September 8, 2020
Present: Mark Lockwood (Chair), Jonathan Boardman, Margaret Chapple, Christine Chinni, Paula Johnson, Eric Lukingbeal and Eric Myers. Also present: Abigail Kenyon, Director of Community Development
Call to Order
Mark Lockwood called the meeting to order at 7:01 p.m. Per Executive Order this meeting shall be held remotely. Commission members who speak shall introduce themselves each time they speak. Members of the public who wish to speak shall introduce themselves and state their address.
Seating of Alternates
Paula Johnson was seated for Brennan Sheahan
Minutes
On A Motion by Christine Chinni seconded by Eric Lukingbeal the commission voted (7-0-0) to approve the minutes of July 28.
Public Hearing
Application seeking a Special Permit under Zoning Regulations Section 3.5.4.3 for outdoor commercial activity to sell/store sheds with the existing garage use at 541 Salmon Brook Street in a C-2 Zone. File Z-14-20. (Postponed from July 28, 2020)
Applicant Dean Evans addressed the commission. He explained he would like to store and sell sheds from his business location at 541 Salmon Brook Street. The sheds are assembled out-of-state and transported to Connecticut. There will be about five sheds on display at any time for sale. He will offer delivery and setup service for the sheds. Answering commission questions, Evans noted a crane is not necessary for transporting the sheds or loading/unloading them off the truck. There is no internal lighting in the sheds. The sheds will be located to the side of the building and will not take up any required parking space. And advertising will be through the internet and social media. Paula Johnson recommends a permanent sign, not a sandwich board sign, be used if additional signage is needed and she suggests the applicant come back at a future date if changes to the sign are required that do not comply with the Zoning Regulations.
The applicant provided an overview of proposed landscaping along Fern Hollow Drive. The commission had no concern with the landscaping. In response to a commission question, the applicant said an existing shed would remain on site as it is used for office space.
The hearing was open to the public for comment. There was no public comment.
The public hearing closed at 7:13 p.m. The commission has 65 days to render its decision plus any extension as granted by Executive Order.
Application seeking a Special Permit and site plan approval under Zoning Regulations Section 3.8.2.11 for a self-storage facility and outdoor storage of trailers/campers for property located at 508 Salmon Brook Street. File Z-15-20.
Christian Alford, Alford Associates, and property owner Brian Guarco presented the application. Alford addressed the commission and explained the applicant seeks to construct a self-storage facility that will consist of three, one-story buildings and one parking area for the storage of campers and trailers.
The applicant proposes to revise the property line between 508 Salmon Brook Street and the abutting property at 514 Salmon Brook Street. Once the lot line is revised, 508 Salmon Brook Street will have just over five acres and 514 Salmon Brook Street will be reduced from six to four acres. An internal driveway will be constructed to provide access to the storage facility. It will extend from the existing private way north of the site to 500 Salmon Brook Street. No additional curb cut on Salmon Brook Street will be needed. The parking area will be located closer to Salmon Brook Street on the west side of the proposed internal driveway and will contain 20 over-sized parking spaces and will be surrounded by an opaque vinyl fence.
Alford explained customers will schedule an appointment to obtain access as the parking area will not be staffed. The applicant proposes to construct the parking area with millings, which will provide a suitable base for the proposed use. The self-storage facility will be constructed to the east of the proposed internal driveway and will be accessed with a key fob. The applicant proposes an opaque vinyl fence around the storage buildings, which is the same proposed for the parking area, however he would prefer to use a chain link fence. Commission members agreed a chain link fence was the better choice for security. Furthermore, since the buildings are not visible from Salmon Brook Street and the fence is internal to the property and it is not a perimeter fence, the chain link fence is permissible under the Zoning Regulations.
In response to a question from the commission, the applicant explained there is no additional on-site office proposed for the self-storage buildings as a current office in an existing nearby building will be used as office space. Three parking spaces are designated for the office to comply with the Zoning Regulations. Alford also noted some of the current landscaping will be removed and spruce trees will be planted on top of a berm to screen the parking area from view from Salmon Brook Street. Lukingbeal commented that Colorado blue spruces are dying and are not recommended. It was noted all vegetation must remain in a healthful state and replaced if needed in the future. Alford stated the current landscaping on the eastern side of the site provides the required buffer to the residential use to the east.
The applicant stated the self-storage buildings will have full cutoff, dark-sky compliant wall-pack lights that will be motion activated. There will be no other lighting on the site. The applicant also indicated there is no sidewalk planned for the site and the commission agreed a sidewalk was not needed in this location.
The proposed sign was reviewed. The existing freestanding sign on Salmon Brook Street will be modified by adding one panel for the self-storage facility, which will be the same size as the existing sign panels already in place.
Alford concluded the project is in the Industrial Zone, is not visible from street with no impact on the environment or neighbors and meets the criteria for the Special Permit. Kenyon added that the Town Engineer reviewed this application today and all comments have been addressed by the applicant.
The hearing was open to the public for comment. There was no public comment.
The Public Hearing closed at 7:51 PM. The commission has 65 days to render its decision plus any extension as granted by Executive Order.
Receive applications and set public hearings
Application seeking a Special Permit under Zoning Regulations Section 8.5 for a detached accessory apartment for property located at 51 Loomis Street. File Z-17-20.
Application seeking a Special Permit under Zoning Regulations Section 8.1.3.3 for a garage in excess of 600 square feet within 100 feet of the street line for property located at 230 Simsbury Road. File Z-18-20.
Application seeking a Special Permit under Zoning Regulations Sections 3.3.2.1 and 3.1.2.5 for a health care facility providing counseling and equine assisted therapy services for property located at 31 Wells Road. File Z-19-20.
The above applications are set for public hearing on Sept. 22.
Consideration of above applications, where the Commission has concluded the public hearing.
Application seeking a Special Permit under Zoning Regulations Section 3.5.4.3 for outdoor commercial activity to sell/store sheds with the existing garage use at 541 Salmon Brook Street in a C-2 Zone. File Z-14-20.
On A Motion by Eric Myers seconded by Johnson, the commission voted (7-0- 0) to approve an application seeking a Special Permit under Zoning Regulations Section 3.5.4.3 for outdoor commercial activity to sell/store sheds with the existing garage use at 541 Salmon Brook Street in a C-2 Zone, with the following condition: the applicant will maintain all plantings and replace as necessary.
Application seeking a Special Permit and site plan approval under Zoning Regulations Section3.8.2.11 for a self-storage facility and outdoor storage of trailers/campers for property located at 508 Salmon Brook Street. File Z-15-20.
Lockwood stated this facility supports residential uses and apartments in town and is also compatible with the surrounding area. It was noted the internal driveway will provide adequate access to the site.
On A Motion by Myers seconded by Chinni, the commission voted (7-0-0) to approve an application seeking a Special Permit and site plan approval under Zoning Regulations Section 3.8.2.11 for a self-storage facility and outdoor storage of trailers/campers for property located at 508 Salmon Brook Street with the following conditions: a chain link fence is permitted around the self-storage building portion of the facility; a panel may be added to the existing freestanding sign provided the panel is the same size as the existing panels; and the applicant will maintain all plantings and replace as necessary.
Appoint Director of Community Development to serve as Interim Zoning Enforcement Officer during vacancy of the Building Official and ZEO position.
On A Motion by Johnson seconded by Chapple the commission voted (7-0-0) to appoint Abigail Kenyon as Interim Zoning Enforcement Officer.
Staff Report and Correspondence
Kenyon noted the DOT Granby Center design project is moving forward and DOT is currently working with affected property owners to obtain easements where required.
Regarding 12 East Granby Road, Kenyon stated the mylars have been received. They will be reviewed and then filed on the land records.
She also noted the roundabout project will wrap up in the fall and truck apron will be paved so trucks will be able to maneuver through the area.
Kenyon answered a question regarding the 107 East Street offer from Agbotic. She stated the Board of Selectman is meeting about this topic tonight. She will provide an update at the next regularly scheduled Planning and Zoning on September 22, 2020.
Chinni applauded local restaurants for providing safe seating arrangements, take-out options and more amid the COVID-19 challenges.
Commissioner Reports and Correspondence
Lockwood spoke with Kenyon regarding the subcommittee appointed to review farm store regulations. Communication will be sent to those involved.
Lockwood asked the commission to reopen the last motion of a Special Permit and site plan approval under Zoning Regulations Section 3.8.2.11 for a self-storage facility and outdoor storage of trailers/campers for property located at 508 Salmon Brook Street, stating the motion should include a waiver for sidewalks.
On A Motion by Chinni seconded by Lukingbeal, the commission voted unanimously (7-0-0) to reopen and amend the motion of a self-storage facility and outdoor storage of trailers/campers for property located at 508 Salmon Brook Street to include waiving the requirement of a sidewalk along the frontage of all roads.
Adjournment
On A Motion by Lukingbeal seconded by Chinni,the commission voted (7-0-0) to adjourn the meeting.
The meeting was adjourned at 8:17 p.m.
September 22, 2020
Present: Margaret Chapple (Vice Chair), Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Brennan Sheahan and Matthew Peters, alternate. Also: Abigail Kenyon, Director of Community Development
Per Executive Order this meeting was held remotely. Commission members who spoke introduced themselves each time; members of the public who spoke introduced themselves and stated their address.
Margaret Chapple was acting chair in Mark Lockwood’s absence. Matthew Peters was seated.
Minutes
On A Motion by Erik Lukingbeal, seconded by Christine Chinni, the commission voted (5-0-2) to approve the minutes of Sept. 8. Brennan Sheahan and Peters abstained.
Public Hearing
Application seeking a Special Permit under Zoning Regulations Section 8.5 for a detached accessory apartment for property located at 51 Loomis Street. File Z-17-20
Lindsay Holcomb, 51 Loomis Street, addressed the commission, proposing to add an in-law apartment above an existing detached three-car garage. The apartment will be approximately 900 square feet and contain one bedroom, bathroom, living room and kitchen. There will be direct access to the outside via two decks, one in front and one to the rear of the building, with stairs leading from the decks to the ground. Holcomb stated there will be lighting on the front deck to illuminate the front door and landscape lighting, all lighting will match the existing home. It was also noted there are two parking spaces adjacent to the garage in addition to the three spaces in the garage and spaces near the home. The building will be vinyl sided. Holcomb noted paperwork has been submitted to the Farmington Valley Health District for the septic system. Abigail Kenyon stated the application complies with Section 8.5 detached accessory apartments.
The hearing was open to the public for comment. There was no public comment.
The public hearing closed at 7:11 p.m. The commission has 65 days to render its decision plus any extension as granted by Executive Order.
Application seeking a Special Permit under Zoning Regulations Section 8.1.3.3 for a garage in excess of 600 square feet within 100 feet of the street line for property located at 230 Simsbury Road. File Z- 18-20.
Applicant William Pascucci, 230 Simsbury Road, addressed the commission to propose construction of a 30’ by 24’, 720 square foot garage. The garage will be located approximately 84 feet from the street. Any structure over 600 square feet and within 100 feet of the road requires Special Permit approval. A civil engineer concluded the proposed location is the best location for the garage due to the property’s topography and the steep slope to the rear. Answering commission questions, Pascucci stated the lighting and exterior siding will match the existing house. Kenyon noted that the applicant has stated in his proposal the garage is for personal use only.
The hearing was open to the public for comment. P. Johnson of 289 Simsbury Road supports this application. There was no further comment.
The public hearing closed at 7:17 p.m. The Commission has 65 days to render its decision plus any extension as granted by Executive Order.
Application seeking a Special Permit under Zoning Regulations Sections 3.3.2.1 and 3.1.2.5 for a health care facility providing counseling and equine assisted therapy services for property located at 31 Wells Road. File Z-19-20.
Applicant Steve Fydenkevez, 18 LaFountain Road, Suffield, addressed the commission to explain that North Shore Wellness Services seeks to operate a health care facility from 31 Wells Road. North Shore has fully licensed mental health professionals and has been in operation since 2004. It offers traditional counseling sessions, which would involve using the existing office space on the property and it also plans to offer equine therapy services in the existing horse arena. The business will run six days a week, Monday through Saturday, from 8 a.m. to 7 p.m. There will be seven staff members.
Victoria Manion Fleming, property owner of 31 Wells Road, addressed the commission. She explained her credentials and those who will be practicing at the facility. She noted they are contracted through the Veterans Association to offer trauma resolution services to veterans through both traditional and equine assisted therapy. Answering commission questions, she explained the equine therapy is very quiet and a non-invasive use. There is little to no riding involved. They use professionals who are highly qualified and work with trained horses. These horses have the temperament for this work. She noted this is a day program and equine assisted therapy will be provided to individuals or small groups of people; the maximum would be two groups of five people at any one time. There are no proposed changes to the site, any changes will be interior. The previous horse training/boarding facility-use had 10 required parking spaces. The applicant provided a parking layout to show the location of parking spaces. It was also noted existing lighting will be used, there are no plans for additional lighting.
The hearing was open to the public for comment.
Matthew Henebry, 30 Wells Road, addressed the commission and raised concerns of increased traffic and for the safety of the residential community as a whole asking if clientele are sex offenders or have violent tendencies. He stated this business should be in a commercial zone not a residential zone.
Answering Henebry’s concerns, Fleming said that in her years as a professional therapist, the clientele she and her team help do not pose a danger to either herself, her family or the surrounding community. She has not worked with sex offenders or those who are violent. She explained the clientele they serve seek help with anxiety, couples’ therapy, marriage and family therapy. In response to questions by the commission, she stated there will be a maximum of 16 horses on site. Sheahan asked if there are other therapy facilities in town in a non-commercial zone. Kenyon said there is a non-profit horse therapy use that was approved several years ago in a residential zone.
The public hearing closed at 7:38 p.m. The commission has 65 days to render its decision plus any extension as granted by Executive Order.
Receive applications and set public hearings
Application seeking to modify a Special Permit under Zoning Regulations Sections 8.6.13 and 8.6.14 for an illuminated freestanding sign for property at 116 Salmon Brook Street, C2 Zone. File Z-20-20.
Application seeking to modify a Special Permit for a FRD re-subdivision under Zoning Regulations Section 8.20 to change limits of approved tree clearing for property located at 33 Cider Mill Heights, R2A Zone. File Z-21-20
Application seeking a Special Permit under Zoning Regulations Sections 6.16.13 and 8.16.10 for an illuminated building sign, expansion of seasonal outdoor dining area and outdoor entertainment, for property located at 18R Hartford Avenue, COCE Zone. File Z-22-20.
Application seeking a Special Permit under Zoning Regulations Section 9 to excavate and remove earth materials for property located at 100 Wells Road, R30 Zone. File Z-23-20.
The above applications are set for public hearing on Oct. 13.
Consideration of above applications, where the Commission has concluded the public hearing
Application seeking a Special Permit under Zoning Regulations Section 8.5 for a detached accessory apartment for property located at 51 Loomis Street. File Z-17-20.
On A Motion by Eric Myers seconded by Chinni the commission voted (7-0-0) to approve an application seeking a Special Permit under Zoning Regulations Section 8.5 for a detached accessory apartment for property located at 51 Loomis Street. File Z-17-20.
Application seeking a Special Permit under Zoning Regulations Section 8.1.3.3 for a garage in excess of 600 square feet within 100 feet of the street line for property located at 230 Simsbury Road. File Z-18-20
On A Motion by Lukingbeal seconded by Jonathan Boardman the commission voted (7-0-0) to approve an application seeking a Special Permit under Zoning Regulations Section 8.1.3.3 for a garage in excess of 600 square feet within 100 feet of the street line for property located at 230 Simsbury Road. File Z- 18-20
Application seeking a Special Permit under Zoning Regulations Sections 3.3.2.1 and 3.1.2.5 for a health care facility providing counseling and equine assisted therapy services for property located at 31 Wells Road. File Z-19-20.
The commission discussed the concerns raised. Lukingbeal stated Wells Road is a highly traveled road and there has been little difference to traffic volume since the horse boarding ceased operations. The entrance to the property is north of the nearest neighbor and will not create a nuisance. The commission concluded there was adequate parking for the proposed use. They noted there will be no site changes to this property. It was also noted the boarding of horses is permitted by right in the zone.
Peters added the office is small and based on the number of employees and clients, will not create a traffic problem. If the applicant wishes to expand its practice in the future it would have to come back to the commission. The commission agreed the narrative submitted with the application covered their conditions.
On A Motion by Myers seconded by Boardman the commission voted (7-0-0) to approve an application seeking a Special Permit under Zoning Regulations Sections 3.3.2.1 and 3.1.2.5 for a health care facility providing counseling and equine assisted therapy services for property located at 31 Wells Road as proposed in the applicant’s narrative. File Z-19-20.
Expiration of Cider Mill Heights
Section IV
Abbey Kenyon reported the Cider Mill Heights subdivision Section IV approval is expired. This residential subdivision has exhausted the last extension allowed under State Statute. The town attorney provided a notification that is to be filed on the land records and the commission should make a motion for the Notice of Expiration of Subdivision Approval. She concluded the developer has indicated he is working with a potential purchaser of the undeveloped lots and may submit plans for approval in the future.
On A Motion by Lukingbeal seconded by Chinni the commission voted (7-0-0) to approve the Notice of Expiration of Subdivision Approval for Cider Mill Heights Section IV.
Staff Report and Correspondence
Kenyon reported the Board of Selectman will not take action on the proposal made by Agbotic for the property at 107 East Street.
Kenyon reported there have been state modifications to liquor permits; she will look into modifying current text accordingly for future use.
Answering a question, Kenyon stated there has been no movement with the commission to study the Farm Store Zoning Regulation.
Commissioner Reports and Correspondence
Myers raised a question regarding the property of 76 West Granby Road; he noticed the ‘for sale’ sign had been removed and surveyor stakes present. Kenyon reported she has not received any land use applications yet.
Chapple asked the status of the apartment complex approved by the commission on Salmon Brook Street. Kenyon replied the developer is not breaking ground this year and is looking at options to sell the property or find partners to help develop it.
Adjourn
On A Motion by Chinni seconded by Myers the commission voted (7-0-0) to adjourn the meeting at 8:06 p.m.
Respectfully submitted,
Patricia Tappenden, Recording Secretary