TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
SEPTEMBER 14, 2010
MINUTES
Present: Paula Johnson, Chairwoman, Margaret Chapple, Charles Kraiza, James Sansone, Eric Lukingbeal, Linda Spevacek and Paul Lambert. Francis Armentano, Director of Community Development was also in attendance.
The meeting opened at 7:03 p.m.
Public session: There was no public comment.
Minutes:
ON A MOTION by Margaret Chapple, seconded by Charles Kraiza, the Commission voted to approve the minutes of July 27, 2010. Approved. Eric Lukingbeal, Linda Spevacek and Paul Lambert abstained from the vote.
Public hearing:
The continuation of the public hearing for an application seeking a Special Permit for a Bed and Breakfast as outlined in section 8.10 of the Granby Zoning Regulation for property located at 80 Lost Acres Road, (Lost Acres Vineyard) File Z-11-10 opened at 7:05. Eric Lukingbeal recused himself from this matter and left the table. Michelle Niedermeyer presented a power point presentation to the Commission, recapping what was originally presented to the Commission on July 27, 2010, and referencing the Special Permit and site plan that was previously approved for the property on December 9, 2008. The specifics of the 2008 approval will remain in place for this application; which proposes only internal changes to the previously approved building. Her power point presentation detailed all items of concern from
water use to the footprint of the building, as previously approved. She continued in her presentation explaining the use of the second floor as a B&B. This will be built code compliant, including a sprinkler system if it is required by code. She noted that the B&B will be akin to the other B&B’s in town. She asked the Commission to waive any information that might be required under the regulations, if such information is not necessary for them to make a decision on the B&B application. Fran noted for clarification that the waiver of information would not change any details outlined within the original map as approved in 2008. Paula commented she thought Michelle did a very thorough job with her presentation. Margaret Chappell asked for clarification to the Building Officials letter regarding mixed use. It was explained that the Building Code provides more stringent regulations because of the mixed use and Michelle
assured the Commission she would comply with all building code regulations. Linda Spevacek asked about any time frame from approval to completion. Fran clarified what the regulations require in regards to the owner living on the premises. Chairwoman Johnson opened the floor for Public Comment. Five members of the public spoke on this matter.
These comments were all supportive of the proposal, although one resident voiced basic environmental concerns. Other members commented on the support of agriculture, Agri-tourism and the economic benefit of the proposal. Paula asked if there was any additional public comment and Fran stated that he has received several e-mails, all of them positive and in support of the B&B. These e-mails have all been placed within the application file. The public hearing closed at 7:35
Eric Lukingbeal returned to the table.
The public hearing for a Special Permit to construct a garage in excess of 1,000 square feet for property located at 133 Silver Street, File Z-12-10 opened a 7:37. Applicant Mike Crate presented the application to the Commission. He answered questions regarding the visibility and placement of the proposed garage and the consensus was that it would not be very visible due to the placement on the site. There was some discussion of outside lighting, the driveway and the use. Mike Crate noted that the actual garage will be 38’ x 32’ one foot larger than is indicated on the application. The commission members all agreed that the garage was attractive. There was no public comment and the hearing closed at 7:42.
The public hearing to solicit comments on the sale of antiques at 114 West Granby Road, as required in the Commission’s approval dated December 9, 2009, File Z-15-08 opened at 7:43. William Harris, property owner, spoke briefly about the antiques store and how it has operated since receiving the Commission’s approval. Paula commented on how nice the barn looks and complimented Mr. Harris on the appearance of the property. Fran Armentano stated that the antique business has operated without any concerns or problems. Members asked about the amount of traffic and if there were any parking issues. Mr. Harris thought that everything was working out well and indicated that he continues to monitor the traffic flow and parking and that he can make slight modifications as needed. There was
no public comment. The public hearing adjourned at 7:49.
Old Business: There is no old business.
ON A MOTION by Jim Sansone, seconded by Paul Lambert, the Commission voted to approve the Special Permit for a Bed and Breakfast for property located at 80 Lost Acres Road (Lost Acres Vineyard) with the following note:
The owner of the property must reside on the property throughout the duration of its use as a bed and breakfast. While this is a requirement of Section 8.10 of the Zoning Regulations, it is reiterated here due to the uncommon arrangement of the B&B outside of the traditional home. All approved.
ON A MOTION by Margaret Chapple, seconded by Eric Lukingbeal, the Commission voted to approve the application seeking a Special Permit to construct a garage in excess of 1,000 square feet for property located at 133 Silver Street with the following note:
The size of the building is amended to 38’ x 32’, 1,216 square feet,
All approved.
ON A MOTION by Eric Lukingbeal, seconded by Linda Spevacek, the Commission voted to make permanent the Special Permit for the sale of antiques for property located at 114 West Granby Road, filed in the Town Clerk’s Office in Volume 356, page 895. All approved.
New Business: There is no new business.
Receive applications:
Fran commented that the IWWC has received plans for a 12-lot subdivision located at 69 Hartford Avenue. He asked the applicant to have a preliminary discussion on the matter with the Commission. Fran anticipates receiving the application next month.
Staff Reports and Correspondence:
Fran briefly discussed ongoing activities within the department and noted various complaints that the Town has received. He further commented on the Canton Road sewer project and noted that many of the residents have tied into the system. In regards to the recent drought conditions, Fran noted that the town has not received calls regarding the local wells.
Commission discussion of items of interest or concern:
Paul Lambert asked about the new road going in on Lost Acres Road. Fran discussed his recent meeting with the project developer and the Town Engineer. Town staff continues to monitor the situation and anticipates progress over the coming weeks. Fran also spoke briefly on the Day Street subdivision.
The meeting adjourned at 8:00 p.m.
Respectfully submitted,
Annemarie Winsor
Acting Recording Secretary
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