TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
FEBRUARY 28, 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 were also present.
The meeting opened at 7:04 p.m.
Public session: There was no public comment.
ON A MOTION by James Sansone, seconded by Charles Kraiza, the Commission voted to approve the minutes of February 14, 2006. All approved.
The Commission discussed an application to add the new Section 3.10 Neighborhood and Commercial Transition Zone, File Z-1-06. They considered minor modifications and the comments made at the public hearing. The Commission agreed on minor wording modifications.
ON A MOTION by Margaret Chapple, seconded by Jonathan Boardman, the Commission voted to approve an application to add the new Section 3.10 Neighborhood and Commercial Transition Zone, File Z-1-06, with various wording changes. All approved. The new Section 3.10 is attached and made a part of these minutes.
As adopted, the amendment is in conformance with the Town’s 2005 Plan of Conservation and Development, will promote comprehensive development; will aid in managing traffic flow along Route 10 and will provide guidance in the style and quality of future construction.
Public hearing on an application seeking a Special Permit under Section 8.1.3.4 of the Zoning Regulations, for the construction of a l,512 square foot barn for property located at 96 Bushy Hill Road, File Z-2-06, opened at 7:15 p.m. Celeste Estevez, owner, presented a detailed site plan and rendering of the barn. She also submitted a collage of pictures taken from several different areas to show the location of the barn and the visibility from the road. Ms. Estevez stated that the property contains 2.90 acres and the barn would be a 36’ x 32’. The barn will be a Morton building, but will replicate a traditional style barn. It will be ivory in color with a green roof. The barn will contain 42’ x 12’ porch on the side. The barn will be used for the
owner’s horse and for the storage of yard tools and equipment. The barn would have a tack room and also be used for the storage of hay and materials related to the keeping of horses. Local neighbors spoke in favor of the barn. The public hearing closed at 7:33 p.m.
Put Brown entered at 7:20 p.m.
The Commission held an informal discussion with Anthony Denorfia, Developer, concerning a FRD subdivision at 20 Edgerton Road. Mr. Denorfia indicated the previously filed subdivision application has been withdrawn. He submitted a drawing of a revised FRD subdivision showing 30 lots. Over 50% of the site is preserved as open space. The design eliminates the previously proposed western entrance to the subdivision. The elimination of this entrance avoids a wetlands crossing and eliminates 700 feet of new road construction. The proposed 30 lots are 5 lots fewer than originally proposed and the reduction has resulted in improved lot design and placement. The elimination of the western entrance results in the placement of the proposed 30 lots on a cul-de-sac road and will increase the
cul-de sac length to more than 3000 feet. Therefore, a waiver to Section 4.4.1.1 of the Subdivision regulations would be required to construct the subdivision as proposed. The applicant was seeking comments from the Commission on the revised subdivision plan and on the issue of the necessary waivers. The Commission appeared to agree that the new proposal was an improvement from the previous submitted application. Various comments were made regarding lots sizes and the grouping of smaller sized lots. Comments from the FVHD will be crucial in the Commission’s final action. The discussion included comments on fire protection. The applicant indicated his intention of constructing a 20,000-gallon underground water storage tank for emergency purposes.
The proposed informal discussion regarding property at 10 Mill Pond Drive was not held.
ON A MOTION by James Sansone, seconded by Charles Kraiza, the Commission voted to approve an application for a Special Permit under Section 8.1.3.4 of the Zoning Regulations, for the construction of a l,512 square foot barn with a 42’ x 12’ side porch for property located at 96 Busy Hill Road, File Z-2-06, with the following conditions:
The barn is to be located and designed as specifically proposed and outlined within the file maps and drawings.
The structure will be used solely as a barn, which will be accessory to the primary residential use of the property and the barn will not be used for business purposes.
All approved.
The application was approved as it was demonstrated that the barn would not be easily seen from the street, was more that 150 feet from any neighboring home, was more than 150 feet from the nearest street, was attractively designed and was to be placed on a parcel of land that contained an area that was more than 4 times the minimum area required within the underlying zone.
Staff Reports and Correspondence:
Mr. Armentano indicated that staff will be proposing changes to the Zoning and Subdivision Regulations for the management of erosion and storm water as required by the State’s new Stormwater management guidelines, within the next few months.
Chairwoman Johnson encouraged the Commission members to attend the next Case Street Subcommittee meeting on March 20, 2006, as John Oates, Fire Marshall, will be speaking or fire safety within rural areas.
The meeting adjourned at 8:29 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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