TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
SEPTEMBER 12, 2006
PRESENT: Paula Johnson, Chairwoman, Jonathan Boardman, Daniel P. Brown, Jr., Margaret Chapple, James Sansone and Linda Spevacek. Francis Armentano, Director of Community Development, and Edward Sweeney, Town Engineer, were also present.
The meeting opened at 7:05 p.m.
Public Session: There was no public comment
ON A MOTION by Margaret Chapple, seconded by James Sansone, the Commission voted to approve the minutes of July 25, 2006 with one correction. Page one, paragraph one, last sentence, change H to He. All approved. Put Brown and Linda Spevacek abstained.
Public Hearing on an application for a Special Permit seeking a Bed and Breakfast under Section 8.10 of the Zoning Regulations for property located at 151 North Granby Road, File Z-13-06, opened at 7:08 p.m.
Wayne and Kim Cahoon, 151 North Granby Road, were in attendance to discuss the application. Mr. Cahoon stated that all of the requirements for a Bed and Breakfast have been met, with the exception of the installation of a fire alarm system. The Granby Fire Marshall has indicated that a fire alarm system is required if a Bed and Breakfast houses more than three guests at any one time. The Bed and Breakfast proposed by the Cahoons will have two guest rooms, capable of housing more than 3 guests. This matter was the primary focus of the discussion between the applicant and the Commission. Fran Armentano stated that he has visited the site and reviewed the application for conformity with the Zoning Regulations. In his opinion the application complies with the requirements of Section 8.10, but
recommends that the fire alarm system be installed prior to the opening of the B&B. There was no public comment. The Public Hearing closed at 7:24 p.m.
Public Hearing on a proposed amendment to the Town’s Open Space and Recreation Overlay Zone Map opened at 7:25 p.m. The Overlay Zone is referenced in Section 8.11 of the Zoning Regulations. The proposed modification will remove the area located within the southwest area of Granby from the Overlay Zone, as shown on a map titled Open Space and Recreation Overlay Zone Map, exhibit A, dated 8-2-06. File Z-11-06.
Fran Armentano presented the application to the Commission. He referred to a map identifying the area under consideration for removal from the Open Spaces and Recreation Overlay Zone as exhibit A. Fran discussed Section 8.11 of the Zoning Regulations, where the Open Space and Recreation Overlay Zone map is referenced. He stated that the Case Street Area Study Committee, appointed by the Planning and Zoning Commission, has been reviewing the development potential and suitability of the Case Street area. He expects a final report will be
ready in October. The Committee has expressed concern that Section 8.11 requires a FRD subdivision within the Case Street study area and questioned the prudence of promoting reduced sized lots in an area of poor soils, steep slopes and larger sized properties. While the final report will be submitted in October, it was suggested that a change in the map be considered as soon as possible. Fran Armentano presented the Commission with an alternative map identified as exhibit B. Exhibit B significantly reduces the area under consideration for removal from the map as outlined in exhibit A. He reasoned that the exhibit B change would retain, within the Open Space and Recreation Overlay map, areas that have be permanently preserved as open space and which can serve as important open space linkages. The Commission members asked questions of the matter and pointed out other areas of preserved open space.
There was no public comment. The Public Hearing closed at 7:35 p.m.
Public Hearing on a proposed amendment to Section 10.2.5. which amends the notice requirements for land use applications File Z-11-06, opened at 7:36 p.m. Fran reviewed the proposed Zoning Amendment with the Commission. He discussed Public Act No. 06-80 and stated that the proposed change is consistent with the State legislative action. Public Act 06-80 will become effective on October 1, 2006. Commission members discussed and commented on the proposed changes. There was no public comment. The Public Hearing closed at 7:43 p.m.
Fran Armentano discussed the progress of completing the required public improvements for Cider Mill Heights Section III. The Commission had previously granted a 3-year extension for the completion of the public improvements. Most of the homes within this section are occupied or under construction. Fran is encouraging the developer to complete the improvements prior to the winter season. He is concerned the road will be difficult to maintain this winter if improvements are not completed in a timely manner. Fran will continue to update the Commission on this matter.
The Commission received the following application:
An application for a one lot resubdivision of property located at 514 Salmon Brook Street, State Line Oil. File P-2-06
An application for a modification of a site plan, seeking to add a 4,000 square foot commercial building for property located at 504 Salmon Brook Street, State Line Propane. File Z-12-06
Staff reports and correspondence:
Fran briefly discussed the progress on the Pheasant Lane and Cider Mill Heights, Section IV subdivisions.
The Commission asked about the Broad Hill Road bridge construction project. Ed Sweeney reported that progress has been slow and expressed concern over the negative impact to the homeowners especially with the approach of winter.
At the Commission’s request, Fran Armentano provided an update on the Conservation Commission and their work on Ridgeline Protection regulations.
ON A MOTION by Put Brown, seconded by Paula Johnson, the Commission voted unanimously to modify and approve an application for a Special Permit seeking a Bed and Breakfast under Section 8.10 of the Zoning Regulations for property located at 151 North Granby Road, file Z-13-06 with the following conditions:
The property owners must provide the Director of Community Development with the date that the Bed and Breakfast opens.
The Bed and Breakfast shall operate with only one room until such time that a fire alarm system is installed in compliance with the requirements of the Granby Fire Marshall.
The maximum number of guests is limited to 3 until such time that a fire alarm system is installed in compliance with the requirements of the Granby Fire Marshall.
A fire alarm system, installed in compliance with the requirements of the Granby Fire Marshall shall be completed and operational no later than 6 months from opening date of the Bed and Breakfast.
As approved, the Commission found that the application is in compliance with the requirements of Section 8.10.
ON A MOTION by Margaret Chapple, seconded by Linda Spevacek, the Commission voted unanimously to adopt a proposed amendment to the Town’s Open Space and Recreation Overlay Zone Map as follows:
The Commission reduces the area to be removed from the Open Space and Recreation Overlay Zone map as outlined within Exhibit B, attached and made a part of these minutes.
The Commission’s decision is based on the concerns outlined within the proposal.
ON A MOTION by Put Brown, seconded by Margaret Chapple, the Commission voted unanimously to adopt the proposed amendments to Section 10.2.5, which amends the notice requirements for land use applications.
The Commission’s decision is based on the changes adopted by the State Legislature, k/a Public Act No 06-80.
The meeting adjourned at 8:05 p.m.
Respectfully submitted,
Carol J. Smith
Acting Recording Secretary
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