TOWN OF GRANBY
PLANNING AND ZONING COMMISSION
MINUTES
APRIL 14, 2009
Present: Paula Johnson, Chairwoman, Margaret Chapple, Charles Kraiza, James Sansone and Linda Spevacek. Staff present: Francis Armentano, Director of Community Development.
The meeting opened at 7:05 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 March 24, 2009.
The public hearing on an application proposing Zoning Regulation changes and Zoning Map changes for an area described as the Granby Center, File Z-2-09, opened at 7:06 p.m. Fran reviewed the process that led up to this proposal. He indicated that the proposal is in part a product of Town’s residents and business people who participated in the many discussions that were held on the future of the Town Center. He noted that this whole course of action originated in the Town’s Plan of Conservation and Development. Several members of the Town’s Development Commission spoke on the various aspects of the proposal. Bud Murtha discussed the 2005 Plan of Conservation and Development, which recommends the adoption of a mixed used zone in the Town’s Center. He commented that
the Commission worked on this for over a year and that the Development Commission held 2 public workshops, and received additional public comments at their meetings. Substantial changes were made to the proposal based on the comments received from the public. Marty Schwager discussed the boundary of the Center as proposed by the regulation. He noted that the Center currently is not recognized within the Zoning Regulations, yet the Center is one of the Town’s most distinctive areas. Currently the zoning regulations simply apply the existing standard zones that are used throughout the town, the C1, PDM, OP and R30 zones. By zoning the Center area as a district we help to define the area and guide its future development as a cohesive and unique entity. Marty further commented on the Statement of Intent that is the beginning of the proposed regulations and how this aids in clarifying the goals of the proposed zone. Ken Kuhl discussed the Center’s Historic importance. The Granby
Center Historic District was placed on the National Register of Historic Places in 1985. While the area is not recognized as a State or local historic district, the proposed zoning regulations define it as the Granby Center Historic Overlay District, thereby providing the area with a local distinction. The Granby Center Historic Overlay District is a specific area outlined within the Granby Zoning Map and located within the comprehensive Granby Center Zone. The zoning overlay district generally follows the boundaries of the Granby Center Historic District. Within this area residential use is the primary and most appropriate use and commercial use is restricted. As stated in the proposal, due to the historic nature of the buildings and the desire to maintain the traditional quality of the existing landscape, any proposed re-use or renovation of buildings located within the Granby Center Historic Overlay District shall be accomplished in a manner which
preserves the historic integrity of the building’s exterior façades and preserves the traditional design of the grounds, particularly the front area facing the street. Mr. Kuhl felt that while the Center Zone does many positive things for the Center, perhaps one of the most important is the recognition of the Town Historic Area. Emily Leveille, a Planning Student and Granby resident stated that she supported the new regulations and hoped that the new proposal would help to bring needed changes to the Center while aiding in diversifying the area businesses. The owner of 5 Allan Place noted various concerns about the center and the specific area near his home. The public hearing closed at 7:45 p.m.
Chairwoman Johnson thanked the Development Commission and everyone involved in the process for their contributions to a job well done.
Old Business:
The Commission held a brief discussion of Pre-Application Review Procedures. Peg Chapple offered a change regarding the noting of the person or persons making the presentation.
ON A MOTION by Linda Spevacek, seconded by Margaret Chapple, the Commission voted to adopt the Pre-Application Review Procedures. All approved. The procedures are attached and made a part of these minutes.
New Business:
There was no new business.
Receive Applications:
The Commission received the following documents:
- An application for Earth Excavation for property located at 125 North Granby Road, File Z-2-09. The public hearing will be held May 12, 2009.
- Application for a renewal of an existing Earth Excavation permit for property located at 536 Salmon Brook Street, Granby Road, Tilcon Connecticut Inc., File Z-3-09.
Staff Reports:
- With the spring weather, the Community Development office has been receiving a number of calls regarding several issues that are irritating to neighbors and zoning complaints.
- The Town is working with the State of Connecticut on preserving the Bushy Hill Orchard.
Chairwoman Johnson complimented the owners of Nug & Bug Antiques on the appearance of their property at 1 Bushy Hill Road.
Items of interest or concern:
- The Commission briefly discussed the state roadways in the center of town to accomplish better traffic flow.
- The Commission briefly discussed the progress on the five points intersection on Salmon Brook Street.
ON A MOTION by James Sansone, seconded by Linda Spevacek, the Commission vote to approve an application proposing Zoning Regulation Changes and Zoning Map changes for an area described as the Granby Center, File Z-2-09, with conditions:
The Effective date of the approval is May 1, 2009.
All approved as the Commission found that the proposal is in conformance with the Plan of Conservation and Development.
The Commission publicly thanked the members of the Development Commission for all their work on the Center Zone.
The meeting adjourned at 8:01 p.m.
Respectfully submitted,
Dorcus S. Forsyth
Recording Secretary
PRE-APPLICATION REVIEW
PROCEDURE
GRANBY PLANNING & ZONING COMMISSION
3-18-08
Purposes for Pre-Application Review
- To provide an opportunity for property owners or their agent to explore ideas for subdivision, site development, special permit, commercial, multi-family or mixed use projects with the representatives of the Planning and Zoning Commission and receive comments on potential applications so that the ideas of the P&Z Commission can be considered prior to formal applications being submitted.
- To reduce expenses incurred by applicants in the approval process when significant changes are being proposed.
- To reduce the time spent on applications at Planning and Zoning Commission hearings.
Pre-Application Procedures
- Any property owner or their agent may request a pre-application review in writing from the Director of Community Development. There is no obligation to request a review.
- At the Director of Community Development’s discretion, and based on the anticipated length of agendas, a pre-application review will be scheduled.
- Pre-application reviews will typically be held after any scheduled public hearing, under New Business.
- Reviews will be limited to 20 minutes except at the discretion of the Commission.
- The agenda item will read: The Commission will conduct a nonbinding pre-application for the following item (either property address or some other appropriate identifier).
- Each review will be open to the public to observe. Public comment may be permitted at the discretion of the Commission.
- At a minimum a summary of the project must be submitted. Any drawings, plans or maps that would be helpful for understanding the matter are also encouraged. Drawings related to proposed FRD developments, together with conventional layouts are particularly useful as are potential proposals where waivers are being contemplated. Materials must be submitted to the Director of Community development at least one week in advance of the pre-application meeting.
- Planning & Zoning Commission members attending may give their own opinions.
- The Commission shall not normally hold more than one pre-application review on the same matter.
Results and Interpretation of the Pre-Application Review
The property owner or agent requesting and attending the pre-application review is expected to arrive at their own interpretation of the comments made by the individual Commission members.
The property owner or agent is referred to CGS Section 7-159b, Pre-application review of use of property. This Section of the Connecticut General Statutes states in part that:
A pre-application review and any results or information obtained from it may not be appealed under any provision of the general statutes, and shall not be binding on the applicant or any authority, commission, department, agency or other official having jurisdiction to review the proposed project.
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