TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
January 10, 2006
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 Sweeney, Town Engineer, were also present.
The meeting opened at 7:05 p.m.
Public session: There was no public comment.
ON A MOTION by Put Brown, seconded by Charles Kraiza, the Commission voted to approve the minutes of December 13, 2005. All approved.
The Commission held a discussion with the Granby Development Commission concerning a proposal for a new zoning district for the area located on the west side of Salmon Brook Street, between Canton Road and Floydville Road, currently zoned residential, R30 and C1 commercial. Mr. Murtha, Development Commission Chairman, discussed the Development Commission’s concern for the future development of this area. The existing C1 zone encourages strip commercial development with numerous curb cuts along Salmon Brook Street. The rear residentially zoned areas will require that single family residential development be constructed to the rear portion of the commercial strip. The overall area has changed over the past years and a new and unique approach to zoning has been under discussion. Mr. Murtha
discussed a proposed Neighborhood and Commercial Transition Zone – T1. The zone would incorporate the existing 15 acres within the existing C1 zone and 40 acres of the R30 zone. Fran Armentano stated the transition zone is designed in recognition of the significant commercial growth that has occurred within the area, the impact of the YMCA, Hunt Glen, Mill Pond Drive and the Stop and Shop Plaza, the relocation of the Canton Road intersection, the concern for traffic flow along Salmon Brook Street and the availability of public water, public sewer and gas within the area. The T1 zone is designed to transition the existing and future commercial area of Route 10 to the residential uses to the south and west. The transition can be achieved by combining existing lots, limiting new curb cuts along Route 10, limiting the size of commercial building, regulating the style and quality of construction and establishing buffers. The overall goal is to create a unified
commercial area, developed with an internal roadway, which extends from a point opposite Floydville Road to a point located on Canton Road Extension. It is anticipated that the driveway presently serving the YMCA would intersect this internal roadway. Mr. Murtha discussed the process of developing the proposed T1 zone. After the initial draft was prepared, the Development Commission met twice with the owners of the affected properties. The owners were very supportive of the proposed change and appeared willing to work cooperatively to bring about the cohesive development of the area. Some Commission members indicated a preference for a public road rather than a private road to serve the development of the area and identified peak hours of traffic is a necessary consideration when new uses are considered for approval. The Commission thanked the Development Commission for their efforts and recommend that staff begin the process to bring the T1 zone to a
public hearing.
The Commission held a discussion concerning the application that proposes amendments to the Granby Zoning and Subdivision Regulations that will temporarily establish a Moratorium on subdivision and re-subdivision applications with the R2A Zone in an area of approximately 2,000 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.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to approve an application that proposes amendments to the Granby Zoning and Subdivision Regulations that will temporarily establish a Moratorium on subdivision and re-subdivision applications with the R2A Zone in an area of approximately 2,000 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. The moratorium area shall not apply to property owned by Anthony Defeo, Jr., located on Edgerton Road and the referenced map shall be modified to remove this area. This area is removed from the moratorium as a subdivision plan is currently under review for the property. The moratorium
shall be in place for a period of 12 months and shall take effective on February 1, 2006. The moratorium will end on January 31, 2007. The motion was approved on a vote of 6 to 1, with Jonathan Boardman voting against the motion. The reasons for approval are as outlined within new Section 8.29, Statement of Purpose.
ON A MOTION by Linda Spevacek, seconded by James Sansone, the Commission voted to deny an application for a Special Permit for a directory sign, which exceeds the maximum square footage as provided in Section 8.6.13.1 for property located at 116 Salmon Brook Street, File Z-30-05. All approved. The Commission found that the sign was larger than necessary and felt that the sign would not serve its intended purpose. It was felt that motorists would pass by the sign too quickly to be able to read the identification placards of the numerous businesses. Commission members indicated that they were not generally opposed to a sign at the proposed location, but they did not find that the proposal met the criteria of Section 8.6.13.1.
ON A MOTION by Put Brown, seconded by Charles Kraiza, the Commission voted to approve an application for a Special Permit for signs, which exceed the maximum square footage as provided in Section 8.6.13.1 for property located at 15-17 Mill Pond Drive, File Z-30-05, with the following conditions:
1. The primary building sign shall be mounted on the front of the building and contained within the dormer style opening, located above the main entrance. This sign shall be no larger than 96 square feet, 16 feet wide by 6 feet high. The sign shall be illuminated with exterior lighting that is directed onto the sign from above the sign face.
2. A secondary entrance sign is permitted above the west side entrance of the building. This sign may be no larger than 2 feet x 8 feet and may not be illuminated.
3. A maximum of 8 category signs, no larger than one and a half feet by six feet each, may be hung between the porch columns along the west and north sides of the building as presented in the file drawings. The signs may not be illuminated.
4. A freestanding sign may be located on the site as originally approved within application Z-6-05. The sign shall be designed as outlined within the subject file drawing. The sign shall be no larger than 9 square feet and if illuminated, the light shall be directed onto the sign from above the sign face. The sign shall be in compliance with Section 8.6.12.1.2.
All approved as the Commission found that the proposal complied with the criteria of Section 8.6.13.1.
Fran Armentano reviewed with the Commission the status of the 2 complaints, filed by William J. Regan, 62 Hungary Road, alleging violations against the Commission.
Fran Armentano submitted a list of volunteers for the Subcommittee to study the Zoning and Subdivision Regulations as applied to the area shown on a map titled Case Street and Edgerton Road Moratorium. Chairwoman Johnson suggested adding additional Case Street residents and asked that Police Chief Watkins serve as an ex-official. The Commission suggested that the Board of Education staff be consulted for the study.
ON A MOTION by Linda Spevacek, seconded by Jonathan Boardman, the Commission voted to establish a Subcommittee to study the Zoning and Subdivision Regulations as applied to the area shown on a map titled Case Street and Edgerton Road Moratorium with the following members and adding interested residents to the Subcommittee. All approved. The list of members is attached to these minutes.
Staff Reports and Correspondence:
Fran reviewed the status of the Cumberland Farms development located at 19 Hartford Avenue.
Fran informed the Commission the diner is being removed from 18 Hartford Avenue. The diner will be restored at an alternate location. After the diner is restored, the owner hopes to relocate it at another location within the Granby Town Center.
Fran reviewed the nuisance ordinance that was recently approved by the Selectmen.
ON A MOTION by Margaret Chapple, seconded by James Sansone, the Commission voted to go into Executive Session at 9:00 p.m. to discuss 22 Meeting House Road. Town staff members Fran Armentano, Edward Sweeney and Dorcus Forsyth were directed by the Commission to remain during the Executive Session. All approved.
ON A MOTION by Margaret Chapple, seconded by Jonathan Boardman, the Commission voted to close the Executive Session at 9:13 p.m. All approved.
The meeting adjourned at 9:14 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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