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TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
March 22, 2005
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Jr., James Sansone, Linda Spevacek, Frederick Wilhelm and Edward Sweeney, Town Engineer.
The meeting opened at 7:02 p.m.
Public session: There was no public comment.
ON A MOTION by James Sansone, seconded by Put Brown, the Commission voted to approve the minutes of February 22, 2005 with the following additions: Page 2, paragraph 4, last sentence should read, the proposal was unacceptable and the Commission suggested that it would be best to simply paint it or to have it remain as constructed. Page 4, add #13, the ductwork may remain as constructed and may be painted to blend with the building. Page 2, paragraph 2, line 9, insert after the word application. The applicant would no longer own the area designated for the conservation easement. The Commission expressed concern about the enforceability in that case. All approved.
A public hearing on an application for Special Permit for Commercial Recreational use within an Aquifer Protection Overlay Zone, for property located at 9 Mill Pond Drive, File Z-7-05, opened at 7:11 p.m. Donna Yourous, owner of a proposed Contours Express, stated that this would be a health and weight loss studio that uses a variety of fitness equipment. She explained that the facility would house a 16 piece training circuit that takes 29 minutes to complete. The facility will contain 1,000 square feet. There are 32 parking spaces available for this building. The anticipated hours of operation are 8:00 a.m. to 8:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. Saturday. Ms. Yourous will review the sign size and design with Fran Armentano. The public hearing closed at 7:17 p.m.
Public hearing for an application for a Special Permit for a Rear Lot Subdivision that proposes one additional lot for property located at 72 Bushy Hill Road, File Z-2-05, opened at 7:18 p.m. Mark Kement, P.E., representing Charles Mead, stated that the total parcel is 3.83 acres and is located within an R30 zone. The original house lot would be 1.3 acres and the rear lot would 2.5 acres. Mr. Kement read the letter of approval from Farmington Valley Health District which stated that the soil conditions for the new house are suitable for a septic system. Mr. Kement stated that the excess land was not suitable for public open space as there would be no public access. He indicated that in lieu of a fee for the open space, a conservation easement to the rear of the property was being proposed. The Commission members indicated, that in their opinion, a conservation easement would not be sufficient. The Commission discussed the regulations regarding fees in lieu of open space. The
public commented on the proximity of the proposed home in relation to existing homes. Drainage concerns were mentioned along with concerns for an existing septic system. The presence of ledge was mentioned and a concern expressed about any possible blasting that might be needed. Concern was expressed for the removal of trees, especially between the proposed driveway and house and the existing homes. Put Brown suggested the creation of a conservation easement to ease the impact on the neighbors. The public hearing will be continued to April 12, 2005 to allow Mr. Kement the time to consult with property owner, Mr. Mead, concerning the fee in lieu of open space, and the need for a conservation easement to preserve a buffer area and the existing stone wall. The public hearing adjourned at 7:50 p.m.
A public hearing on an application for a Site Plan and Special Permit for use within an Aquifer Protection Overlay Zone, for property located at 15-17 Mill Pond Drive, File Z-06-05, opened at 7:51 p.m. Tom Grimaldi, P.E., stated that the application proposes a 12,000 square foot building in a C-2 zone. The building is designed for the storage and the sale of feed and supplies for domestic animals and livestock. The 2 existing lots will be combined for a total of 1.7 acres. The site is encumbered with an easement for the temporary cul-de-sac. Public water and public sewer will service the building. The building will be heated with natural gas or propane. If propane is used, the tanks will be in the rear corner of the lot. The application shows 37 parking spaces with an
additional 8 spaces set aside for future parking. Mr. Grimaldi discussed the site drainage, indicating that there will be 2 underground storage areas for the storm water. In addition to the retail sales, the facility will have a dog washing station. Wastewater from this area will discharge to a separator and a tank to collect the animal fur and oils. The tank will be pumped twice a year and inspected once a year. The landscaping plan was discussed. The number of plantings may have to be reduced per the recommendation of the Superintendent of Public Works for snow removal consideration. Mr. Grimaldi agreed to modify the plan, as necessary, in cooperation with town staff. Charles Nyberg, Architect, stated that this is a pre-engineered metal building. It will be beige in color with a green roof. The building will have a wooden deck and wood columns. The site will have 5 light poles containing fixtures with 400-watt
lights. Seven 100-watt lights will be located under the porch overhang. Mr. Nyberg indicated that all signage would be deferred at time. Susan Fry, owner, indicated that she is the sole owner and that Purina Feed is a consultant for the project. A letter of approval has been received from Inland/Wetland Watercourse Commission. During the public comment portion of the meeting, Jim Rosetti, 8 Mill Pond, stated that he felt this was a wonderful use for the site. He would encourage all Mill Pond Drive businesses to have a community sign and suggested that the Town investigate the possibility of sidewalks and streetlights. He stated that he had contacted the DOT concerning a streetlight at the intersection of Mill Pond and Salmon Brook Street. The public hearing closed at 8:40 p.m.
A public hearing on an amendment to Section 3.1 of the Subdivision Regulations concerning open space and fees in lieu of open space, File P-2-05, opened at 8:41 p.m. The Commission members reviewed the proposed amendment and held a discussion concerning the fees. The consensus of the Commission members was to continue the public hearing to allow them time to further review the materials. The public hearing adjourned at 8:46 p.m. to be continued at April 12, 2005 meeting.
The Commission continued its discussion of an application for a one-lot subdivision for property located at 514 Salmon Brook Street, State Line Oil/Propane property, File P-1-05. Christopher Simpson, Alford Associates, reviewed the original site plan approval and the site modifications required by that approval and also described the characteristics of the proposed new lot. On behalf of State Line Oil, Michael Guarco, Sr., requested a reduction of the 80-foot conservation area along the Knorr/McGurk and Swanson property line to 40 feet. The Commission advised Mr. Guarco that a modification of the site plan approval would require a separate application. The Commission suggested that State Line Oil and State Line Propane, together, prepare a new map or maps that would clearly show all of the
conditions attached to the original site plan approval, the changes in that approval being requested by them and the lot lines of the proposed new lot. In particular, the new map or maps should incorporate the suggestions made by Fran Armentano, including without limitation the Visual Streetscape Buffer with all trees and shrubs clearly shown, all necessary and required easements and all required conservation areas. Such maps should be accompanied by an analysis of the required 20% open space requirement. The Commission then would consider as separate items the changes requested for the original site plan approval and the related, but different, subdivision application. The Commission also advised State Line Oil and State Line Propane that, if the conditions of the site plan approval affect land to be retained by State Line Oil, then State Line Oil must grant a legal easement, satisfactory in form an substance to the Commission, permitting State Line Propane
to enter State Line Oil's land as necessary to permit State Line Propane to comply with the requirements of State Line Propane's site plan approval.
The Commission held a discussion concerning a possible amendment to Section 4.16, Private Streets. The Commission suggested that private roads should have the same consideration as future town roads. Bonds should remain in place and the same policies, as town roads should apply until the private road is accepted by a Homeowners Association. The matter will be set for public hearing at a future meeting
ON A MOTION by James Sansone, seconded by Put Brown, the Commission voted to accept Tinker Trail as a town road per the approval of Ed Sweeney. All approved.
ON A MOTION by Fred Wilhelm, seconded by Linda Spevacek, the Commission voted to approve an application for Special Permit for Commercial Recreational use within an Aquifer Protection Overlay Zone, for property located at 9 Mill Pond Drive, File Z-7-05. The signage is to be reviewed by Fran Armentano. All approved.
The Commission received the following applications:
Site Plan and Special Permit for Cumberland Farms, for property located at 19 Hartford Avenue, File Z-8-05.
Special Permit for Accessory Apartment, for property located at 298R Loomis Street, File Z-9-05.
The meeting adjourned at 9:40 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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