 |
TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
DECEMBER 13, 2005
MINUTES
Present: Paula Johnson, Chairwoman, Jonathan Boardman, Daniel P. Brown, Jr., Margaret Chapple, Charles Kraiza, James Sansone, and Linda Spevacek. Francis Armentano, Director of Community Development and Edward Sweeny, Town Engineer, were also present.
The meeting opened at 7:03 p.m.
Public session: There was no public comment.
ON A MOTION by Put Brown, seconded by Margaret Chapple, the Commission voted to approve the minutes of November 22, 2005 with the following corrections: Page 1, paragraph 6, sentence 3, eliminate the word would after the word this. All approved.
The public hearing on an application that proposes amendments to the Granby Zoning and Subdivision Regulations that will temporarily establish a Moratorium on subdivision and re-subdivision applications within the R2A Zone in an area of approximately 2000 acres, located within the area of Case Street, Edgerton Road, Fielding Woods Road, Hickory Hill Way and Knollwood Lane as shown on a map titled Case Street and Edgerton Road Moratorium, File Z-29-05, opened at 7:05 p.m. Fran Armentano reviewed a map of the limited area where the moratorium is proposed. He outlined how the area was separated from other parts of Granby by existing open space and limited area roads. He noted the proximity of the abutting Towns of Canton and Barkhamsted. Mr. Armentano explained that the proposed moratorium was limited
to new subdivision applications that propose subdividing an existing property into more than 3 lots. The moratorium does not in any way restrict construction on existing properties nor does it restrict zoning applications. He indicated that the area has had very little development in the past and based on recent events and inquires it appears that the area may soon experience significant development pressures. Mr. Armentano recommends a study of the area to determine if the existing regulations adequately suit this particular area of Granby. He went on to identify areas of concern. Finally, he feels that it would be best to delay the filing of new subdivision applications while the regulations are under study, as the Town should anticipate that the study will result in regulation changes. A number of Case Street area residents were in attendance and spoke favorably in support of the Moratorium. They commented on many items, including the areas
water quality, prime agricultural soils, schools and bus service, ridgeline preservation, the unique character of the area, wildlife, state forestland, traffic, access to the area, the dangers of the Route 219 and Case Street intersection, and un-planned development. Other residents, area property owners and a developer objected to the moratorium, explaining how it would impact their lives, plans, retirement and economic expectations. They felt the moratorium was unfair and that property owners had the right to sell and development their land at any time, in accordance with the current regulations. A concern was expressed that 12 months could be extended to 24 months or longer and that properties should be studied on an individual basis or Town wide basis. A member of the public inquired about what the study would entail. Mr. Defeo, 48 Edgerton Road, gave a lengthy presentation of his thoughts and opposition to the moratorium. He felt that it was
completely unwarranted and that the Town’s recently adopted Plan of Conservation and Development studied the Town issues. Throughout the public comment period, Commission members and Town staff responded to various questions and/or comments. Chris Andersen, Chairman, Conservation Commission, read a letter into the minutes in support of the Moratorium. Letters were received for the file from Donald Holtman, Town Attorney, Kathy Lawton, Jamie Klase, Director of Public Works, John Oates, Fire Department, Stanley Kardys and the Capitol Region Council of Governments. The public hearing closed at 9:12 p.m.
Public hearing on an application for a Special Permit for a Sign, which exceeds the maximum square footage as provided in Section 8.6.13.1 for property located at 116 Salmon Brook Street and 15/17 Mill Pond Drive, File Z-30-05, opened at 9:15 p.m. Susan Fry, owner 15 Mill Pond Drive, proposes the installation of a directory sign that can serve the variety of businesses that exist along Mill Pond Drive. The sign will be placed where the Granby Auto Wash sign is currently located. Ms. Fry presented renderings of two different directory signs. The Commission members appeared to favor the 10’ x 12’ double-sided post and panel sign with external illumination. Members of the public inquired about the size of the sign and were generally supportive of the concept. Susan Fry, owner
Horses & Hounds, then discussed and presented renderings of a proposed freestanding sign and building signs for 15 Mill Pond Drive. The primary building sign is 16’ wide by 6’ high, to be mounted on the front of the building, above the main entrance. The building is designed to accommodate the sign within a specific design element of the façade. The sign will be externally illuminated. She also proposes 8 category signs, approximately one and a half feet by six feet each to be hung between the porch columns along the west and north sides of the store. One additional sign is proposed near the west side entrance of the store. This sign is approximately 2’ x 8’. A freestanding sign is also proposed near the west entrance of the site. This sign was proposed with the original site plan. The sign is nine square feet and is in compliance with the regulations. There was no public comment. The public
hearing closed at 9:44 p.m.
The Commission held a discussion with Anthony Denorfia, developer, concerning property located at 20 Edgerton Road. Mr. Denorfia proposes a 35 lot FRD subdivision for property that contains approximately 95 acres. Andrew Quirk, PE, Project Engineer, discussed the overall approach to the design and various details such as drainage, wetlands, construction, soils and septic systems. The Farmington Valley Health District has been on the site and has received the septic systems and soils reports. An application was recently submitted to the Granby Inland Wetlands and Watercourses Commission for a re-designation of the wetlands and activities within the wetlands. The subdivision design was questioned by the Commission members, who wondered if other designs might be more appropriate. The
length of the proposed roads was questioned. The suitability of a FRD design was also questioned and it was suggested that a larger lot subdivision might be more suitable for this area.
Put Brown left the meeting at 10:15 p.m.
ON A MOTION by James Sansone, seconded by Charles Kraiza, the Commission voted to accept Holcomb Hill Road as a town road, with the understanding that the Town Engineer would continue to review any remaining work and that the road bond would not be released until all work was completed. All approved. Linda Spevacek abstained.
ON A MOTION by Margaret Chapple, seconded by Charles Kraiza, the Commission voted to provide a 90-day extension of time for the filing of the mylars for the Cider Mill Heights Subdivision, Section IV, File Z–5-05. The extension sets a new deadline of March 14, 2006 for the filing of the mylars. All approved. Jim Sansone abstained.
The Commission received an application for a Special Permit for a FRD subdivision for property located on Edgerton Road. Fran Armentano indicated that the application contains the basic details for filing, but noted that he has yet to determine if the conventional plan that was filed, adequately demonstrates that the proposed 35 lots are realistic for this property. He further noted that the project has not been reviewed by the Inland Wetlands and Watercourses Commission and that changes by this Commission could require significant changes to the plan.
New Business:
The Commission received a letter from Development Commission Chairman, Bud Murtha. The Development Commission is proposing a new zoning district for the area located on the west side of Salmon Brook Street, between Canton Road and Floydville Road. The Granby Development Commission has been studying the existing zoning of this area. The area is currently zoned residential, R30 and C-1 commercial. The Development Commission proposes to discuss the matter with the Planning and Zoning Commission at their meeting of 1-10-06.
The Commission received a notice that the Freedom of Information Commission received a complaint alleging a violation against them. The complaint was filed by William Regan of Hungary Road.
Old Business:
The Commission briefly discussed the Moratorium on subdivision and re-subdivision applications for the area of Case Street, Edgerton Road, File Z-29-05. No action was taken on this matter.
The Commission briefly discussed the Mill Pond Drive sign applications. Commission members will again view the property and buildings prior to any decision on the matter.
The Commission canceled the December 27, 2005 meeting.
The meeting adjourned at 10:41 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
| |
