SEPT. 16 SPECIAL MEETING
Present: Paula Johnson (Chairman), Jonathan Boardman, Margaret Chapple, Chris Chinni, Mark Lockwood, Eric Lukingbeal, Eric Myers, and Brennan Sheahan. Also present was Abby Kenyon, Director of Community Development.
Review and discuss potential changes to Zoning Regulations regarding restaurant drive-throughs.
The commission reviewed the proposed changes to the restaurant drive-through regulation and the maps provided by Abby Kenyon, which were prepared to show possible locations of drive-through windows.
Under the proposed regulation, a drive-through window could not be located within 250 feet of a residential zone or any property with a residential use. Possible locations include properties in the Industrial Zone on the eastern side of Salmon Brook Street (500 to 560 Salmon Brook Street), properties within the Business Zone on the western side of Salmon Brook Street near Granby Pizza (344 to 355 Salmon Brook Street), and some locations near the Stop and Shop plaza (124 Salmon Brook Street). It was noted the draft regulation would also require a 400-foot separation distance from an existing drive-through, which would eliminate the majority of properties on Mill Pond Drive. The commission discussed drive-through windows in the Economic Development Zone. It was decided the entire zone may need to be revisited so for now, no changes would be made to that zone and the regulation would apply to the Industrial and Business Zones.
The commission discussed the placement of the window and queuing lane, hours of operation, and design. It was noted the design should be compatible with Granby’s architectural heritage. In response to a question about drive-through windows in Granby Center, it was decided the Commission should start with an incremental change before examining the issue further. It was also decided there should be specific regulations for other drive-through establishments, such as banks and pharmacies, and such uses should require Special Permit approval. Staff will prepare a draft for consideration at a later date.
The draft regulation will be referred to CRCOG and a public hearing scheduled for October.
Respectfully submitted, Abby Kenyon, Recording Secretary
SEPT. 24 MEETING
Present: Paula Johnson (Chairman), Margaret Chapple, Christine Chinni, Eric Lukingbeal, Eric Myers, James Sansone and Brennan Sheahan. Also present was Abby Kenyon, Director of Community Development.
Christine Chinni and Brennan Sheahan were seated for Jonathan Boardman and Mark Lockwood.
Action on the minutes of September 10
On A Motion by Margaret Chapple, seconded by Eric Lukingbeal, the commission voted (6-0-1) to approve the minutes of September 10, 2019. C. Chinni abstained.
Action on the minutes of September 16, 2019
On A Motion by C. Chinni, seconded by E. Lukingbeal, the Commission voted (6-0-1) to approve the minutes of September 16. J. Sansone abstained.
Informal Discussion: Discuss possible expansion of Greenway Village Apartments, 18 Mill Pond Drive.
Paul Selnau of Schadler Selnau Associates, 5 Waterville Road, Farmington, addressed the commission. He explained the applicant wishes to expand his property by purchasing an abutting 0.8 acre parcel of land on Mill Pond Drive currently zoned Business (C2). He is requesting a zone change from C2 to a Planned Development Multifamily (PDM) zone for an expansion of Greenway Village to include eight new apartment units and a clubhouse. Answering commission questions, Paul Selnau noted the new apartments would use the existing driveway and there would not be another curb cut on Mill Pond drive. The apartments would be two and three bedrooms and two stories in height; and the building would look similar to the current units at Greenway Village. The commission acknowledged there has been no interest in the commercial use of the property for years.
Informal Discussion: Discuss possible zone change and multi-family development, 37 Hartford Ave.
Arthur Howland, owner of 37 Hartford Avenue, addressed the commission. Howland stated the commission approved a medical office use for the property but there has been no interest. Moving forward, he hopes to convert the building into condominiums/multi-family housing with 10 to 12 units. Abby Kenyon explained this property is currently in two zones, the front of the property is located in the Center Commons Zone and the back portion is the Center Edge Zone. In order to allow a multi-family use on the property, a zone change would be required because the property does not meet the minimum five acres required for multi-family use in the Center Commons Zone. The commission questioned septic, water, parking, and grading for this site. Paula Johnson asked if Howland would speak directly with his neighbor, Michael Ungerleider to ensure any driveway access will work for all concerned. The commission noted there are remaining questions about the overall site and proposed use, suggesting more details would be helpful. Kenyon noted while an applicant may have a proposed use in mind, if the commission approves a zone change, the property may be used for any permitted use in the underlying zone.
PUBLIC HEARING
Application seeking a Special Permit under Zoning Regulations Section 8.5 for an accessory apartment for property located at 14 Spring Glen Drive. Kenyon explained the applicant is unable to attend the meeting tonight and requested the hearing be continued to the next meeting.
On A Motion by Christine Chinni, seconded by Eric Lukingbeal, the commission voted (7-0-0) to continue the public hearing for an application to the October 8 meeting.
Application seeking a one-lot re-subdivision for property located at 142 Case Street
Peter Bors, 142 Case Street, addressed the Commission. He explained he is applying for a one lot re-subdivision of the property 142 Case Street. The property is located in the R4A Zone and is 88.6 acres. This is to divide a five-acre lot so he can build a home. The proposed lot complies with all regulations in terms of lot size, setbacks and frontage. Kenyon commented that the Town Engineer reviewed the plans. The applicant has received approval from the Farmington Valley Health District and the Wetlands agent confirmed there are no wetland areas within this area. No tree clearing is expected and there will be minimal grading changes.
Paul Bors, Jr., 114 Case Street, addressed the Commission. He has no objection with this application.
Receive application and set public hearing
An application seeking an amendment to Zoning Regulations Sections 1.4 and 8.16 that would allow restaurant drive-throughs by Special Permit in the Business and Industrial Zones. File Z-16-19.
The application has been referred to CRCOG. The public hearing is set for October 22.
Consideration of above applications, where the Commission has concluded the public hearing
On A Motion by Eric Lukingbeal, seconded by Eric Myers, the commission voted (7-0-0) to approve a one-lot re-subdivision as proposed for property located at 142 Case Street.
An application seeking to modify a Special Permit for an existing farm store under Zoning Regulations section 8.15.17 to allow special events for property located at 29 Bushy Hill Road. File Z-10-19. (Public Hearing Closed September 10). Application to be considered at October 8 meeting.
Commission Reports and Correspondence
A Commission member inquired about the status of Shaw’s Garage. It was noted that a lot of work has been done to the property and it looks good.
Respectfully submitted, Patricia Tappenden
OCT. 8 MEETING
Present: Paula Johnson (Chairman), Jonathan Boardman, Margaret Chapple, Eric Lukingbeal, Eric Myers, James Sansone and Brennan Sheahan. Also present was Abby Kenyon, Director of Community Development.
Brennan Sheahan was seated for Mark Lockwood.
Action on the minutes of September 24
ON A MOTION by Eric Lukingbeal, seconded by Eric Myers, the commission voted (6-0-1) to approve the minutes of September 24. Jonathan Boardman abstained.
Public Hearing
Application seeking a Special Permit under Zoning Regulations Section 8.5 for an accessory apartment for property located at 14 Spring Glen Drive.
John Laudati, representing the applicant, addressed the commission. Applicant, Teresa Angeli, seeks a Special Permit to allow the legal use of an attached accessory apartment at 14 Spring Glen Drive. The apartment is a total of 1,200 square feet and is located to the rear of the home. The first floor has a kitchen and living room and the second floor has a bathroom and two bedrooms. Laudati explained in the late 1990s when a building permit was issued for renovations, the previous owner had not obtained approval from the Planning and Zoning Commission for the accessory apartment. However, the Assessor’s office shows this area as an in-law apartment and the applicant has paid taxes on it. The Commission noted the in-law apartment fits the neighborhood and there is adequate parking. Abby Kenyon added the apartment complies with the accessory apartment regulations.
Application seeking a Special Permit under Zoning Regulations Sections 8.1.3.3 and 8.1.3.4 for a 1,280 square foot garage within 100 feet of the street line for property located at 4 Powder Mill Lane.
Dan Fauteux, Fauteux Construction, addressed the commission. The applicant proposes to construct a 1,280 square foot garage located approximately 72 feet from the street. The garage design is compatible with the house. In response to questions from the commission, Fauteux said outdoor lighting will consist of sconces; the garage does not have a second story, the dormers are for aesthetics only; no additional tree clearing is proposed; and the garage will be painted barn red. Kenyon noted the Wetlands Agent has reviewed the application and signed off. The Zoning Board of Appeals has granted a variance on it.
Application seeking a Special Permit under Zoning Regulations Section 8.3 for the sale of alcoholic beverages for property located at 4 Park Place, Deep Roots Street Food.
Applicant and owner of Deep Roots Street Food, Eliza Florian addressed the commission. Florian is requesting a Special Permit for the sale of alcoholic beverages for the facility. She noted the sale will not be limited to beer and wine. The entire building will be used for functions, she does not want to limit alcohol sales to one part of the building. There is no bar area proposed for the facility, with the exception of a temporary bar set up that may be used when the room upstairs is in use. The commission questioned parking, outdoor music, and if the applicant proposes outdoor alcohol service. Florian expects to serve alcohol outside on the patio. Kenyon added outdoor music has not been permitted; the applicant would have to come back to the commission for approval. Lillian Brough, employee of Deep Roots Street Food, addressed the commission. She explained the business has lost revenue not having alcohol to serve. She stated there is no problem with parking when the facility is at capacity. The commission explained to Florian that the state has very specific regulations for alcohol consumption outdoors, including a separate fenced area.
Receive application and set public hearing.
Application seeking a Special Permit under Zoning Regulations Section 8.5 for an accessory apartment for property located at 103R Bushy Hill Road. The public hearing is set for Oct. 22
Consideration of an application seeking to modify a Special Permit for an existing farm store under Zoning Regulations Section 8.15.17 to allow special events for property located at 29 Bushy Hill Road. File Z-10-19. (Public Hearing closed September 10).
The commission referred to a memo prepared by Kenyon outlining what the applicant proposes and other topics for consideration. The commission first discussed parking management on the property and options to maximize parking on site, including an attendant to manage parking for larger events, use of temporary athletic paint for striping parking lots, the use of cones, and landscaping pins and ribbon to mark parking spaces. It was noted a parking management plan should be presented and approved by staff.
The commission discussed the use of the tent and its location. It was noted the tent would have to be located closer to the farm store and its permanent restroom facility to meet the distance required by the Building Official. If it is moved closer, while the tent will be hidden from the street, it may be more visible from Strawberry Fields. A screening/landscaping plan should be presented to screen the tent from view. A duration of up to 180 days for the tent is also required to be consistent with the fire code.
The commission discussed larger events that are proposed to be held after hours, with amplified music until 9 p.m. The applicant proposes six such events a year, all other smaller events would be held during regular business hours. It was noted if the intent of the Plan of Conservation and Development and the regulations is to allow agriculture in town, there must be flexibility to adapt and allow farms the ability to attract people and create business.
In response to questions about lighting, it was noted the applicant proposes string lights and smaller table lights. But if additional lighting is needed for people to travel to/from the tent for larger events, a lighting plan must be submitted for review and approval by staff. It was also agreed that temporary bathrooms located by the tent should be installed just prior to an event and removed immediately after.
The commission summarized the conditions, including the six from the staff review memo, revising the temporary bathrooms and adding four additional conditions, as discussed:
The tent may be used during regular business hours for educational tours, guests wanting to sit during apple picking, prayer/church groups, those looking to sit and consume an alcoholic beverage, and by other people who would normally be visiting the farm. There is no amplified music proposed with everyday use.
The tent may be used for up to six events per calendar year. Such events would be held after hours (after 5 p.m.) and would host 125 to 150 people. These events would include weddings, farm to table dinners, or catered events. Amplified music would end at 9 p.m.
Special occasions may be held during regular business hours with up to 75 guests. Such occasions include birthday parties, bridal showers, retirement parties and similar events. There is no amplified music proposed with special occasions.
Parking would be located in the existing parking lot, with overflow parking proposed adjacent to the tent, as shown on the layout plan presented by the applicant.
With the exception of string lights and smaller table lights, no additional lighting is proposed.
The tent must be located within 500 feet of restroom facilities. The applicant also proposes to use temporary bathrooms adjacent to the tent. Such bathrooms are to be installed just prior to the event and removed immediately after.
A parking management plan must be submitted to and approved by the Director of Community Development by May 1, 2020.
A tree planting/landscaping plan to screen the tent from view from Strawberry Fields must be submitted to and approved by the Director of Community Development and implemented by July 1, 2020.
If additional lighting is required for the six events beyond what was presented by the applicant, a lighting plan must be submitted to and approved by the Director of Community Development.
The tent may remain on the property for up to 180 days per calendar year.
Margaret Chapple suggested imposing a one-year time limit for this Special Permit request.
On A Motion by Eric Myers, seconded by Eric Lukingbeal, the commission moved to approve a modification to a Special Permit for an existing farm store under Zoning Regulations Section 8.15.17 to allow special events for property located at 29 Bushy Hill Road, File Z-10-19, with the ten conditions as outlined during the meeting.
On A Motion by Margaret Chapple, seconded by James Sansone, the Commission voted (3-4-0) to amend the motion to limit the special permit to one year. Paula Johnson, Eric Lukingbeal, Eric Myers, and Brennan Sheahan opposed. Amendment failed.
On A Motion by Eric Myers, seconded by Eric Lukingbeal, the commission voted (7-0-0) to approve a modification to a Special Permit for an existing farm store under Zoning Regulations Section 8.15.17 to allow special events for property located at 29 Bushy Hill Road, File Z-10-19, with the 10 conditions as outlined during the meeting.
Respectfully submitted, Patricia Tappenden