TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
May 8, 2007
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Jr., Margaret Chapple, Charles Kraiza, James Sansone and Linda Spevacek. Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:02 p.m.
Public session: There was no public comment.
ON A MOTION by Margaret Chapple, seconded by Linda Spevacek, the Commission voted to approve the minutes of April 24, 2007 with the following correction: Page 3 paragraph 1, after “all approved”, add the words; as the Commission found the approval to be in accordance with Section 5.2.8 and in recognition that the lot had previously been approved as a building lot. All approved. James Sansone abstained.
The public hearing on an application for a 5-lot subdivision for property located at 120 Silver Street, property of Design Builders, File P-1-07, opened at 7:05 p.m. Mike Wosczyna, owner, and Christian Alford, Professional Engineer/Land Surveyor presented the 5-lot subdivision plan for the 15-acre property. The plans show the existing home located on one of the 5-lots. The lots will range from 2 ¼ to 4 ¼ acres. The property contains 1.7 acres of wetlands. Mr. Alford indicated that the Inland Wetlands and Watercourses Commission has approved the map. Mr. Wosczyna also has received the Farmington Valley Health District approval stating the soils are suitable for wells and septic systems. The application proposes a conservation easement of 1.8 acres located to the east and south
of the site. The easement will preserve 2 stonewalls located to the rear of lot 3. The tree line will remain the same. Commission members asked if the easement area could be identified though the placement of survey pins. The applicant anticipates that additional open space will be preserved through final action of the Inland Wetlands Commission, as each lot must receive their approval based on the final lot design. He further stated that he would place plastic markers on the trees to identify the preserved areas around the wetlands. Mr. Wosczyna indicated the houses would likely be of a New England cottage floor plan designed for empty nesters and may be built one at a time. The design and location of the subdivision does not appear suitable for the establishment of Useable Open Space, which must make up 10% of the 20% requirement. Useable Open Space must be deeded to the Town or an approved non-profit preservation organization.
Mr. Wosczyna stated he would pay a fee in lieu of open space of $33,000 as determined by the regulations. Local Silver Street neighbors expressed concern for the wetlands, wildlife, amphibians, migratory birds, ecosystem, sprawl, size of the houses, exterior lighting, water flow into the wetlands, neighboring wells and more. The area neighbors requested exterior lighting restrictions and additional trees to block the view. Seth Holcomb, 90 Silver Street, voiced various concerns and asked that the full 3 acres be preserved rather than the 1.8 acres. The make-up of the 20% requirement and the definition of the useable open space were further discussed. Lucy Holcomb inquired if the Land Trust had been contacted about acquiring the property. The public hearing closed at 8:30 p.m.
The Commission took a 2-minute break.
The meeting resumed at 8:34 p.m.
The Commission received a correspondence dated April 26, 2007 from Attorney Mark Svonkin, representing Kirk MacNaughton, concerning a possible amendment on private streets that serve lots in an adjacent municipality.
The Commission received an application from Tilcon, Inc. seeking a renewal of their earth excavation permit.
Staff Reports and Correspondence:
Fran reported that he is preparing a grant application seeking matching funds for the purchase of the Haddad property located on Old Messenger Road. He briefly discussed development activity.
Items of interest or concerns:
The Commission discussed the rescheduling of the public hearing for the zoning amendments and a zone change based on the Plan of Conservation and Development, The Case Street Area, A Formula for the Preservation and Development of a Unique Section of the Town of Granby. The Commission also discussed the general scheduling of other agenda items.
The meeting adjourned at 8:49 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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