February 9, 2021
Present: Margaret Chapple, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Brennan Sheahan. Alternates Paula Johnson and Matthew Peters and Director of Community Development Abigail Kenyon.
Several residents raised an objection to an application that will be the subject of a public hearing at a future meeting. Chapple explained the commission will not be receiving comments and the opportunity for public comment is during the public hearing for the application.
Kristin Herzog, 69 Cider Mill Heights, addressed the commission. Herzog stated the Town of Granby is a third-party beneficiary to the Cider Mill Heights restrictive covenants declaration and, as such, has the ability to enforce violations of the covenants.
Receive applications and set public hearings
Application seeking a Special Permit under Zoning Regulations Section 8.20 for a 1 lot FRD re-subdivision for property located at 555 Cider Barrel Way (f/k/a 508, 510, 511, 512 Cider Barrel Way). File P-2-21.
The above application is scheduled for public hearing on March 9.
Discuss Alternative Energy and Utility Zoning Regulations
A draft for the alternative energy systems regulation was distributed for commission review prior to the meeting. Addressing the commission, Kenyon stated the purpose of alternative energy systems regulation is to promote the use of wind, solar and geothermal and to regulate the construction and operation of these systems, setting reasonable conditions to protect the environment, public health, safety and welfare.
Kenyon reviewed the draft regulation in detail. It is proposed that roof- and wall-mounted systems are permitted by right as an accessory use in any zoning district subject to conditions. Similar to roof- and wall- mount, residential ground-mounted systems would be permitted by right as an accessory use in any zoning district provided conditions are met. If a system does not comply with the criteria, a Special Permit would be required. Non-residential ground-mounted systems would require site plan approval and Special Permit approval would be needed if certain conditions were not met. Other ground-mounted solar energy systems, which are systems that would be the primary use on a property, would require Special Permit approval.
In addition to the solar regulations, a draft for a geothermal regulation was presented for review. It is proposed geothermal energy systems are permitted by right as an accessory use in any zone. The commission discussed changes pertaining to impact on neighboring properties, decommissioning the systems, and suggested the tightening of some language pertaining to accessory uses.
Kenyon reviewed proposed changes to the existing Zoning Regulations Section 8.25, Utility Uses, stating several cross-references had to be corrected. Kenyon will prepare a wind regulation draft for the next meeting.
Kristin Herzog, 69 Cider Mill Heights, addressed the commission. Supplementing her earlier comment, she referred the commission to the Town of Granby Land Record Volume 352, page 542.
On A Motion by Lukingbeal, seconded by Chinni, the commission voted (7-0-0) to adjourn the meeting.
February 23, 2021
Present: Mark Lockwood, Margaret Chapple, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Brennan Sheahan, alternates Paula Johnson and Matthew Peters, Director of Community Development Abigail Kenyon,
Two and 3 Murtha’s Way, Ridgewood Development: Discuss possible change from 50 single-family homes to 19 single-family homes and 28 two-family homes (75-units total).
Lockwood stated this is an informal discussion and an application has not been received.
Kenyon addressed the commission. In 2017 the commission approved a Special Permit and site plan for 130 apartment units and 50 single-family homes on property now known as 2 and 3 Murtha’s Way. The new property owner, Krown Point Capital, would like to modify this approval and is proposing to construct 19 single-family homes and 28 two-family homes. This would create 75 units and 47 structures total.
Reggie Kronstadt of Krown Point Capital addressed the commission. He explained they propose to construct housing that will fill an unmet need in Granby and provide an option for people wishing to downsize. He explained Krown Point Capital will have staff on site to manage the facility long-term.
Mark Arigoni and Tom Daly from SLR Consulting were present. Arigoni showed the commission the approved site plan and compared it to what they are proposing. He noted 51 structures were originally approved, including 50 single family homes and a clubhouse. They are proposing to reduce the number of structures to 47, which will create more open space. The two-family units do not change the footprint of the structures that were previously approved. He added the vegetation clearing limits, infrastructure and storm water management system would be the same as previously approved.
Commission members noted the following items should be considered if an application is submitted: parking, traffic, estimated number of children, impact on neighboring properties, landscaping, and recreational opportunities if the clubhouse is eliminated.
Lockwood suggested SLR Consulting review the 2017 public hearings.
Discussion of Alternative Energy and Utility Zoning Regulations
The commission reviewed the draft for an alternative energy regulation that addresses solar, geothermal and wind. It was the consensus of the commission that residential ground mount solar should comply with all required setbacks and a reduced setback should not be allowed for systems less than 200 square feet in area. It was also decided that a Special Permit be required for all non-residential ground mount solar systems, instead of allowing them by site-plan approval, only if specific conditions are met. Kenyon will make the changes that will be presented at a future meeting.
Kenyon then reviewed the draft for a wind regulation in detail. A wind energy facility requires Special Permit approval in all zones and must be located on a site where the building/use on that property will consume the energy produced by the facility. It was discussed if on-site wind energy facility setbacks with a variance process is a good idea for consistency. The commission asked about State Statutes pertaining to ridgeline protection and location of wind turbines. Kenyon will look into this in more detail and report at the next meeting.
Patricia Tappenden, Recording Secretary