TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
NOVEMBER 23, 2004
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Jr., Margaret Chapple, James Sansone, Linda Spevacek, Frederick Wilhelm, Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:00 p.m.
Public session: There was no public comment.
ON A MOTION by Margaret Chapple, seconded by Fred Wilhelm, the Commission voted to approve the minutes of November 9, 2004 with the following corrections: page 1 should note that John Oates also expressed concerns regarding the proximity of the surrounding residential area with the proposed activity; page 2, condition #3 should read: Every effort shall be made to preserve healthy trees, particularly trees with a caliper of 12 inches or more. If a live tree, with a caliper of 12 inches or more, needs to be removed, then the DPW will paint a white X on the tree, prior to its removal in order to provide concerned citizens with an opportunity to voice their concern regarding the proposed removal. The preservation of existing roadside vegetation is preferred over the establishment of grassed areas. All approved.
Public hearing on an application for a Special Permit for a sign, which exceeds the maximum square footage as provided in Section 8.6.13.l for property located at 97 Salmon Brook Street, YMCA, File Z-28-04, opened at 7:05 p.m. Todd Zendzian, representing Physical Therapy Partners, proposes to add a 1 foot by 7.5 foot sign face onto the existing YMCA street sign. He believes that the sign is necessary as the YMCA building is set far back form the road and his clients can become confused as to the location of the business. He believes that the addition of Physical Therapy Partners to the existing sign would inform the public of this service and location. No one from the public spoke on the matter and the public hearing closed at 7:12 p.m.
The Commission held a lengthy discussion concerning an application for Special Permit and Site Development Plan for State Line Propane, located to the south of the existing State Line Oil Buildings, 514 Salmon Brook Street, File Z-21-04.
ON A MOTION by Put Brown, seconded by James Sansone, the Commission voted to approve an application for Special Permit and Site Development Plan for State Line Propane, located to the south of the existing State Line Oil buildings, 514 Salmon Brook Street, File Z-21-04, as described below and with the following conditions:
The application is as identified on maps Prepared for State Line Propane, 514 Salmon Brook Street, dated, May 21, 2004, titled and revised as follows:
Sheet 1 - Existing Conditions Plan, revised through 10-19-04,
Sheet 2 - Layout Plan, revised through 11-08-04,
Sheet 3 - Grading, Utilities and E&S Plan, revised through 11-02-04,
Sheet 4 - Notes and Details plan, revised through 10-10-04,
Sheet 5 - Landscaping Plan, revised through 11-07-04,
Sheet 5A - Lighting Plan, revised through 11-08-04 and
Sheet 6 - Lot Division Plan, revised through 10-19-04.
Conditions of Approval
1. The final mylar shall be modified to comply with the requirements outlined herein, prior to execution by the Commission.
2. Only the proposed 30,000 gallon buried Propane Tank is approved. The “possible future tank” shall be removed from the maps.
3. The Streetscape Buffer is approved with the addition of tree clusters to supplement the existing tree line. It is anticipated that the existing tree line will be impacted by the construction of the proposed drainage modifications. Following the drainage installation, the Director of Community Development shall evaluate the streetscape buffer and require the installation of up to 20 American Arborvitae, smaragd or similar variety, at least 5 feet in height; up to 15 sugar maple trees or similar variety up to 6 feet in height; and up to 15 ornamental trees up to 6 feet in height. The trees shall be clustered along the frontage in an effort to
buffer the residential properties located along Salmon Brook Street from the proposed development and to create an attractive natural area. The Streetscape buffer shall continue along the entire State Line property to the north, extending to Manitook Road, with sugar maple trees as described above, placed along the frontage every 40 feet. American Arborvitae as described above shall be planted between the maple trees. The applicant shall place on file with the Town a cash bond of $16,000 to guarantee the establishment of the buffer. The applicant shall create a conservation easement over the area identified as “Existing Trees to Remain”. The easement shall state that only dead trees may be removed within this area, and only upon the approval of the Town Tree Warden. No Certificate of Occupancy shall be issued for the building until the buffer as described herein is properly established.
4. The proposed fence, which is to be constructed along the southern property line, shall be moved off the property line, 8 feet into the subject property. American Arborvitae, smaragd or similar variety, at least 6 feet in height, shall be planted between the fence line and the property line, spaced no greater than 10 feet on center.
5. An 80-foot conservation area shall be established along the Knorr/McGurk and Swanson property lines. No trees may be removed within this area and the grading plan shall be modified to assure that no grading takes place within this area.
6. The proposed building shall be constructed in accordance with the proposed building renderings. The use of the property for propane storage and distribution shall not begin until such time that the building receives a Certificate of Occupancy.
7. A shared 30-foot access and egress easement, as identified on sheet 6 shall be established for the subject property and the adjacent property to the north. No future curb cuts will be issued along this roadway, between the proposed curb cut and the existing curb that serves State Line Oil.
8. The applicant is responsible for providing the training of Lost Acres Fire Department personnel in the proper techniques and protocols of dealing with propane emergencies, specific to this site and in general to the Town of Granby, as presented and offered at the public hearing and as determined by the Granby Fire Marshal. The applicant shall also be responsible for the continuous training and updating of the LAFD personnel as necessary and as determined by the Granby Fire Marshal. The applicant shall be responsible for the cost of all such training and the applicant shall pay for any new equipment that needs to be purchased by the LAFD, as
necessary due to the establishment of this operation.
9. The lighting plan shall be installed as specifically proposed and the lighting spread shall mirror the plan as depicted on Sheet 5A.
10. The applicant is responsible for the proper training of their personnel as first responders in any emergency as outlined in the public hearing.
11. The applicant shall establish a written inspection process for the facility, operation and all propane delivery trucks, with the Town of Granby Fire Marshal. This process shall be approved by the Fire Marshal prior to the issuance of a Certificate of Occupancy. The applicant shall immediately comply with all written requirements of the Fire Marshal and immediately abate any violations.
12. All safety mechanisms as outlined in the Fire Safety Analysis, identified on the subject plans and addressed during the public hearing must be installed, inspected and approved by the Town Fire Marshall. When overseeing and inspecting the construction of the facility, the Town may hire additional fire safety specialists for assistance. The additional cost of such safety specialists shall be borne by the applicant.
13. The normal hours of operation shall be limited to 7:00 a.m. to 6:00 p.m.
14. The Granby Fire Marshall shall review these conditions and report to the Building Official on whether or not the conditions have been or are being fulfilled prior to the issuance of any Certificate of Occupancy.
The vote was 5 to 1. Put Brown, Margaret Chapple, James Sansone, Linda Spevacek, Fred Wilhelm voted to approve, Paula Johnson voted to deny. The following reasons for approval were noted:
Site plan is in complete compliance with the Zoning Regulations;
A similar fuel storage facility exists within the immediate area;
Extensive safety measures are proposed and the conditions reinforce the safety measures;
The applicant has adequately addressed the impact on property values;
The application and the conditions of approval adequately address the buffering of the facility from the neighboring properties;
The bulk storage of fuel can be an asset to the community particularly during times when such fuels are in short supply.
ON A MOTION by Linda Spevacek, seconded by James Sansone, the Commission vote to approve an application for an Amendment to the Zoning Regulations, Section 8.10 concerning a Bed and Breakfast or Inn Use, File Z-24-04, MODIFYING THE MAXIMUM NUMBER OF GUEST ROOM FROM THE PROPOSED 15 TO 12. All approved as the Commission found that the requirement of the special permit provides a site-specific examination of all future applications.
ON A MOTION by Linda Spevacek, seconded by Fred Wilhelm, the Commission voted to approve an application for a Special Permit for a sign, which exceeds the maximum square footage as provided in Section 8.6.13.1 for property located at 97 Salmon Brook Street, YMCA, File Z-28-04, as proposed but with the removal of the phone number. All approved as the Commission found that sign design and site conditions warranted the approval.
The Commission held a general discussion and review of activity.
The meeting adjourned at 8:41 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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