March 9, 2021
Present: Mark Lockwood, Margaret Chapple, Jonathan Boardman, Christine Chinni, Eric Myers, Brennan Sheahan. Also present: alternates Paula Johnson and Matthew Peters and Director of Community Development Abigail Kenyon,
Seating of Alternates
Paula Johnson was seated for Eric Lukingbeal.
Public Session
Stephanie and Brendan Boyd, 43 Cider Mill Heights, asked why an application for Cider Barrel Way was postponed.
Public Hearing
Application seeking approval of a one-lot re-subdivision to create two building lots for property located at 33 Moose Horn Road, R2A Zone. File P-1-21.
The applicant has withdrawn this application.
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 public hearing is postponed to March 23, 2021.
In response to a question raised during public session, Kenyon said the applicant asked for a postponement to the public hearing until the Conservation Commission has reviewed the application.
Discuss Alternative Energy and Utility Zoning Regulations
Kenyon presented modifications to the draft regulation for residential ground-mounted solar energy systems. Changes include: the system shall not be located within any required front, side or rear yard setback. Removes the provision allowing a system under 200 square feet to be located within 10 feet of a side or rear property line.
Answering a question, Kenyon said there is no requirement that the system be set back a distance equal to its longest linear dimension. The commission discussed a balance between landowner rights, the Special Permit process and physical impact of surrounding properties.
After much discussion, the following changes were suggested. The maximum size allowed is 600 square feet, anything larger would require a Special Permit approval. The system must also be set back a distance equal to its longest linear dimension and that a condition minimizing glare be added. The commission reviewed a change to non-residential ground-mounted solar that all such applications would require Special Permit approval.
Kenyon answered commission questions raised at the last meeting regarding on-site wind energy facilities. She said the Siting Council regulates anything over one megawatt of production.
In response to a question about ridgeline protection, Connecticut General Statues Chapter 124 allows a municipality to adopt a ridgeline protection area. If the commission were to adopt a ridgeline protection regulation, it would apply to any structure within that designated area. She added the Plan of Conservation and Development includes a recommendation to study the issue in more detail. It was agreed possible ridgeline protection regulations should be discussed later. In terms of the on-site wind facility, the commission agreed wind turbine height should be limited to 80 feet.
Kenyon will make the changes and present a final draft for the next meeting. The regulation will then be referred to CRCOG and the commission can then schedule a Public Hearing.
Staff Report and Correspondence
Last spring the commission approved construction of a bank building at 12 East Granby Road. Building plans have been submitted and site work is expected to begin soon.
Commissioner Reports and Correspondence
Lockwood noted Executive Orders for restaurants and changes to capacity restrictions are due to expire in April. He referred to Chapple for any additional information. Chapple added current legislative discussions would determine if extensions or modifications are necessary. Additional information would be available in the next few weeks.
March 23, 2021
Present: Mark Lockwood, Margaret Chapple, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Brennan Sheahan. Also present: alternates Paula Johnson and Matthew Peters and Director of Community Development Abigail Kenyon,
Public Session
Roy Champagne, 115 Silkey Road, Granby, addressed the commission. He filed a complaint with the Community Development Department. Kenyon acknowledged receipt of the complaint.
Public Hearing
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.
This application is withdrawn.
Receive applications and set public hearings
Application seeking a Special Permit under Zoning Regulations Section 3.12.1 for a mixed-use building to add one residential unit for property located at 25 Hartford Avenue, COCE Zone. File Z-3-21.
Application seeking a modification to a Special Permit under Zoning Regulations Section 8.16.10 to expand outdoor dining for property located at 9 Bank Street, La Figata, COCE Zone. File Z-4-21.
Application seeking a modification to a Special Permit under Zoning Regulations Section 8.16.10 to expand outdoor dining for property located at 17R East Granby Road, At the Barn, COCE Zone. File Z-5-21.
The above applications are scheduled for Public Hearing on April 13.
Discuss Alternative Energy and Utility Zoning Regulations
Following feedback from the commission, Kenyon presented modifications to the proposed regulation. Boardman expressed a concern with residential ground-mounted solar systems, stating these systems should require a Special Permit and not be allowed by right. The commission discussed at length the balance between supporting and encouraging alternative energy and infringements of neighbors’ rights and property owner rights. Final modifications to these regulations include— residential ground-mounted solar energy systems may be allowed by Special Permit in any zone; these systems shall not exceed one-half the footprint of the principal building, and they shall not cause undue glare. The commission agreed to these changes. There were no additional comments.
Kenyon then reviewed changes to setback requirements for non-residential ground-mounted solar, 8.29.1.4.4 and 8.29.1.4.5. There were no additional comments.
The regulation will be referred to the Capitol Region Council of Governments for review then it will be scheduled for a public hearing, at which time the public will have an opportunity to provide feedback.
On A Motion by Boardman, and seconded by Chapple, the commission voted (7-0-0) to approve sending this finalized draft of Alternative Energy and Utility Zoning Regulations to CRCOG.
Staff Report and Correspondence
Kenyon reported several applications submitted to the Inland Wetlands and Watercourses Commission will be presented to the commission in the near future.
Respectfully submitted,
Patricia Tappenden, Recording Secretary