Public Session
Dante Boffi, of Dante J. Boffi Architecture, LLC addressed the commission to request an informal discussion item related to 500, 508, and 514 Salmon Brook Street be added to the agenda.
On a motion by Eric Lukingbeal, seconded by Eric Myers, the commission voted to add the informal discussion to the agenda.
The minutes of Jan. 8, 2019 were reviewed. It was noted Jonathan Boardman’s last name was spelled incorrectly.
On a motion by Margaret Chapple, seconded by Eric Lukingbeal, the commission voted to approve the minutes of Jan. 8, 2019 as corrected. Eric Myers abstained.
Informal Discussion
Wilson Alford, PE of Alford and Associates, addressed the commission. Alford presented a layout plan of 500, 508, and 514 Salmon Brook Street and explained the property owner would like to build a gas station and convenience store with a coffee shop. He noted another convenience store and gas station option in town would help alleviate traffic in the center. Alford noted the property is in the Industrial Zone and a change to the zoning regulations would be required for the gas station use in the Industrial Zone. The commission asked about the proximity to residences and the expected traffic from the site.
Public Hearings
Application seeking an amendment to Zoning Regulations Sections 3.5.2, 8.21.4 and 8.21.9 that would allow by Special Permit a self-storage facility in the Business (C2) and Aquifer Protection Overlay Zones. File Z-23-18. Continued from January 8, 2019.
Wilson Alford, PE of Alford and Associates, addressed the commission and summarized concerns raised at the previous meeting including concerns that a self-storage facility would be an eye-sore and there is no guarantee the storage or spillage of hazardous material could be prevented. Alford noted the facility would not be visible from the road. Mr. Boffi addressed the concern regarding containment of any spills. He distributed information to the commission regarding epoxy sealers that seal the concrete, and trench drains, which can be installed in the floor and would catch any potential spills.
The commission discussed the proposed regulation change. Eric Lukingbeal distributed a memo detailing the potential for groundwater contamination, also noting Granby’s aquifer is the second largest in the state. He reiterated the high cost to remediate any potential contamination, as explained by the Salmon Brook District Water to the commission during the January 8, 2019 meeting and he concluded it was not worth the risk. The commission discussed the potential for contamination and lack of ability to monitor materials stored in the units.
The commission noted potential locations a self-storage facility would be allowed by Special Permit in the Business (C2) Zone. It was also noted the Business Zone is primarily located along Salmon Brook Street with a small Business Zone at the intersection of Mountain Road and Granville Road. The commission discussed the compatibility of the self-storage facility with other uses allowed in the Business Zone.
Consideration of above applications, where the commission has concluded the public hearing.
Application seeking an amendment to Zoning Regulations Sections 3.5.2, 8.21.4 and 8.21.9 which would allow by Special Permit a self-storage facility in the Business (C2) and Aquifer Protection Overlay Zones. File Z-23-18.
The commission discussed separating the proposed zoning regulation change into two parts, the first to consider the self-storage facility in the Aquifer Protection Overlay Zone by Special Permit and the second to consider the facility in the Business Zone by Special Permit.
On a motion by Eric Lukingbeal, seconded by Margaret Chapple, the commission voted to deny an amendment to Zoning Regulations Sections 8.21.4 and 8.21.9 which would allow by Special Permit a self-storage facility in the Aquifer Protection Overlay Zone. Commissioners Boardman, Kraiza, and Myers opposed.
On a motion by Eric Lukingbeal, seconded by Eric Myers, the commission voted to approve an amendment to Zoning Regulations Section 3.5.2 which would allow by Special Permit a self-storage facility in the Business (C2) Zone.
Application seeking a change of zone from Economic Development (ED) to Business (C2) for property located at 100 Salmon Brook Street. File Z-24-18. Eric Myers stepped down and Brennan Sheahan was seated.
The commission discussed the proposed zone change for 100 Salmon Brook Street from the Economic Development Zone to the Business Zone. They noted the natural features separating the property from the remaining Economic Development Zone and the uses that would be allowed in the Business Zone.
On a motion by Margaret Chapple, seconded by Jonathan Boardman, the commission voted to approve a change of zone from Economic Development (ED) to Business (C2) for property located at 100 Salmon Brook Street. File Z-24-18.
Staff Reports and Correspondence
Abby Kenyon announced there is a seminar, free to CCM members, presented by the Connecticut Conference of Municipalities on How to Run Legal and Effective Public Meeting, on Tuesday, Jan. 29, from 5:30 p.m. to 8 p.m. at the Park House at Salmon Brook Park.
Commission discussion of items of interest or concern
Jonathan Boardman asked if there was follow up with regards to the new law office signs located at 4 East Granby Road. Kenyon said she has discussed the sign location with the property owner and the foundation is located incorrectly per the approved site plan. She will be meeting the property owner on-site to review the approved location.
Respectfully submitted,
Patricia Tappenden, Recording Secretary