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TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
September 27, 2005
MINUTES
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Jr., Margaret Chapple, James Sansone, Linda Spevacek and Frederick Wilhelm. Director of Community Development, Francis Armentano and Town Engineer, Edward Sweeny were also present.
The meeting opened at 7:02 p.m.
Public session: Bill Regan read a 3 page letter to the Commission advocating the implementation of the Plan of Conservation and Development. He stressed the issue of the Town’s exemption from the Zoning Regulations.
ON A MOTION by Fred Wilhelm, seconded by Put Brown, the Commission voted to approve the minutes of September 13, 2005. All approved. Linda Spevacek abstained.
Public hearing on an application seeking a Special Permit for the use of an existing accessory building for a customary home occupation for property located at 151 North Granby Road, File Z-23-05, opened at 7:11 p.m. Wayne Cahoon stated that he has operated this home occupation at his previous residence at 112 Canton Road for 16 years. He recently purchased 151 North Granby Road, which includes a 20’ x 40’, 100 year barn. He wants to use this barn to house his business. The business, Aircraft Engravers, specializes in making computerized engraved placards and signage for the aircraft industry. He stated he does business all over the world by phone, fax and the Internet with very few local customers. This is a family business with one full time employee. There are no
objectionable noises, odors, vibrations or unsightly conditions, health or safety issues from the materials used. Any chemicals used are in consumer size portions, typically purchased from Beman Hardware store. They include alcohol, acetone (fingernail polish remover), silicone caulking, 3 in 1 type machine oil and spray paint. Mr. Cahoon submitted samples of his work to the Commission. The process for making the products is no louder than a vacuum cleaner at its worst and most of the time it is much quieter. Mr. Cahoon stated that he would like to install a separate electrical line to the barn; a propane fueled hot water system and a half bath. An abutting neighbor inquired about the number of employees and the use of chemicals. The public hearing closed at 7:25 p.m.
Public hearing on an application seeking a Special Permit for a Residential Landscape Business for property located at 279 Mountain Road, File Z-22-05, opened at 7:26 p.m. Mr. Champagne stated that his landscaping business employs 7 people and is currently located at 349 Salmon Brook Street. He recently purchased the Mountain Road property for his residence. He would like to operate his business from this location. He informed the Commission that he would like to build a 2,400 square foot building for the business to garage his RV and business equipment. However, Section 8.28.4 states that “No individual building, used for the business operation, shall exceed 2000 sq ft.” Therefore, the Commission did not feel that they could allow a building in excess of 2,000 square feet even
though a part of the building would be used for residential use, (the storage of the RV). The Commission stated that only the Zoning Board of Appeals could vary Section 8.28 and allow the construction of a building in excess of 2,000 square feet. The conditions of approval placed on the previous Residential Landscape Business application were discussed as were the general requirements of the regulations. The design of the driveway, the storage of equipment, the number of employee parking spaces, buffering and other items were also discussed. There was no public comment. The public hearing closed at 7:51 p.m.
Public hearing on an application seeking a Special Permit for a 10-Lot FRD Subdivision for property located at 238 Granville Road, with the proposed access from property located at 31 Pheasant Run, File Z-30-05, opened at 7:52 p.m. Ed Lally, P.E., presented the application. The property contains 45+ acres and is owned by TTDG, LLC. Mr. Lally discussed the placement of the 10-lots and the design of the private road. He discussed the preservation of the open space, which would be donated to the Granby Land Trust and Homeowners Association. Mr. Lally also reviewed the buffers, streetscape, brook and traffic. A significant amount of time was spent discussing the need and compliance with the minimum requirements for 2 waivers from the Subdivision Regulations, as the application cannot be
approved without the waivers. Many local neighbors expressed their concerns about the proposed development. These concerns included increased traffic, privacy, reduced lot size, change in the character of the area, proximity of the proposed homes, noise and activity related to the proposed construction, impact of construction traffic and equipment, trash pickup, mail delivery, school buses and wildlife. Various Pheasant Run homeowners stated that they had been informed when purchasing their homes that any future development on the subject parcel would have access from Granville Road and that only 25 homes were allowed on a cul-de-sac. A letter was received for the file from John Fasold, 22 Pheasant Run, voicing similar concerns to those outlined above. The public hearing closed at 10:13 p.m.
The Commission held an informal hearing with Attorney Leonard Jacobs regarding the development of a condominium project on other land of Hunt Glen Granby, LLC. Attorney Jacobs explained that approximately 6 acres of land located to the rear of Stop & Shop was set aside from the Hunt Glen development. This land has access to Mill Pond Drive. The Commission was shown two renderings of garden type apartment buildings some with garages in the front and some in the rear of the buildings. Shown were four buildings with 9 units in each building. The units were identified as being three-stories with basement garages. The size of a unit would be a1400-1600 square feet and would contain 2 bedrooms. The anticipated sales price of a condominium would be approximately $285,000. This
is a completely new idea, unlike other housing previously constructed in Granby. The Commission questioned the fit of such housing within the specific area and within the Town as a whole. Use of this land, zoned ED, for housing was discussed. A zone change would be required. The Commission did not offer a specific opinion, but outlined various issues that would need to be considered and addressed. They suggested that the developers meet with the Town’s Development Commission, as the land is located within an Economic Development zone.
An application for a Special Permit for a seasonal commercial recreational use, within an existing building located at 557 Salmon Brook Street, File Z-21-05, has been withdrawn and a new application has been resubmitted. The new file number is Z-24-05.
Fran informed the Commission that a meeting with Henry Miga, Zoning Enforcement Officer, Don Holtman, Town Attorney and himself has been scheduled to discuss property located at 22 Meeting House Road.
The Commission received an application for the Retail Sale of Antiques within an R30 Zone for property located at 114 West Granby Road, File Z-25-05.
ON A MOTION by Put Brown, seconded by Fred Wilhelm, the Commission voted to approve an application seeking a Special Permit for the use of an existing accessory building for a customary home occupation for property located at 151 North Granby Road. All approved.
The meeting adjourned at 11:01 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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