TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
NOVEMBER 27, 2007
Present: Paula Johnson, Chairwoman, Daniel P. Brown, Jr., Margaret Chapple, Charles Kraiza, Paul Lambert, Edward Sansone and Linda Spevacek. Francis Armentano, Director of Community Development and Edward Sweeney, Town Engineer.
The meeting opened at 7:05 p.m.
ON A MOTION by Linda Spevacek, seconded by Paul Lambert, the Commission voted to add the following item to the agenda:
Application to modify an existing site plan for property located at 261 Salmon Brook Street. All approved.
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 November 13, 2007. All approved.
Continuation of an application seeking to excavate and remove earth materials for property located at 114 Wells Road and 537 Salmon Brook Street, File Z-16-07, resumed at 7:07 p.m. Fran Armentano informed the Commission that the Inland Wetland and Watercourses Commission approved a wetlands map modification and activity within the upland review area, as proposed for the property. Attorney Twachtman, representing HPJ, Pierce Builders Inc., and Steven Janeski, addressed questions from the last meeting and staff comments. He presented a planting plan that would serve as a buffer between the excavation site and the neighboring properties to the north. It was noted that some neighbors may not want the buffer installed. A letter from Joan Ducharme, Real Estate Agent was submitted for the record. Patrick Cadarette, Real Estate Appraiser, noted he did research to establish the impact of value on the neighborhood and concluded that in his opinion there would be no adverse effect on
value. Attorney Twachtman also submitted a copy of the General Permit for DEP, Diesel Emissions Criteria for each piece of equipment that will be used, Performance Data, additional aerial photos of gravel operations and a newspaper article. A member of the public noted he was a member of the LeGeyt family farm in Hartland that had to be opened to a gravel operation to support the farm. Several members of the public spoke in support of the application. They noted they wanted to see farming preserved in town. They also stated that Mr. Janeski took very good care of his property and had a clean and neat operation. Positive comments were also made about the reputation of Mr. Pierce. A Salmon Brook Street resident noted that adjacent school bus property generates a significant of amount of pollution from the diesel buses. Other members of the public spoke against the application, noting air pollution and the negative impact on the health and welfare
of the area neighborhood. Also submitted for the file were regulations concerning airborne particulate matter and a printout on the value of earth materials. It was stated that there is no guarantee this will remain a farm. John Dallen submitted a letter, a petition against the operation and a letter from Marc Goodin, PE. He stated this is a harmful, commercial operation. He also
submitted photos of dust for the file and noted his opposition to the operation. Attorney Danielle Omasta submitted a revised letter from Marc Goddin, PE. A letter of opposition from Bob Bendict was also submitted. Attorney Twachtman was the closing speaker and he summarized the applicant’s position. The public hearing closed at 9:20 p.m.
The Commission took a 5 minute recess.
Public hearing on an application to amend Section 8.6 of the Zoning Regulations concerning signs opened 9:25 p.m. These amendments primarily address the illumination of signs. The application is outlined within File Z-22-07. Fran presented the application. He noted the Commission’s concern regarding sign illumination and the concerns of Granby citizens. The amendment was prepared at the request of the Commission in order to address the concerns. The added criteria restrict or limit internally lit signs and address how the light is directed onto the sign face. The CRCOG reviewed the proposal and reported there are no apparent conflicts with regional policies or neighboring towns. A member of the public asked if this amendment would be retroactive. The reply was that it
would not. The public hearing closed at 9:30 p.m.
Public hearing on an application to amend Section 8.16 of the Zoning Regulations concerning drive through windows for restaurants, File Z-21-07, opened at 9:31 p.m. Fran presented the application. He reported that following a review of the recently approved drive-thru windows for Dunkin Donuts, the proposed amendment was requested by the Commission. The amendment establishes a separating distance between such windows. The CRCOG reported no apparent conflict with the regional plans and policies of concerns of neighboring towns. A member of the public inquired about the wording. The public hearing closed at 9:35 p.m.
The Commission held an informal discussion with Ryan Perry concerning a proposed nursery and landscaping retail outlet at 351 Salmon Brook Street. Mr. Perry thanked the Commission for allowing him to be on the agenda. He indicated there is a vacant building on this property and he would like to turn the site into a garden center. He noted he would have bulk stone, mulch, scrubs, annuals, garden seeds and antiques. Mr. Perry reviewed the hours and number of employees. The Commission expressed concern for the limited parking area and wetland issues.
The Commission held a discussion for an application to modify an existing site plan for property located at 261 Salmon Brook Street, File Z-8-07. This application seeks permission to install a modified parking area. Steve Cotton, Land Surveyor, presented a site plan to expand the present parking to 1500 square feet for an additional 10 parking spaces. The DOT has granted approval to shift the curb cut. The Commission expressed concern for vehicles taking a left turn out of the parking lot. The modification includes a waiver of the minimum side yard.
Staff Reports and Correspondence:
Fran reported he has been working with the owner of 261 Salmon Brook Street to resolve the sign issue.
Fran noted that the drive-thru at Dunkin Donuts has been opened and designed to the Commissions approval.
The Commission received an application for a special permit for a sign under Section 8.6.13 of the Zoning Regulations for property located at 116 Salmon Brook Street, File Z-23-07.
ON A MOTION by Put Brown, seconded by Paul Lambert, the Commission voted to approve an application to amend Section 8.6 of the Zoning Regulations concerning signs, File Z-22-07, with the change that the amendment read 22 square feet. All approved as the Commission found that the amendment would promote the health, safety and welfare of the community and was supported by the Plan of Conservation and Development and in accordance the Authority and Purposes of the Zoning Regulations. A copy of the amendment is added to and made a part of these minutes.
ON A MOTION by Margaret Chapple, seconded by Paul Lambert, the Commission voted to approve an application to amend Section 8.16 of the Zoning Regulations concerning drive thru windows for restaurants, File Z-21-07. All approved as the Commission found that the amendment would promote the health, safety and welfare of the community and was supported by the Plan of Conservation and Development and in accordance the Authority and Purposes of the Zoning Regulations. A copy of the amendment is added to and made a part of these minutes.
ON A MOTION by Margaret Chapple, seconded by Paul Lambert, the Commission voted to approve an application to modify an existing site plan for property located at 261 Salmon Brook Street, File Z-8-07, as outlined on a map titled Proposed Parking, Property Owned by The Kimberly Edith Trust, dated May 21, 2007 and revised to 11/21/07 with the following modification:
A traffic sign stating “right hand turn only” shall be installed at the driveway intersection with Salmon Brook Street, to inform drivers that only a right hand turn is permitted from the site.
P. Johnson, P. Brown, M. Chapple, C. Kraiza, P. Lambert, L. Spevacek voted to approve; J. Sansone voted no. The modification includes a waiver of the minimum side yard, as outlined on the referenced plan.
The meeting adjourned at 10:30 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
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