TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
APRIL 13, 2004
MINUTES
Present: Paula Johnson, Chairwoman, Margaret Chapple, Daniel P. Brown, Jr., James Sansone, Linda Spevacek, Charles Kraiza, Frederick Wilhelm, Francis Armentano, Director Of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:05 p.m.
Public session: There was no public comment.
ON A MOTION by Put Brown, seconded by Fred Wilhelm, the Commission voted to approve the minutes of March 23, 2004. All approved.
Public hearing on a Special Permit in accordance with Section 8.1.3.3 of the Zoning Regulations for a garage in excess of 600 square feet for property located 94 Hungary Road, File Z-6-04, opened at 7:06 p.m. Jason Andrus, applicant, presented renderings of the 968 square foot garage. Mr. Andrus stated that the garage would be used for the storage and repair of personal vehicles and equipment. He stated that the building would not be used for any type of commercial activity. The proposed garage will be wood frame with a pitched roof, windows and stained cedar siding to coordinate with the dwelling. Due to the wetlands that are located on the property, a Review of Activity from the Inland Wetland and Watercourses Commission is necessary. A member of the public had a concern regarding the
wetlands. The public hearing closed at 7:13 p.m.
Public hearing on a Site Plan and Special Permit for use within an Aquifer Protection Overlay Zone for a commercial building for property located at 9 Mill Pond Drive, File Z-7-04, opened at 7:14 p.m. Frank Borowski, PDS Construction, representing owners, Jim and Jennifer Larwood, presented a site plan to the Commission for the 4,500 square foot commercial building designed to contain up to 3 commercial users. One of the storefronts will be used as a drop off drycleaners. No dry cleaning will take place on the property and no chemicals used in the dry cleaning process will be stored on site. The building is designed to mirror the adjacent commercial building to the west. The exterior lighting will also match that of the adjacent building at 7 Mill Pond Drive. The building is serviced by
public water and public sewer and shares a common access with the property at 7 Mill Pond Drive. The applicant worked with Town staff in an effort to link the site plan with the neighboring property to the east, the Dance Studio. Unfortunately, the owners were unable to agreed upon an acceptable arrangement. The proposed building and site signage conforms to the regulations. Robert Kaczman, owner 11 Mill Pond Road (Dance Studio), stated, he had been advised by his insurance agent and realtor not combine areas because of the islands and parking layout. There was no other public comment. The public hearing closed at 7:29 p.m.
Public hearing on a Special Permit for an accessory apartment in accordance with Section 8.5 of the Zoning Regulations for property located at 198R Salmon Brook Street, Z-8-04, opened at 7:30 p.m. Frank Bogli, applicant, reviewed with the Commission the submitted renderings of the proposed apartment. Mr. Bogli stated the proposed apartment is a freestanding 1200-square feet unit with a walkout basement, connecting to the main residence by the breezeway. There will be a separate furnace using the same fuel source as the main house. Both properties will share an exsiting public water and sewer line. Bruce Unger, 188 Salmon Brook Street, supported the request, stating that the Bogli’s are good neighbors and longtime Granby residents. The Commission was not satisfied that the request
was in compliance with the Accessory Apartment Standards and their customary application of these standards. The public hearing adjourned at 7:43 p.m. to be continued at the April 27, 2004 meeting. The Commission sought a further description and clarification on at least the method to be used in linking the proposed apartment to the main dwelling.
The Commission held an informal discussion with Michael Bennett, Bennett and Smilas Engineering, Inc., concerning the possible development of property located at 121 Salmon Brook Street for a Walgreen’s store and an age restricted housing development. The proposal also included a future access to the YMCA from Canton Road. The property contains 15.5 acres, located on the west side of Salmon Brook Street and the south side of Canton Road. Ralph Roballey of Select Corner Properties,LLC stated SCP has a contract to purchase 3.5 acres of the parcel with frontage on Salmon Brook Street and on the relocated portion of Canton Road. A development such as a Walgreen’s store cannot be constructed under the current R30 zoning. Mr. Roballey came to this meeting to discuss changing the 3.5
acres to a C2 zone. The remaining 10.5 acres would remain in a R-30 zone for the future development of the active adult community. This community would contain an estimated 28 units designed as a historic village and would be a transitional use between the residential and commercial zones. The access driveway to the YMCA from Canton Road could accommodate additional parking and would be deeded to the YMCA following the approval of the zone change. The Commission appreciated the ideas and recognized the changing nature of the area. The members seemed to feel that while the property abutting Route 10 might be more appropriately zoned commercial it must be viewed comprehensively. The housing might be an appropriate transition, but no assurances were provided that the housing would be built. The access and egress to Salmon Brook Street were further questioned. While the members would certainly be fair and objective in their review of any
proposed zone change, they could not at this time encourage such an application, given the uncertainty of the proposal and the limited study of the surrounding area.
The Commission held a lengthy discussion concerning an application for an amendment to Section 8.16.1 concerning drive-through windows, File Z-4-04. Public hearing closed on March 23, 2004.
ON A MOTION by James Sansone, seconded by Linda Spevacek, the Commission voted to approve an application for an amendment to Section 8.16.1 concerning drive-through windows, File Z-4-04 with the following modifications:
No drive-through window will be permitted where vehicles that use the drive-through window will enter or exit directly onto Route 10, Route 189 or Route 20. In order to comply with this Section, vehicles must enter and exit onto a town street or private street prior to entering Route 10, Route 189 or Route 20.
Outdoor speakers for the drive-through window are prohibited if they are located within 1000 feet of a residential zone, unless the applicant can demonstrate to the satisfaction of the Commission that the speakers will have no negative impact on residential properties.
The motion was not approved. Paula Johnson, Put Brown, Margaret Chapple and Fred Wilhelm opposed. James Sansone and Linda Spevacek voted to approve. Charles Kraiza abstained.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to deny an application for an amendment to Section 8.16.1 concerning drive-through windows, File Z-4-04. The motion was approved. Paula Johnson, Put Brown, Margaret Chapple and James Sansone voted to approve the motion. Linda Spevacek voted against the motion. Charles Kraiza and Fred Wilhelm abstained. The Commission determined that the evidence presented in support of the amendment was insufficient to justify changing the existing regulation.
The Commission continued a discussion regarding a proposed amendment to allow Residential Landscape Businesses by Special Permit. Fran reviewed the status of the proposed amendment. A public hearing will be held on this matter on May 11, 2004.
ON A MOTION by Put Brown, seconded by Charles Kraiza, the Commission voted to support the Board of Selectmen’s referral per Section 8-24 of the Connecticut General Statutes regarding the sale of property located at 27R Pheasant Run. All approved.
ON A MOTION by James Sansone, seconded by Charles Kraiza, the Commission voted to change the name of Laura Holcomb Lane to Holcomb Ridge. All approved. Put Brown and Linda Spevacek abstained.
ON A MOTION by Fred Wilhelm, seconded by Margaret Chapple, the Commission voted to approve a Special Permit in accordance with Section 8.1.3.3 of the Zoning Regulations or a garage in excess of 600 square feet for property located at 94 Hungary Road, File Z-6-04, with the following conditions:
The structure will be used solely as an accessory to the primary residential use of the properly and will not be used for business purposes.
The building shall be designed as outlined in the file drawings and have exterior siding the replicates the existing house siding.
All approved as the Commission found that the application, as conditioned, complies with the regulations.
ON A MOTION by James Sansone, seconded by Fred Wilhelm, the Commission voted to approve a Site Plan titled Larwood, 9 Mill Pond Road, Granby, Connecticut dated 1-16-04 and revised to 3-31-04 and a Special Permit for use within an Aquifer Protection Overlay Zone for a commercial building for property located at 9 Mill Pond Drive, File Z-7-04.
1. This Special Permit provides for the Construction of the site and the building as proposed and the use of one storefront for a Drop Off Cleaners as presented at the public hearing. No on-site cleaning is approved for the property and future commercial tenants must receive Commission approval prior to occupancy, as required in the Aquifer Protection Overlay Zone regulations.
2. The site and building design shall be as specifically outlined within the above referenced plans, except as modified below.
3. The building will be heated by propane gas.
4. All landscaping materials shall be installed as specifically outlined on the Landscaping Plan, except that all trees shall have a minimum caliper of 3.5 inches. Vegetation shall be maintained in a healthful state and replaced as necessary to remain in continual compliance with the Landscaping Plan. No Certificate of Occupancy shall be issued until the site improvements are complete. Should seasonal restraints prohibit the installation of the plant materials, a bond may be accepted in lieu of completion.
5. The lighting plan is approved as submitted, provided that the average site lighting intensity does not exceed 1.5 foot-candles, and the maximum intensity at any point does not exceed 4 foot-candles. Upon completion, the installer or other approved lighting engineer shall certify that the lighting, in foot-candles, complies with the above requirement.
6. The parking lot shall have 3 inches of asphalt concrete, made up of 1½” binder course and 1½” wearing course. The wearing surface should be applied within 12 months of the binder course, unless otherwise instructed by the Town Engineer.
7. The proposed catch basins shall have 2-foot sumps.
8. If the roof drains are tied into the structural storm drainage system, they shall be tied directly into the catch basins.
9. The proposed freestanding sign and any building signs must be designed in accordance with Sections 8.6.12.1.2 and Section 8.6.11.2.1.
All approved, as the Commission found that the application, as conditioned, complies with the regulations.
The meeting adjourned at 9:25 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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