TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
June 28, 2005
MINUTES
Present: Paula Johnson, Chairwoman, Margaret Chapple, Charles Kraiza, James Sansone, Linda Spevacek, Frederick Wilhelm, Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:05 p.m.
Public session: Louisa and John Mayock and Joyce Kennedy-Raymes spoke to the Commission, stating their desire to withdraw the application for a Special Permit for the Retail Sale of Antiques for property located at 74R Silkey Road, File Z-14-05. They are taking this action to give them the necessary time to address concerns that were raised at the public hearing and to supply the Commission members with photos and specific information regarding the request. They are re-filing the application for the Special Permit for the Retail Sale of Antiques within an R2A for property located at 74R Silkey Road and the Commission scheduled the public hearing for July 12, 2005. Chairwoman Johnson suggested that the applicant meet with the neighbors.
ON A MOTION by James Sansone, seconded by Fred Wilhelm, the Commission voted to approve the minutes of June 14, 2005. All approved. Paula Johnson abstained.
The continuation of a public hearing on an application for a Special Permit for FRD Subdivision, final phase of development for Cider Mill Heights, File Z-5-05, resumed at 7:08 p.m. Jim Sansone abstained and removed himself from any participation regarding this matter and left the Commission table. Ed Lally, P.E., reviewed the status of the application. He addressed the revised Farmington Valley Health District memo dated June 27, 2005. The FVHD original memo dated April 2, 2005 required additional testing on 11 lots and outlined concerns and added requirements for many of the other lots. The FVHD now concludes that the re-tested lots “appear capable of supporting septic systems” and notes that the “majority of the lots are very restrictive”, that “All of the
lots will require septic fill with some also requiring pump systems” and that “lots 45 and 502” are not recommended for approval. The applicant suggested that lot 45 could be combined with lot 43 and that lot 502 could be combined with lot 504 and that a resubdivision could be requested at a later date. Mr. Lally discussed the phasing of construction. He also reviewed an inspection schedule that would apply to all of the proposed lots to monitor the condition of erosion and sedimentation control measures. Mr. Lally stated that this plan was in compliance with all of the Town’s requirements and complied with the conceptual FRD layout that was originally presented for the area. Fran Armentano reiterated concerns that were listed in his application review memos. He stated that the conceptual FRD plan was just that and by not testing the entire site, the applicant took the risk that when the actual lot testing was done the
soil tests might reveal that the smaller FRD lots might not be appropriate or acceptable in a particular area of the development. The Declaration of Restrictive and Protective Covenants and Homeowners Association was discussed. Mr. Lally felt that this document adds desirable protections to the development. Mr. Armentano indicated that the document demonstrates the difficulty of developing this area and unnecessarily burdens the Town with unique obligations. A Cider Mill Heights resident inquired about the wildlife corridors and the open space. He asked Fred Wilhelm to review his statement from the May 24, 2005 meeting. The public hearing closed at 7:54 p.m.
Public hearing on an application for a Special Permit for a restaurant for property located 18 Hartford Avenue opened at 7:55 p.m. Tammy Tanner, applicant, presented the site plan. George Andrews, P.E., stated that this is a 1.15-acre parcel in a C-2 zone with 2 existing buildings that access the property from Hartford Avenue. The proposed 1,800 square foot restaurant will be located to the rear of this parcel with additional access from Merchant’s Way. Mr. Andrews indicated that the site plan provided parking in accordance with the Zoning Regulations and that additional parking spaces are available in the area currently used by Mr. Kevorkian’s office and tenants. He also reviewed the area of the enclosed dumpster, sewers, small pumping station, fat, oil and grease separator,
public water, utilities, drainage, catch basins and soil erosion and sedimentation control. Ms. Tanner discussed the 1940’s Sterling Streamline diner that will be delivered to the site and the dome shaped addition. She also reviewed the placement of tables and booths in the interior of the diner as well as the architectural design of the dome. She stated that the original neon sign is still in place on the diner. The maximum occupancy would be 90 people. Staff has raised concerns about the access to Merchants Way and modifications are being considered and a traffic report/analyses is being prepared. An area resident expressed concern for future parking in this area. Another member of the public disapproved of the diner in the center of town. It was suggested that sidewalks be added to the plan. Commission members expressed concerns about the dome structure and the suitability of the design within the Town Center. The public
hearing adjourned at 8:40 p.m. to be continued July 12, 2005.
Public hearing on proposed zoning amendments to Section 8.14-Rear Lots, Section 8.20.7.1 Flexible Residential Development, Section 5.2.12 Contiguous Developable Area and Section 1.4 Definition of Ledge Outcropping, File Z-16-05, opened at 8:41 p.m. Fran Armentano reviewed with the Commission the history of this proposal and referenced letters from the Capital Region Council of Governments. No one from the public commented on the proposed amendments. The public hearing closed at 8:51 p.m.
The Commission held a discussion concerning an application for a Special Permit for a Rear Lot Subdivision for property located at 71 Quarry Road and 124 Notch Road, File Z-13-05, as outlined on maps prepared for Brian Daigle, dated January 24, 2005 and revised to 4-29-05.
ON A MOTION by James Sansone, seconded by Linda Spevacek, the Commission voted to deny an application for a Special Permit for a Rear Lot Subdivision for property located at 71 Quarry Road and 124 Notch Road, File Z-13-05, for the following reasons:
1. The Commission does not support the request for a waiver of Section 4.7. Intersections shall be spaced a minimum of 400 feet apart measured from the points of intersection of the centerline of the right-of-way.
2. The Commission does not support the request for a waiver to Section 8.14.1.5. (maximum # of rear lots)
3. The location of the open space has not been designed in accordance with Section 3.1.3 of the Subdivision Regulations.
4. The plans fail to incorporate a Visual Streetscape Buffer as required in Section 3.1.4.1.5 of the Subdivision Regulations.
5. The applicant has not properly addressed the concern of the existing ROW or the identification of a prior dump that existed on the property.
6. The Commission finds that the proposal is not in compliance with Section 8.2, particularly Sections:
8.2.3 Environmental Compatibility
8.2.4 Neighborhood Compatibility
8.2.5 Adequate Streets for Use
8.2.8 Adequate Public Utilities
8.2.9 Environmental Protection and Conservation
8.2.10 Consistent with Purposes.
All approved to deny. Paula Johnson abstained.
ON A MOTION by Linda Spevacek, seconded by James Sansone, the Commission voted to approve the proposed zoning amendments to Section 8.14 Rear Lots, Section 8.20.7.1 Flexible Residential Development, Section 5.2.12 Contiguous Developable Area and Section 1.4 Definition of Ledge Outcropping, File Z-16-05. All approved as the Commission found that the amendments were compatible with the Plan of Conservation and Development and the purposes and policies of the Zoning Regulations.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
| 
