TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
JULY 24, 2007
Present: Paula Johnson, Chairwoman, Margaret Chapple, Charles Kraiza and James Sansone. Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:04 p.m.
Public session: There was no public comment.
Public hearing for an application to amend the Zoning Regulations by adding new Section 8.29, which proposes to allow, by special permit, private streets that can serve residential lots in adjacent communities proposed by applicant J. Kirk McNaughton, File Z-6-07, was temporarily postponed as the applicant was not in attendance.
Public hearing for a site plan modification for State Line Propane, property located at 504 Salmon Brook Street, seeking to increase the size of the previously approved storage building, File Z-10-07, was temporarily postponed as the applicant was not in attendance.
The Commission held a discussion with Elkin Gomez concerning the Old Oak Tavern 17R East Granby Road. Mr. Gomez informed the Commission that he would be purchasing and renovating this property. He stated he would like to increase the size of the outside patio, add pavers, fencing and landscaping to the area. The expanded patio area was outlined on a drawing that the Commission members viewed and discussed. Fran Armentano stated that town staff could approve this simple change of the patio under Section 4.2.13 of the Zoning Regulations, Minor Changes. But, as this business is located in a very visible and prominent location within the Town Center, he wanted the new property owner to discuss the matter with the Commission prior to taking any action on the matter. The Commission asked about the
proposed improvements to the facility and discussed live entertainment. It was agreed that live entertainment was to be confined to the inside of the facility as originally approved by the Commission. The owner may in the future apply to modify the entertainment permit to allow outside entertainment. Barbara Schori, Pamper Paws, 10 Hartford Avenue, commented that Mr. Gomez has done a great job with his restaurant (Goomba’s Pizza) also located at 10 Hartford Avenue, and that he has been a good neighbor. The Commission was supportive of the increased size of the patio.
Public hearing on an application to amend the Zoning Regulations by adding new Section 8.29, which proposes to allow, by special permit, private streets that can serve residential lots in adjacent communities, File Z-6-07, opened at 7:18 p.m. Applicant J. Kirk McNaughton, proposes the amendment. Mr. McNaughton stated that he is the owner and currently lives on a 46-acre house lot that is located on Rolling Green in East Granby. The property contains a 60 foot wide strip of land that provides access to the East Granby property from Petersen Road in Granby. He would like to create 10 building lots on this property, all of which will be located in East Granby and which will be required to meet East Granby Zoning and Subdivision Regulations. A private road extending from Petersen Road in Granby would
serve the lots. He informed the Commission that the parcel has no access to any road in East Granby. An agreement prohibits the development of his property from Rolling Green. Mr. McNaughton referenced correspondence from Fran Armentano and from the Capitol Region Council of Governments. He disputed the comments from CRCOG. Members of the public expressed concern for increased traffic, suggested that private streets should be separated from each other by at least a mile and stated that no private street be allowed if there was a way to develop property from an existing street. Commission members voiced concern for the confusion that would arise regarding emergency responses to an area that was located in a town that did not have access to a road within the town. Commission members asked a number of questions. They inquired if Mr. McNaughton had tried to purchase access to the property through land that would lead to an East Granby Road. It was revealed that he only recently
acquired the access to Petersen Road. Members discussed the overall impact of such an amendment and noted the concerns outlined within the CRCOG memo. Also, a resident inquired why Mr. McNaughton didn’t work with East Granby to change their regulations. The public hearing closed at 8:00 p.m.
The Commission held a discussion with Michael Guarco concerning an application for a site plan modification for State Line Propane, property located at 504 Salmon Brook Street, seeking to increase the size of a previously approved storage building, File Z-10-07. Mr. Guarco stated that he would like to expand the building by adding 8 feet to the width of the building. The consensus of the Commission members was to add the 8 feet to the front of the building and not to the rear of the building. Fran noted that progress is being made on the re-grading of the site and on the planting of the trees. There was no public comment.
The Commission held a discussion concerning an application for site plan approval of a 13,500 square foot office building in a C2 zone for property located at 37 Hartford Avenue, File Z-7-07.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to approve an application for property located at 37 Hartford Avenue, outlined in the Site Development Plan for Howland Partners, L.L.C., dated June 12, 2007 and revised to 2-27-07, sheets CV.1, RM.1, L.1-2, GU.1, LA.1, SDS.1, IL.1, TT.1 ,SES.1, D.1 and D.2, .File Z-7-07, with the following conditions:
1. No signs shall be placed on the building.
2. The proposed building design is a part of this approval and the completed facade shall mirror the proposal. The Commission accepts that this is a LEED certified building as proposed by the applicant and that it will set a high standard for energy efficient buildings within the Town of Granby.
3. The proposed sign location is approved, provided that the sign meets all of the sign guidelines outlined within Section 8.6 of the Zoning Regulations. If the sign is illuminated, the light shall be directed onto the sign from above the sign face. The overall sign design shall blend with the signage on the adjacent properties to the east and west.
4. The applicant is required to install a minimum 4 foot wide sidewalk, in the front of the building, extending from side property line to side property line, in accordance with the recommendations of the Town Engineer.
5. The number of handicap parking spaces may need to be increased based on the actual use of the office building, particularly if the building contains a physical therapy office.
6. Guardrails will need to be installed within certain areas of the parking lot as outlined within the plan and installed in conformance with the recommendations of the Town Engineer.
7. The exterior lighting is approved as proposed, including the specific detail of the poles and fixtures.
8. It is understood that the future parking, as identified on the plan, will not be installed at this time. At such time that the additional parking spaces are needed, the future spaces proposed to the rear of the site shall be added first. The future spaces in the front of the building shall not be added without the prior consent of the Commission. When considering the installation of the front spaces, the Commission may require modifications and increases to the landscaping plan.
9. No certificate of occupancy shall be issued until an As-built Plan of the site is filed in the Office of the Town Clerk.
All approved. Charles Kraiza abstained.
Staff Reports and Correspondence:
Fran reports that he has been receiving some negative comments and concerns regarding the sign at 261 Salmon Brook Street.
Margaret Chapple noted that the non–conforming signs located at the corner of Mill Pond Drive and Salmon Brook Street were removed after Commission members voiced their concerns at last meeting.
The Commission expressed concern for the parking of the used cars at Autos of Connecticut North.
The Commission held a discussion concerning an application to amend the Zoning Regulations by adding new Section 8.29, which proposes to allow, by special permit, private streets that can serve residential lots in adjacent communities, File Z-6-07.
ON A MOTION by James Sansone, seconded by Margaret Chapple, the Commission voted to deny an application to amend the Zoning Regulations by adding new Section 8.29, which proposes to allow, by special permit, private streets that can serve residential lots in adjacent communities for the following reasons:
· The Commission did not find reasons in support of the amendment;
· The Commission felt that the amendment would create delays in emergency services and add to the expense of providing municipal services for the developments permitted by the amendment;
· The Commission was concerned that the amendment was very broad and that it would permit new residential construction, in both Connecticut and Massachusetts towns, that have their only access along private roads that begin and end in Granby;
· The Commission felt that the amendment did not offer any benefits to the residents of Granby, while adding vehicular traffic to the streets of Granby. Revenue raised from the developments would benefit the adjacent communities, while impacting Granby’s municipal services;
· The amendment was not supported by the Plan of Conservation and Development.
ON A MOTION by Margaret Chapple, seconded by Charles Kraiza, the Commission vote to approve an application for a site plan modification for State Line Propane, property located at 504 Salmon Brook Street, seeking to increase the size of the previously approved storage building, File Z-10-07, with the following conditions, some of which were previously attached to their February 13, 2007 action on the Remedial Planting Plan:
The proposed additional 8 feet of building shall be added to the front of the previously approved building. The existing plan shows 6 additional feet to the front and 2 feet to the back of the previously approved building.
The 15 Emerald Green Arborvitae shall be changed to Eastern White Pine and or Ponderosa Pine. The trees must have a height of at least 6 feet, after planting.
A minimum of 6 Pin Oaks, at least 3” in caliper shall be planted within the buffer area as directed by the Director of Community Development.
A minimum of 10 Mountain Laurel plants, minimum 2-gallon size, shall be planted within the buffer as directed by the Director of Community Development.
The property grading plan shall be modified as outlined within Attachment A and a portion of the planting materials outlined above shall be located in and around elevation 498 as show on the grading plan.
The Engineer/Surveyor shall certify that the grading plan has been completed in conformance with the approved plan, prior to the issuance of a building permit for the proposed building.
All conditions shall be added to the mylar, which must be filed in the Office of the Town Clerk.
All approved.
Fran noted that he has asked Bill Smith, Town Manager, about the possibility of Jim Sansone sitting on the panel for the selection of the new Zoning Enforcement Officer.
The Planning and Zoning Commission meetings are canceled for August 14, 2007 and August 28, 2007 and will resume September 11, 2007.
The meeting adjourned at 8:30 p.m.
Respectively submitted,
Dorcus S. Forsyth
Recording Secretary
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