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TOWN OF GRANBY
PLANNING AND Z0NING COMMISSION
JUNE 27, 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 7:03 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 June 13, 2006. All approved. Linda Spevacek abstained.
Continuation of a public hearing on an application seeking a Site Plan and Special Permit for use within an 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, was delayed until later in the evening.
Public hearing on an application for a 30-lot FRD Special Permit and Subdivision for property located at 20 Edgerton Road, File Z-7-06, opened at 7:06 p.m. Andrew Quirk, P.E., of Kratzert & Jones Associates, representing Denorfia Building and Development LLC, presented project plans and gave an overview of the area. He stated this is a 98.5 acre parcel bordering a residential area, the Town of Barkhamsted and Enders State Forest. The parcel is mostly flat with few slopes. Mr. Quirk went over the details of the proposed FRD design. He discussed, lot sizes, preservation areas, wetlands, vernal pools, sensitive areas, the road design and intersection of the cul-de-sac. The storm water management plan was reviewed. Mr. Quirk further discussed the need for waivers on the length of
a dead end road and the number of lots on a dead end road. He noted that the plan was recently changed to 28 lots as lots 1-3 were combined based on Farmington Valley Health District comments. The applicant anticipates a future re-subdivision of this lot into 3 lots. The FVHD has approved the lots for 4 bedroom homes, except that lot number 13 is limited to a 3-bedroom home. Mr. Quirk addressed the staff comments, noting the various concerns. No further action is required from the Inland Wetlands and Watercourses Commission. The FVHD letter was discussed as were the site soils. Fran Armentano stated that the overall design of the FRD was very well done and addressed many of the FRD design criteria. He further stated that the poor soil conditions made this property a poor candidate for reduced size lots. He noted that many of the lots will need to be filled to raise the elevation of the homes in order to provide adequate drainage, that
the grading of the lots will cross lot boundaries, that all lots would require septic sand, that lots have little if any flexibility in design and must be built upon precisely as laid out in the subdivision plan, that lots may need to have complete as-built plans prepared showing the precise location of the septic system, well and all under drains to determine the impact on the adjacent property and that future home owners may be restricted from expanding the use of the property. Mr. Armentano questioned the haul pattern of the trucks that will deliver materials to the site. He noted the need to place site generated fill precisely as noted on the plan. He questioned whether any of the lots would be sold, noting the need to build on the lots precisely as proposed. The applicant stated that he would not be selling lots. Ed Sweeney commented on various aspects of the project. Discussions continued between the Commission, staff and the applicant. The construction process of the
roads was discussed, along with the need to maintain a proper turn around area for emergency vehicles. The density of the project was discussed as was the suitability of having a FRD development on this property. The FVHD comments were further noted. There were questions on the proposed fire protection water tanks. Comments from Jamie Klase, Public Works Director were discussed, particularly related to the length of the dead end street and snow removal. The dedication of the open space was discussed. Mr. Armentano noted that this is a Special Permit application and that such permits are reviewed under Section 8.2 of the Zoning Regulations. A letter is in the file from Mr. Bazyk, 85 Case Street. Members of the public and Case Street residents expressed concerns for the number of lots on a cul-de-sac, runoff water and sensitive wetlands. A resident asked if environmental studies were done. It was also suggested that notations be put in
the deed concerning right of access and noting minimum square footage requirements in the builder’s covenants. A resident noted that due to the 5-year time table of the development, the waiver for the additional lots not be granted. The public hearing closed at 8:35 p.m.
Continuation of a public hearing on an application seeking a Site Plan and Special Permit for use within an Aquifer Protection Overlay Zone to convert a residence to a commercial retail use for property located at 83 Salmon Brook Street resumed at 8:37 p.m. James Burns, owner, submitted an updated Site Plan map to the Commission. He reviewed the changes that included an area where development would be restricted to allow for future access to the rear property. New plantings, drainage and paved areas were discussed. Fran and Mr. Burns continue to work out the details of the future road. Chairwoman Johnson noted that she is pleased that the appearance of the property continues to improve. Mr. Burns stated that he would continue to cleanup the property and make more improvements. The
Commission asked about the landscaping plan and discussed the clarity of the plan, noting confusion related to the notation of the gravel driveway. The public hearing closed at 8:51 p.m.
The Commission received an application seeking to construct a garage in excess of 1,000 square feet for property located at 2 Old Orchard Road, File Z-9-06. The public hearing is scheduled for July 11, 2006.
Staff Reports and Correspondence:
Fran informed the Commission a grant has been received through the Capitol Region Council of Governments for a farm study.
Chairwoman Johnson inquired about the status of 261 Salmon Brook Street, formerly the Dwyer house.
ON A MOTION by James Sansone, seconded by Jonathan Boardman, the Commission voted to approve an application seeking a Site Plan and Special Permit for use within an 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, as outlined on a map titled Site Plan Prepared For James A. Burns & Lisa McDunnah, dated May 4, 2006 and revised to 6/26/06, drawing number 2006-29, with the following conditions:
· The plan drawing must be modified by removing the gravel drive, which is indicated by a dotted line.
· The front yard shall be planted with grass.
All approved as the plan was found to be in compliance with the zoning requirements for the C1 zone.
The Commission briefly discussed the application for a 30-lot FRD Special Permit and Subdivision for property located at 20 Edgerton Road. They directed Fran Armentano to outlined conditions of approval and reasons for denial, based on the record for the Commission’s review.
The meeting adjourned at 9:05 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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