 3/21/10, by Denno Land Surveying All approved.
Dan Dumais and Fran Armentano discussed with the Commission a Security Agreement and bonding for the Clemons Spring Subdivision, 100 Lost Acres Road.
ON A MOTION by Linda Spevacek, seconded by Paul Lambert, the Commission voted to establish a cash bond for the Clemons Spring Subdivision in the amount of $10,000, which is in addition to the Security Agreement. All approved.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to approve a 90-day extension for the filing of the mylars for the Shepherds Way Subdivision for 95-Day Street. All approved.
Receive Applications:
There are no new applications.
Staff Reports:
Fran gave a brief report on the status of the Bushy Hill Orchard. He anticipates the sale of the property and the development rights in the near future.
Fran noted the Granby Land Trust is buying a 36-acre parcel on Old Messenger Road (Crane property) and are applying for a State Open Space and Watershed Land Acquisition grant. Chairman Johnson will write a letter in support of the grant application.
Fran also noted the Ludorf property, 105 Salmon Brook Street is for sale and is advertised as in the Transition Zone.
ON A MOTION by Margaret Chapple, seconded by Paul Lambert, the Commission voted to approve an application seeking a Special Permit for a farm store as outlined in Section 8.15.17 for property located at 192 Salmon Brook Street with the following conditions:
Hours of operation are 8 a.m. to 6 p.m. during the months of November through March and 8 a.m. to 8 p.m. during the months of April through October.
Signage shall be in accordance with the Zoning Regulations.
All approved.
ON A MOTION by James Sansone, seconded by Erik Lukingbeal, the Commission voted to approve an application seeking a Special Permit to construct a barn in excess of 1,000 square feet for property located at 4 Powder Mill Lane, File Z-2-10, as proposed. All approved.
ON A MOTION by Erick Lukingbeal, seconded by Paul Lambert, the Commission voted to approve an application seeking a Special Permit to construct a barn in excess of 1,000 square feet for property located at 219 Loomis Street, File Z –5-10 as proposed. All approved.
The Commission directed Fran to prepare conditions of approval for an application for a Special Permit and Site Plan modification for the development of a restaurant for property located at 335 Salmon Brook Street for the April 12th meeting.
The meeting adjourned at 8:06 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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