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TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MAY 9, 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 7:05 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 April 11, 2006. All approved. Chairwoman, Paula Johnson abstained.
Public hearing on an application for a Special Permit under Section 8.1.3.4 of the Zoning Regulations, to increase the size of an existing 968 square foot barn/garage to 1416 square feet, for property located at 251 Silver Street, File Z-5-06, opened at 7:06 p.m. Kevin Kittleson, representing Sherrie Poulson, owner, discussed the applicants desire to increase the size of the existing building to 1,416 square feet by adding a 28’x 16’ garage. The garage is designed to park their existing vehicles and the additional space will be used for storage and a tool shop. The applicant stated that the structure will be used solely as an accessory to the primary residential use of the property and will not be used for business purposes. There was no public comment. The public hearing closed
at 7:16 p.m.
Charles Kraiza entered at 7:09 p.m.
Public hearing on an application seeking a site plan and a special permit for use within and Aquifer Protection Overlay Zone to convert a residence to a commercial retail use for property located at 83 Salmon Brook Street, File Z-3-06, opened at 7:17 p.m. Fran stated that he and the Town Engineer have asked that a variety of changes be made to the map. The items were listed in his memo dated May 4, 2006. To date the map has not been updated as requested. Jim Burns, owner, stated he is remodeling the fire damaged building for commercial use. He indicated that his mother wants to open a bookstore. The property is located within the newly approved T1 zone.
The property was previously located within the C1 zone and the application was filed prior to the effective date of the T1 zone. This application is therefore being considered under the C1 regulations and under the Aquifer Protection Overlay Zone Regulations. The site requires 6 parking spaces and the applicant asks that the Commission waive the required bituminous concrete as outlined within Section 7.7. The proposed access to the site is located directly opposite of Floydville Road. The Commission discussed the possibility of this entrance serving the rear area of the T1 Zone. The Commission also discussed the condition of the property. It appears to be littered with a variety of discarded materials. The applicant stated that he is working to approve the appearance of the property. The Commission noted
that they would like to see a sign location, a landscaping plan, a rendering of the finished building and improvements to existing condition of the property. There was no public comment. The public hearing adjourned at 7:30 p.m., to be continued at the next meeting.
Public hearing on an application seeking a Special Permit for a rear lot and re-subdivision for property located at 10 Knollwood Lane, File Z-8-06, opened at 7:31 p.m. Tom Grimaldi, Engineer, stated the parcel is 27+ acres and is currently a building lot in an R2A zone, which was created with the Knollwood Subdivision. The applicant proposes to divide this parcel into 2 rear lots of 13.5 acres each and with a common drive. The applicant has received a re-designation of the wetlands by the Inland Wetlands and Watercourses Commission and has received approval from the Farmington Valley Health District. The rear lot to be known as Lot 2, 12 Knollwood Lane, identifies 2 separate living units one within a proposed barn. The Zoning Regulations only permit one residence per lot. The
Regulations do provide opportunities for a second residence under certain conditions. These conditions have not been explored, nor has an application been made for a second residence. The owners, Pam and Steve Traun, stated that in addition to the r4esidential use, the property would be used as a therapeutic horse farm. The requirement for open space was discussed. Mr. Grimaldi indicated that it is unlikely that open space could be preserved in accordance with the requirements of the regulations. A Fee in Lieu of Open Space was discussed. This fee would be 6% of the fair market value of the property as identified in Section 3.1.3.15 of the Subdivision Regulations. The applicant and the Commission appeared to agree that if approved, the fair market value of the property would be based on the value noted on the Assessor Property Card, for land only, as adjusted for inflation, if any, by the Town Assessor. A Case Street neighbor inquired
about the proximity of the driveway to the Yasny property. Mr. Anneser, 14 Knollwood Lane, questioned the language of the deeds of properties within the Knollwood Subdivision and asked about notes placed on the original subdivision that restricted future subdivision of this property. The public hearing closed at 8:12 p.m.
The Commission held an informal discussion with Ed Lally, PE Engineer, concerning Cider Mill Heights. Mr. Lally presented preliminary plans for the remaining land for Cider Mill Heights. This is the area that the Commission did not approve in the Cider Mill Heights Section IV application. Mr. Lally gave a brief overview of the area and submitted revised conventional and FRD designs, each showing 9 lots. After discussing the matter, the Commission indicated that the FRD layout was preferable to the conventional layout.
The Commission received an application for a 30-lot subdivision for property located on Edgerton Road. The public hearing is tentatively scheduled for June 27, 2006.
Staff Reports and Correspondence:
Fran reported that the Case Street Area Study Committee sent out approximately 60 questionnaires to Case Street area property owners and approximately 30 have been returned to date.
Fran commented on the Stop & Shop site plan and the placement of a greenhouse within the parking area. He was asked about and he discussed the signs at Cumberland Farms. Zoning Enforcement Officer, Henry Miga, told Fran that he has spoken to the managers of Cumberland Farms and Food Bag concerning signs that do not conform to the Zoning Regulations. The Commission asked that Henry work to achieve compliance. Members also asked whether Autos of CT North was in compliance with the requirements of their approval. Fran will refer the matter to Henry. Fran briefly commented on Horses and Hounds and the progress of the Kelly Land School addition.
ON A MOTION by James Sansone, seconded by Jonathan Boardman, the Commission voted to approve an application for a Special Permit under Section 8.1.3.4 of the Zoning Regulations, to increase the size of an existing 968 square foot barn/garage to 1416 square feet, for property located at 251 Silver Street, File Z-5-06, as outlined within the file drawings, with the following condition:
· The structure will be used solely as an accessory to the primary residential use of the properly and will not be used for business purposes.
All approved. Charles Kraiza abstained.
ON A MOTION by Put Brown, seconded by James Sansone, the Commission voted to approve an application seeking a Special Permit for a rear lot and re-subdivision for property located at 10 Knollwood Lane, File Z-8-06, as outlined on maps titled Resubdivision Plan Property Owned by Steven W. Traun -10 Knollwood Lane –dated March 14, 2006 and revised to 4/18/06, drawing #2006-12, identified as Exhibit A and Rear Lot Re-subdivision, 10 Knollwood Lane, prepared by R. R. Hiltbrand Engineers, identified as Exhibit B, with the following conditions:
1. Prior to the filing of the mylar (final approval), a Fee in Lieu of Open Space must be established and paid, or otherwise secured, in accordance with Section 3.1.3.15 of the Subdivision Regulations. The Commission agrees to establish the fair market value based on the value noted on the Assessor Property Card, for land only, as adjusted for inflation, if any, by the Town Assessor, or the applicant may seek an independent appraisal as outlined in Section 3.1.3.15 of the Regulations.
2. The two residences shown on the Exhibit B plan are not approved as only one residential dwelling unit is permitted per a lot.
The Commission voted 6 to 1 to approve. Jonathan Boardman, Put Brown, Margaret Chapple, Paula Johnson, Charles Kraiza and James Sansone voted to approve. Linda Spevacek voted no.
The meeting adjourned at 9:00 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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