February 8, 2022
Present: Margaret Chapple, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, and Brennan Sheahan. Also present: alternates, Paula Johnson (via Zoom) and Matthew Peters; Director of Community Development Abigail Kenyon
Seating of Alternates
Peters was seated.
Public Session
A letter was received from a resident stating their disappointment regarding the removal of trees on Canton Road near the Stop & Shop.
Receive applications and schedule public hearing
Application seeking an amendment to Zoning Regulations Section 8.16.10 Outdoor Dining. File Z-1-22.
The above application is scheduled for public hearing on March 8.
Discuss Strategic Plan and Commission Goals
The commission discussed the Strategic Plan as requested by the Board of Selectmen. Members reviewed the Plan of Conservation and Development (POCD) as a starting point to determine if any of its tasks or goals could be pulled into the Strategic Plan. The commission noted a section of the POCD pertains to Granby Center. It was determined a focus on the Center may be appropriate given the planned improvements by the Department of Transportation. This could include issues such as housing, accessibility/walkability and mixed uses. The commission also discussed the Economic Development and Neighborhood and Commercial Transition Zones, noting updates to these regulations may be needed. The home occupation regulation was also noted as requiring updates. Given changes due to COVID and more people working from home, there may be a need to revise the regulation to ensure it reflects these changes. Abigail Kenyon will summarize these ideas for the next meeting for further discussion.
Discuss possible changes to the Accessory Apartment Zoning Regulation
As discussed at the commission’s Jan. 25 meeting, Public Act 21-29 establishes a provision that allows the construction of accessory apartments on all lots with a single-family home unless a municipality chooses to opt out by Jan. 1, 2023. In any town where the accessory apartment regulation conflicts with the new state requirement and who do not opt out by Jan. 1, 2023, the state provision will override any conflicting local requirement. The commission agreed it may be best to opt out of the state provision but take the opportunity to revise the current accessory apartment regulation.
Kenyon presented the proposed changes. Under the proposed regulation, accessory apartments that are attached to a single-family home would be allowed as-of-right while detached apartments would still require Special Permit approval. She noted for attached apartments, a provision was added stating no additional entrances shall be located on any wall plane facing any street. All other criteria from the current regulation remain the same. The commission agreed with this new condition but noted if the unit can’t be designed to have a side entrance, it should come before them for Special Permit approval.
The commission discussed the size of the apartment allowed, noting in some cases it may be appropriate to allow apartments larger than 1,200 square feet. They also stated there should be a provision in the regulation for exterior lights. As for detached apartments, the commission decided as these would still require Special Permit approval, the 2-acre minimum lot size required for a detached unit could be removed. The commission also discussed in detail the requirement that the property owner live on the premises. It was decided this language should be revised. Kenyon will present a revised regulation at the commission’s next meeting.
Staff Report and Correspondence
Kenyon reported work on the Affordable Housing Plan continues. It is expected a draft will be made available to the public for comment by March 10.
February 22, 2022 Special Meeting
Present: Mark Lockwood, Margaret Chapple, Jonathan Boardman, Eric Lukingbeal, Eric Myers, and Brennan Sheahan. Also present: Alternates, Paula Johnson and Matthew Peters; Director of Community Development Abigail Kenyon
Seating of Alternates
Johnson was seated for Christine Chinni.
Public Session
Robert Flanigan, 24 Woodcliff Drive, asked when the Affordable Housing Plan would be reviewed by the commission.
Receive Applications and set Public Hearings
Application seeking a Special Permit under Zoning Regulations Section 8.29.1.3 for a ground-mount solar array for property located at 121 Day Street, R50 Zone. File Z-2-22.
Application seeking a Special Permit under Zoning Regulations Section 8.1.3.3 for a barn in excess of 600 square feet within 100 feet of the street line for property located at 100 East Street, R30 Zone. File Z-3-22.
The above applications are scheduled for public hearing on March 8.
Discuss Strategic Plan and Commission Goals
At the commission’s previous meeting the Plan of Conservation and Development (POCD) was reviewed to determine if any items within the POCD could serve as a foundation for the commission goals for the Strategic Plan. Both Granby Center and changes to the ED, T1, and Home Occupation Regulations were discussed. Based on the preliminary discussion, the commission reviewed several possible goals. This first goal is “Pursue the enhancement of Granby Center through both streetscape and landscape improvements, additional residential opportunities, beautification of existing buildings, increased connectivity, and the promotion of a mix of uses” and the second goal is “Promote additional commercial and industrial opportunities where appropriate and in a manner that fulfills Granby’s Ten-Year Vision.” The commission also discussed goals surrounding transportation issues. A possible goal is “Develop and implement policies and practices that ensure streets are safe for all users.” The commission decided to discuss these three goals further at the next meeting. Abigail Kenyon will review the POCD and add relevant items to each goal for the commission’s consideration.
Discuss Possible Changes to the Accessory Apartment Zoning Regulation
In response to the discussion at the commission’s last meeting, A. Kenyon made several changes to the regulation. Changes include the following: only one unit shall be rented, and the other unit shall be occupied by the property owner; a provision was added that if an apartment is over 1,200 square feet, then Special Permit approval is needed; any proposed exterior lighting shall be shown on a plan for review and approval; and if an entrance shall face a street, then Special Permit approval is required. It was noted a definition for accessory apartment was also added to Section 1.4.
The commission reviewed the proposed changes and noted the following: it should be clear a detached apartment requires Special Permit approval; an attached accessory apartment can be no more than 40 percent of the gross floor area of the home instead of 30 percent; review the architectural criteria used when evaluating a Special Permit for an accessory apartment and revise this requirement; add reference to Section 8.2 Special Permit criteria; and clarify in the definition that an accessory apartment can be either attached or detached. Kenyon will revise the regulation and will present it at the commission’s March meeting.
Discuss Reduced Parking Requirements
Kenyon stated that Public Act 21-29 states zoning regulations shall not require more than one parking space for each studio or one-bedroom dwelling unit or more than two parking spaces for each dwelling unit with two or more bedrooms unless the municipality opts out. The current Zoning Regulations require 1.5 spaces for a one-bedroom unit and two spaces for two or more bedrooms. To comply with the Public Act, the regulations would have to be amended, otherwise the commission can vote to opt out.
The commission discussed the parking regulations, stating parking is needed in many developments due to the lack of transportation options in Granby. Therefore, it is the commission’s opinion it should keep the current regulation and vote to opt out. The commission will vote to opt out at a future meeting.
Discuss Recreational Cannabis Moratorium and Next Steps
Kenyon stated under the recreational cannabis legislation that went into effect July 1, 2021, a town may prohibit a cannabis establishment, establish restrictions regarding the hours and signage, or establish restrictions on the proximity of such establishments to schools or churches. Unless regulations are adopted or the use is prohibited, cannabis establishments must be approved in the same way similar uses would be approved. Therefore, if a retail establishment is allowed by right in a particular zone, so would a retail cannabis establishment. Based on population, Granby could have one micro-cultivator and one retail cannabis establishment. In August 2021, the commission voted to enact a moratorium on cannabis establishments. The moratorium expires at the end of August 2022.
The commission discussed the legislation and current moratorium. It was decided to hold a public session on the topic to get input from the public as to whether the use should be prohibited or allowed. The public session will be held at the commission’s meeting on April 12. The meeting will be in the Senior Center. It was noted that due to the room set-up it will be an in-person only meeting with no Zoom option. The commission requested that Kenyon get input from the Development Commission prior to the April meeting.
Staff Report and Correspondences
Kenyon reported the Affordable Housing Plan Committee finished its draft plan and it is now posted online for review. There will be an opportunity for public comment at the end of March. The committee plans to send the draft to the Board of Selectmen in April. She also noted work on the duplexes at Murtha’s Way continues.
Respectfully submitted,
Cindy Pendleton, Recording Secretary