TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
APRIL 12, 2005
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Margaret Chapple, Jr., James Sansone, Linda Spevacek, Frederick Wilhelm, Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:07 p.m.
Public session: There was no public comment.
ON A MOTION by Fred Wilhelm, seconded by Linda Spevacek, the Commission voted to approve the minutes of March 22, 2005. All approved. Margaret Chapple abstained.
Public hearing on a proposal to adopt a comprehensive revision of the Town’s Plan of Conservation and Development, as prepared by the Plan of Conservation and Development Subcommittee, File Z-1-05, opened at 7:08 p.m. Chairwoman Johnson thanked the subcommittee members, Barry Avery, Jennifer Bilodeau, Edie Duncan, John Flint, Guy Hesketh, Paula Johnson, Jay Kane, Eric Lukingbeal, Beatrice McLain, Bud Murtha, Dick O’Brien and Fran Armentano, who served as the staff member for the subcommittee. Chris Anderson, Conservation Commission, offered some minor changes and submitted a list of the changes in written form. The Conservation had previously suggested numerous changes, most of which were included into the final draft of the plan. A letter has been received from the Capitol Region Council of
Governments. Edie Duncan stated this had been a long and tough experience but wanted to thank everyone. Linda Spevacek thanked the subcommittee and the members of the public. Chairwoman Johnson thanked Chris Anderson and again thanked everyone for their participation. Public hearing closed at 7:27 p.m.
Continuation of 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, resumed at 7:28 p.m. Fran reviewed the development and purpose of the amendment. There was no public comment. Public hearing closed at 7:30 p.m.
ON A MOTION by Fred Wilhelm, seconded by James Sansone, the Commission voted to approve an amendment to Section 3.1 of the Subdivision Regulations concerning open space and fees in lieu of open space, File P-2-05, with minor revisions for clarity, as the Commission found that the amendment was in conformance with the Plan of Conservation and Development, State Statute, the purpose of the Subdivision Regulations and that it will aid in preserving the rural character and natural landscape of the Town.
The amendment is attached to these minutes.
All approved.
Continuation of a public hearing on 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 7:37 p.m. Mark Kement. P.E. stated that the total parcel is 3.83 acres and is located within an R30 zone. The original lot will be 1.3 acres and the rear lot would be 2.5 acres with wells and septic systems. Mr. Kement noted the stonewall, wire fence, drainage and buffers were the four areas of concern. The revised plan proposes a significant conservation easement and the applicant has offered to pay a fee in lieu of open space of $5,400. An abutting neighbor commented on the visibility of the new house from her yard. Public hearing closed at 7:50 p.m.
Public hearing on a Site Plan and Special Permits relating to the modification of the existing use of property located at 19 Hartford Avenue were moved to later in the evening at the request of the applicant.
ON A MOTION by Fred Wilhelm, seconded by Linda Spevacek, the Commission voted to approve 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-6-05, with the following conditions:
The application is approved as outlined on maps titled Purina of Granby, Mill Pond Drive, sheets 1-6, A1 and A2, dated 2-01-05. Sheets 1 and 2 are revised to 3-3-05. Sheets 3, 4 and A1 are revised to 3-7-05, sheet 5 is revised to 3-2-05 and sheet A2 is revised to 3-17-05.
1. The site and building design shall be as specifically outlined within the above referenced plans, except as modified below.
2. All landscaping areas and proposed plantings shall be installed and maintained as specifically outlined on the subject plan. The Commission recommends that an irrigation system be installed to maintain the proposed plantings in a healthful state. Town staff is permitted and encouraged to modify the landscaping plan as necessary, based on the need for snow removal, particularly in the area of the existing cul-de-sac.
3. The Commission agrees to a Temporary Installation Reduction of parking spaces as outlined in the subject plans. In accordance with Section 7.9.2 of the Zoning Regulations the owner, will install as many of the waived parking spaces as the Commission deems necessary within six (6) months of the Commission's request, when in the opinion of the Commission such installation is needed.
4. The 12 foot porch area may be used for the reasonable display of merchandise, but no area of the parking lot may be used for sales or storage of merchandise.
5. The lighting plan shall be installed as specifically designed.
6. The dumpster shall be enclosed by a vinyl fence and gate at least 6 feet in height.
7. The building will be heated by propane or natural gas.
8. The applicant shall prepare and submit for approval a paving detail of the parking area. No building permit shall be issued until the Town Engineer has approved the paving detail.
9. If the roof drains are tied into the structural storm drainage system, they shall be tied directly into the catch basins.
10. No signs are approved. The applicant will present a unified sign plan to the Commission at a future date.
11. No Certificate of Occupancy shall be issued until an As-built Plan of the development is filed in the Office of the Town Clerk.
All approved. Margaret Chapple abstained. The Commission found the application as conditioned, complies with the Zoning Regulations.
The amendment to Section 4.16, Private Streets will be set for public hearing in May.
The Commission continued the discussion concerning an application for a one lot subdivision for property located at 514 Salmon Brook Street, State Line Oil/Propane property, File P –1-05. Included in the conversation was a request to modify condition number 5, 80-foot wide conservation easement as required in the Commission’s approval of an application for Special Permit and Site Development Plan for State Line Propane. Christopher Simpson, Alford Associates, representing Mr. Guarco, requested a reduction of the 80-foot conservation area long the Knorr/McGurk and Swanson property line to 40 feet, but agreed to extend the easement further to the north. The easement was shown on a map prepared by the applicant. The lot size has changed back to the original approved lot size. The
Commission discussed the streetscape buffer requirement. A letter was received for the file from Linda Knorr. A member of the public commented that the sugar maple is a slow growing tree. The discussion ended at 8:35 p.m.
Public hearing on a Site Plan and Special Permits relating to the modification of the existing use of property located at 19 Hartford Avenue from a gas station and automotive repair garage to a gas station and convenience store, Cumberland Farms, File Z-8-05, opened at 8:36 p.m. Put Brown abstained and removed himself from any participation regarding this matter. He left the Commission table. Attorney Beth Critton outlined the presentation and introduced the development design team. Guy Hesketh, P.E., reviewed the detail of the site plan and discussed the surrounding area. Mr. Hesketh stated this is a C-2 commercial zone. The existing building will be torn down, underground storage tanks replaced and a new canopy and six pumps installed. The gas pumps and tanks will be constructed with
state-of-the-art safety measures and will be located back from the street line. The proposed convenient store building will be 4,100 square feet and will be serviced by public water and public sewers. Mr. Hesketh reviewed the proposed parking spaces, refuse storage, lighting, landscaping, underground storage, drainage, aquifer protection and more. He stated that the application was prepared in cooperation with Town staff. Wendy Regan, reviewed the building design and construction. Ms. Regan stated that the sign will be reduced to 4’ x 4’ with exterior lighting, as requested by staff. Members of the public commented on the professionalism of the application, appreciation for the public packets and requested speakers use microphones and display diagrams for the visibility of the Commission members and the audience. The public also inquired about large trucks entering and existing, repairs, emission bays, sidewalks, hours of
operation, number of employees and date of anticipated opening. The public encouraged reduced lighting at night, fewer gas pumps and supported the sign proposal. The public hearing closed at 9:40 p.m.
ON A MOTION by Put Brown, seconded by Fred Wilhelm, the Commission voted to adopt a comprehensive revision of the Town’s Plan of Conservation and Development, as prepared by the Plan of Conservation and Development Subcommittee, File Z-1-05, with minor changes. The plan is attached to these minutes.
All approved.
ON A MOTION by James Sansone, seconded by Put Brown, the Commission voted to approve an application for a Special Permit for a Rear Lot Subdivision that proposes one additional lot for property located 72 Bushy Hill Road, File Z-2-05, with the following conditions:
The Plan is as proposed in Rear Lot Subdivision Plan and Site Development Plan, prepared for Charles Mead, dated January 25, 2005 and revised to April 2, 2005.
1. Prior to the filing of the final mylars the applicant shall either submit a fee in lieu of open space to the Town, or file a document, suitable to the Commission that requires the payment of the fee in lieu of open space at such time as the lot is sold. The fee in lieu of open space is $5,400.
2. To reduce dust and noise the driveway shall be paved for at least the first 400 feet.
All approved. Margaret Chapple abstained.
ON A MOTION by Fred Wilhelm, seconded by Margaret Chapple, the Commission voted to approve an application for a one lot subdivision for property located at 514 Salmon Brook Street, State Line Oil/Propane property, File P-1-05, with the following modifications:
The application is as identified on a map Prepared for State Line Propane, 514 Salmon Brook Street, dated, January 26 2004, titled Subdivision Plan, revised to 3-31-05.
1. Note #10 must be modified to read “ The 20” wide conservation easement, in favor of the Town of Granby is established to create a Streetscape Buffer. Within the 20 foot conservation easement, additional tree clusters shall be planted to supplement the existing tree line. Sugar maple trees or similar variety, with a caliper of at least 2.5 inches shall be placed along the frontage of Salmon Brook Street, every 40 feet, except where existing vegetation prevents or eliminates the need for such planting. American Arborvitae, smaragd or similar variety, at least 5 feet in height; shall be planted between the maple trees, except where
existing vegetation prevents or eliminates the need for such planting. The Director of Community Development shall evaluate the streetscape buffer and require the installation of the vegetation as necessary.
2. The applicant shall place on file with the Town a cash bond of $16,000 to guarantee the establishment of the buffer as described above.
3. No future curb cuts will be issued along Salmon Brook Street, between the proposed curb cut and the existing curb that serves State Line Oil.
4. A 40-foot buffer area shall be established as shown on the subject map. This is a permanent preservation area where no trees may be removed. Additionally, no trees may be removed within 80 feet of the Knorr/McGurk and Swanson property line, until such time that the Commission approves an alternate site plan that specifically permits such tree removal.
5. The final mylar shall be modified to comply with the requirements outlined herein, prior to execution by the Commission.
The Commission agrees to waive the full 20% open space requirement, provided the applicant is in compliance with the plan as modified herein.
All approved.
ON A MOTION by Linda Spevacek, seconded by Put Brown, the Commission voted to modify condition number 5, 80- foot wide conservation easement as required in the Commission’s approval of an application for Special Permit and Site Development plan for State Line Propane, 514 Salmon Brook Street, File Z-21-04, as follows:
A 40-foot buffer area shall be established as shown on map Prepared for State Line Propane, 514 Salmon Brook Street, dated, January 26 2004, titled Subdivision Plan, revised to 3-31-05. This is a permanent preservation area where no trees may be removed. Additionally, no trees may be removed within 80 feet of the Knorr/McGurk and Swanson property line, until such time that the Commission approves an alternate site plan that specifically permits such tree removal.
The Commission received 2 new applications:
File Z-10-05, Site Plan Modification for Rome’s Sporting located at 335 Salmon Brook Street.
File Z-11-05, Zone Change for property at 379 North Granby Rd.
The meeting adjourned at 9:55 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
| 
