TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
FEBRUARY 14, 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 was also present.
The meeting opened at 7:03 p.m.
Public session: There was no public comment.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to approve the minutes of January 10, 2006 with the following correction: Page 1, paragraph 5, sentence 4 eliminate the word will. All approved.
Public hearing on a Commission application to add a new Section 3.10 Neighborhood and Commercial Transition Zone (T1), File Z-1-06 opened at 7:05 p.m. Chairman Johnson asked Fran Armentano to present the details of the proposal. Mr. Armentano explained that the Development Commission has worked over the past year to create a new zone which could bring about development that would be appropriate for Granby and suitable for a particular area. It is hoped that the T1 zone, if adopted, will replace the existing C1 zone and a portion of the R30 zone along the western side of Salmon Brook Street, between Canton Road and a point opposite Floydville Road. Fran noted that the
proposal is consistent with the 2005 Plan of Conservation and Development. He stated that the Plan of C & D calls out the need to study this area and identifies the concerns of the strip zone and curb cuts and specifically encourages a comprehensive approach to development within this area. Fran further explained that the Development Commission has twice met with the area property owners to explain the proposal and that the property owners were generally supportive of the concept. A few residents expressed concern for increased traffic, lights and the 20,000 square feet building size. Jim Glenney of 33 Glen Road stated that there was a lack of notification of the public hearing to Canton Road and Woodland Drive residents. Mr. Armentano explained that this public hearing was on the proposed adoption of the T1 zone only.
A separate public hearing will be required for the Commission to consider applying the T1 zone to the particular area. Prior to that public hearing, signs will be placed within the area to notify residents of the proposed zone change and abutting property owners will be notified by certified mail as required by the Zoning Regulations. Peter Olson, YMCA, encouraged the Commission to require the installation of sidewalks and asked about outdoor play fields within this area. Commission members commented on the proposal. A concern for the removal of existing vegetation prior to the submission of an application was expressed as was the wording of peak hour traffic. Public hearing closed at 7:43 p.m.
Charles Kraiza entered at 7:10 p.m.
Public hearing on a request to extend the operating period of a commercial recreational use as outlined in a Special Permit issued for property located at 557 Salmon Brook Street, seeking to extend the use of batting cages from April 15th to May 30th, File Z-21-05 opened at 7:44 p.m. Ken McCartney, owner, presented the request to the Commission. He stated that the batting cages have been open since mid December. Business is slowly growing as people learn of the batting cages. Mr. McCartney stated that there has been no opposition with the neighbors and that he would prefer to remain open until May 30th. There was no public comment. The public hearing closed at 7:46 p.m.
ON A MOTION by Put Brown, seconded by Jonathan Boardman, the Commission voted to extend the operating period for a commercial recreational use from April 15th to May 30th, as outlined in a previously approved Special Permit, for property located at 557 Salmon Brook Street. File Z-21-05. All approved.
The Commission held an informal discussion with Ed Lally, PE, representing John Hartwell, concerning the subdivision of property located at 100 Lost Acres Road, File Z-4-05. A two lot subdivision application was previously withdrawn, pending soil testing for arsenic. Mr. Lally gave an overview of the previous application. He indicated that Lots 3 and 100 have the highest levels of arsenic. He then reviewed the soil testing results and the methods of addressing the contamination. Mr. Lally then discussed the overall approach to development of this 170 acre property. Under consideration is a FRD subdivision with 10 additional lots to the rear of the property. The remaining land would be preserved. The Commission inquired about Inland Wetland and Watercourses Commission
approvals. A clear answer was not available. Members of the public expressed their opinions and concerns on the development of this property. Further information from the Inland Wetlands and Watercourse Commission will be required. Specific information of the contamination and the overall approach to development is also necessary.
The Commission considered a referral from the Board of Selectmen, per Section 8-24 of the Connecticut General Statutes, regarding the sale of Town owned property. The Selectmen are considering the possible sale of a 2-3 acre parcel located between #134 and #142 Simsbury Road. The property is part of the former Holcomb Farm. The Commission reviewed a map outlining the design and location of the lot. It appears that the proposed lot is separate from the main land area of the farm. It is located between 2 existing homes. All funds generated from the sale of the proposed lot would be used to support the needs of the Holcomb Farm. Members expressed a general concern with the basic concept of selling any area of the Farm. However, The Commission members agreed that this was a
unique circumstance and that the proposed sale of this one parcel would not alter the special characteristics of the Farm, while aiding in the long term preservation. The members stressed that it was unlikely that they could support any future sale of land within this area. The members discussed the need to restrict the type of home that could be placed on the proposed lot, noting that traditional/historic homes were located on both sides. Fran Armentano stated that it was his understanding that deed restrictions would be placed on the lot which limited the size of the home and requiring that the home be of traditional design.
ON A MOTION by Linda Spevacek, seconded by James Sansone, the Commission voted to support the sale as outlined above. It was strongly noted that it was unlikely that the Commission could support any future sale of land within this area. All approved.
Fran reviewed with the Commission the status of the 2 complaints filed by William J. Regan, 62 Hungary Road, alleging violations against the Commission and read a letter to Mr. Regan, dated January 26, 2006 into the minutes. It is understood that Mr. Regan will withdraw the complaints.
Staff Reports and Correspondence:
Fran gave an update on the Case Street Subcommittee meetings and on a variety of projects.
The Commission received an application for a Special Permit under Section 8.1.3.4 of the Zoning Regulations, seeking the construction of a 1,500 square foot barn for property located at 96 Bushy Hill Road. File Z-2-05.
The Commission discussed and enthusiastically endorsed the anticipated purchase of property located at 33 Weed Hill Road by the Trustees of the McLean Fund. This 190+ acre parcel is surrounded by existing McLean Game Refuge property. In the unanimous opinion of all of the members of the Commission, the preservation of this property, (a) is considered to be incredibly important and extremely necessary in fulfilling many of the goals and recommendations of the Town’s Plan of Conservation and Development, (b) is an appropriate priority of the Selectmen's Open Space Advisory Committee, (c) will significantly aid in sustaining wildlife habitats, open space linkages and native flora and fauna, as well as the landscapes essential to scenic and recreational enjoyment by members of the general public, (d) will
greatly aid in establishing a contiguous large forest block in an area of the State where other nearby forests are continually fragmented by development and (e) has been enthusiastically supported by members of the general public who know about the proposed transaction. It was further noted that the McLean Trustees have an impeccable land management reputation and that they and the professional staff of the McLean Game Refuge consistently have demonstrated the highest levels of stewardship for the persevered properties owned and managed by them.
ON A MOTION by Linda Spevacek, seconded by Jonathan Boardman, the Commission voted to direct Chairman Paula Johnson to prepare a letter which supports the acquisition and preservation of this property. The motion was unanimously approved.
The meeting adjourned at 9:21 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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