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TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
March 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 and Edward Sweeney were also present.
The meeting opened at 7:05 p.m.
Public session: Edie Duncan, North Granby Road, thanked the Commission members for listening to the public’s comments in regards to the subdivision of property located at 100 Lost Acres Road at the February 14, 2006 meeting.
ON A MOTION by Margaret Chapple, seconded by Charles Kraiza, the Commission voted to approve the minutes of February 28, 2006. All approved.
Public hearing on an application for a change of zone from C1 and R30 to T1 opened at 7:06 p.m. The zone change covers all or a portion of properties located at 81, 83, 85R, 87R, 89R, 91, 97, 101, 105, 109, 117, 121 and 137 Salmon Brook Street. Chairwoman Johnson reviewed the procedures of a public hearing and the public input session. She asked Fran Armentano to present the application for the zone change. Fran 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 this area. He noted 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. The T1 zone will
replace the existing C1 zone and a portion of the R30 zone. Mr. Armentano referred to maps that showed the specific area of the proposed T1 zone. He discussed the differences in permitted uses and special permit uses and how they are regulated within the C1, R30 and T1 zones. Fran discussed traffic flow along Salmon Brook Street and the issues with curb cuts. Various references were made regarding a commercial strip zone and the concern of neighboring residential properties. Mr. Armentano noted that the proposal was consistent with the Town’s 2005 Plan of Conservation and Development. He felt that by applying the T1 zone to this area the Commission would act proactively by setting forth the standards for future development. The T1 zone will further promote a comprehensive approach to development rather than accepting the independent small scale development of individual lots. Following the presentation the Commission members commented on the
matter, sought clarification and voiced concerns. Numerous residents, primarily from neighboring properties, expressed various concerns and put forth a variety of comments relative to the proposed zone change. Concerns and comments were expressed for increased traffic, vehicle speed, noise, the size of commercial buildings, the buffering of commercial use from residential use, the types of businesses and privacy. Comments were made regarding lot sizes, business intensity and hours of operation, the total acreage and the existence of an old cemetery. Few if any speakers questioned the proposed elimination of the existing strip zone, but most appeared dissatisfied with the proposed change. They were concerned that the T1 zone would simply become another typical, commercial area. Mr. Armentano noted that the design of the T1 regulations, together with the Commission’s oversight of each specific proposal, the requirements for future public comment and the
Commission’s right to deny or significantly modify applications, distinguishes the T1 zone from a common commercial zone. Overall the Transition zone is designed to be an appropriate transition from commercial to residential use. The buffering of residential use was further discussed and concerns within the regulations were noted. The opportunity for new residential development, absent the zone change, within this area was also noted, as was possible access from Woodland Place. Mr. Armentano stated that under the proposed zone there would be no commercial access to the Woodland area. There was a suggestion that the zone line be moved further away from the residential properties to the south. Curb cuts were further discussed and Fran spoke of the need for an internal access road that would create a 4 way intersection with Salmon Brook Street, opposite Floydville Road. Mr. Godbout noted the location of his property, which is currently, zoned C1. He
expressed a desire to retain his existing curb cuts for his existing residential use and if the property is used commercially. Mr. Armentano explained that the property is greater than 800 feet from the nearest commercial curb cut, thereby allowing a curb cut along Salmon Brook Street. He anticipated that Mr. Godbout would also have access to the internal access road. Peter Olsen, YMCA, stated the plan has merit and value and that the YMCA could be supportive of the concept as it goes forward. Letters were received for the file from John Childs and Yvonne Perry. The public hearing closed at 8:44 p.m.
The Commission held a brief discussion concerning the consideration of a modification of the extension of time that was granted for the filing of the mylars for the Cider Mill Heights Subdivision, Section IV, File Z-5-05. It was explained that the Commission had not actually granted the full, three, 90 day extensions of time for the filing of the mylars. This is due to the dates of the meetings when the 90 extensions were granted.
ON A MOTION by Put Brown, seconded by Linda Spevacek, the Commission voted to approve the extension of time for the filing of the mylars for the Cider Mill Heights Subdivision, Section IV, File Z –5-05, to March 25, 2006. All approved. James Sansone abstained.
The Commission received an application for a commercial site plan for property located at 83 Salmon Brook Street, James Burns, seeking to convert an existing residence to retail use.
Staff Reports and Correspondence:
Fran informed the Commission that Arrow Concrete would be filing an application seeking to add a 20,000 square foot addition to the existing building. Some of the members had previously toured the building and it was suggested that this could be done again for the benefit of the members who were not able to be there.
Fran gave updates on Cumberland Farms, State Line Propane, the Edgerton Road Subdivision and the Powder Mill Subdivision.
The meeting adjourned at 9:00 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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