March 8, 2022
Members present: Mark Lockwood, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers. Also present: Alternates Paula Johnson and Matthew Peters; Director of Community Development Abigail Kenyon
Seating of Alternates
Johnson was seated for Brennan Sheahan and Peters was seated for Margaret Chapple.
Public Hearings
Application seeking an amendment to Zoning Regulations Section 8.16.10 Outdoor Dining. File Z-1-22.
Currently outdoor dining requires Special Permit approval. Under the proposed regulation, outdoor dining would be subject to site plan approval and specific criteria that would have to be met. The commission reviewed the new language. It was noted the proposed regulation would comply with the new state standards and is also consistent with the Plan of Conservation and Development’s vision that the Town Center become a more vibrant commercial and mixed-use area with an increased number of restaurants, many of which offer outside seating.
Kenyon stated existing restaurants with Special Permit approval for outdoor dining will not be impacted by the new regulation. It will only apply to them if they want to expand or change their outdoor seating area. Outdoor entertainment will still require Special Permit approval. The commission discussed the decibel level permitted for outdoor music. This will be discussed further at a future meeting. The hearing was open for public comment, no comments received. The commission voted unanimously to approve the application as proposed.
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.
Robert Kersten, property owner, presented the application. The property is in the R50 Zone and is 1.51 acres. The applicant proposes to install a ground mount solar array that would measure 60 feet by 4.17 feet to provide energy for his home. The solar array would be located between the house and the side property line to the north, within four feet of the property line. The array would also extend about 30 feet beyond the front plane of the house into the front yard. It was noted the Zoning Board of Appeals granted a variance at their meeting in January 2022 for the proximity to the property line and the projection into the front yard.
The commission discussed the setback from property lines, distance from structures on neighboring properties, placement related to vegetation or other screening, solar orientation, and physical impact on surrounding properties. The hearing opened for public comments, no comments received. The commission voted unanimously to approve the application as proposed.
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.
Mary-Jo Toczydlowski, property owner, explained she would like to demolish the existing barn and replace it with a 2,400 square foot barn in the same location. The barn would be about 64 feet from the street. Due to its proposed distance to the street line and its size, Special Permit approval is required. The barn will be a natural stain with black trim and is designed to be consistent with the other structures on the property. There will also be an overhang constructed over one of the doors. A new rendering was presented. The public hearing opened for public comments, no comments received. The commission voted unanimously to approve with the following condition: the revised plan will show an overhang over the door of the barn as presented to the commission.
Receive applications and schedule public hearings
Application seeking a site plan and Special Permit under Zoning Regulations Sections 3.5.4.3 and 8.21.4 for a commercial building and outdoor storage for landscaping materials in the Aquifer Protection Overlay Zone for property located at 18 Mill Pond Drive, C2 Zone.
The above application has been scheduled for public hearing on April 12.
Informal Discussion: 8 East Granby Road, Possible Site Development:
Guy Hesketh, PE with FA Hesketh and Associates, presented a possible site development at 8 East Granby Road. The property is in the Center Commons Zone on the corner of East Granby Road and Hungary Road and is 1.6 acres. The property also falls within the Historic Overlay Zone. Hesketh explained his client would like to construct 36 workforce apartments on the property, consisting of 12 studios, six one-bedroom, and 18 two-bedroom units. A three-story building would be constructed, and the existing house would be converted into a gathering space or clubhouse.
The primary entrance/exit would be on Hungary Road. Several modifications to the Zoning Regulations would be needed: currently five acres is needed for a multi-family use and the property is 1.6 acres; up to 15 units/acre density is permitted and they would be looking for 23 units/acre; and the minimum square footage for apartment units would have to be changed. It was noted new state requirements for allowable unit sizes were adopted, therefore the unit sizes outlined in the Zoning Regulations must be changed to comply. In addition to changes to the Zoning Regulations, several other modifications or reductions would be needed, including a reduced front yard setback and reduced side yard setback for parking.
The commission noted several concerns with the proposal including the increase in density, impact on traffic and circulation in the area, and the design of the building. It was noted this proposal may be premature as the commission has identified Granby Center as an area to study further. While the commission had some concerns, it was stated an increase in housing options is needed.
Strategic Plan and Commission Goals
The following three goals were reviewed by the commission: 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; promote additional commercial and industrial opportunities where appropriate and in a manner that fulfills Granby’s Ten-Year Vision; and develop and implement policies and practices that ensure streets are safe for all users. The commission voted unanimously to submit these goals to the Board of Selectmen.
Changes to the Accessory Apartment Zoning Regulation
The commission reviewed proposed changes to the accessory apartment regulation following its last meeting. Changes include clarifying only one unit may be rented; Special Permit approval is required for a detached accessory apartment; all new construction shall be designed in a residential style and shall blend with the existing home and surrounding structures; the apartment shall not exceed 40 percent of the gross floor area of the home; and the definition was modified to clarify an accessory apartment can be either attached or detached. The commission voted unanimously to refer the proposed regulation to CRCOG.
As the commission will be considering a modification to the accessory apartment regulation, the members voted unanimously to opt out of the state provision pertaining to accessory apartments.
The commission also voted unanimously to opt out of the state provision pertaining to parking requirements as discussed at their last meeting.
Public hearings will be held at later dates.
Affordable Housing Plan Committee
Kenyon said the Affordable Housing Plan Committee is holding a public comment session of the draft plan at its meeting on March 24. The draft plan is posted on the Town website. The plan will then be forwarded to the Board of Selectmen.
Respectfully submitted,
Cindy Pendleton, Recording Secretary
April 12, 2022
Members present: Mark Lockwood, Jonathan Boardman, Margaret Chapple, Christine Chinni, Eric Lukingbeal, Eric Myers, Brennan Sheahan. Alternate: Matthew Peters; Director of Community Development Abigail Kenyon
Public comment regarding Cannabis Establishments
Lockwood stated the purpose of the public comment session is to hear from residents what direction they would like the commission to take regarding cannabis establishments. He explained there is currently a moratorium in place until August to give the commission time to study the issue in more detail. He outlined three possible options: prohibit the use, extend the moratorium or develop regulations for the use.
Public comment opened
Herb Hulbert, 168 Hungary Road, asked what the advantages would be to permit cannabis establishments in Granby. It was noted towns can collect 3 percent sales tax.
Written communication was received from the following: Beth Carroll, 10 Quail Lane, is only in favor if doing so provides a net gain to the town’s revenue; she would like more information; Judith Conero, suggests a prohibition but recommends the issue be revisited in two to three years after assessing the impact on other towns; Eileen Longhi and Lance Bushey, 18 West Lakeview Drive, are opposed to the use; David Petrisky, 87 Hartford Avenue, Ruth van Wijk, 398 Salmon Brook Street, Matthew Hamer and Gaylien Chun, and Dan Wolfe are all in favor of the use.
There were no further comments.
Public Hearings
Application seeking a site plan and Special Permit under Zoning Regulations Sections 3.5.4.3 and 8.21.4 for a commercial building and outdoor storage for landscaping materials in the Aquifer Protection Overlay Zone for property located at 18 Mill Pond Drive, C2 Zone. File Z-4-22.
Commission member Sheahan was recused, Peters was seated.
Robert Schechinger, Jr. ASLA, representing the property owner Steven Briggs, said the property owner proposes to construct a 4,800 square foot building. The building will have three 600-square foot retail spaces in the front and a 3,000 sqft storage space to the rear. This area will be used primarily to store work vehicles and lawn/garden tools inventory. There will be oil and lubricant stored on site that will be used for equipment vehicle maintenance. All other maintenance and repairs will be done off site. One retail space will be used for the lawn and garden store. The other two spaces will be leased to tenants.
A driveway is proposed on the west side of the site. The front parking area will have 15 parking spaces and an additional 11 parking spaces will be in the rear. Two material storage bins and a dumpster enclosure will be in the rear. The storage bins will have topsoil and mulch and will be uncovered.
Per staff comments, lighting has been reworked to minimize light trespass onto the adjacent properties. The site plan shows a vinyl fence and arborvitae barrier to screen the rear storage area and dumpsters from the adjacent apartments. Additional landscaping is proposed along the eastern side and in the front of the proposed building. Drainage information has been provided to the Town Engineer. Test pits were dug on the site and the infiltration rate is much higher than was originally estimated. As for the building, the roof will be a charcoal color, siding will be grey and the trim will be forest green. A freestanding illuminated directory sign is proposed. It was noted this signage will require commission approval because the panels are larger than what is allowed under the regulations and illumination is proposed. No wall signs are proposed.
Public comment opened
John Morrone, 15 Maple Hill Road, asked about the noise level, hours of operation, and suggested that a 10-foot fence be installed as a better method of screening.
Sue Okie, Horses & Hounds, commented that Briggs sells wood in the winter and noted wood storage is not shown on the plan. She is also concerned with the overflow of materials beyond the storage area shown on the site plan and with the overall site aesthetics.
The commission asked the applicant to address the aquifer protection regulations in more detail and the use of the other two retail spaces.
Schechinger noted there will be a spill prevention program in place. There will be absorbent cloths on site to absorb any spills, a container for discarded cloths, and other measures outlined on the plan. It was noted there are no floor drains in the building. No pesticides or chemicals will be stored on the site and vehicle repairs will be conducted off-site.
Briggs, 161 Notch Road, in response to questions, stated the other retail spaces could be used for office space or a barber shop. Hours of operation for his business would be from 7 a.m. to 4:30 or 5 p.m. He added equipment would not be started until 8 a.m. There will be no wood sales onsite and all materials stored outside will be contained within the two bins as shown on the site plan.
Kenyon stated Special Permit approval may be needed for the other two retail spaces depending on the proposed use. She also noted revised plans have been received but staff has not yet had an opportunity to review them. It was recommended the public hearing remain open. The public hearing shall remain open and resume on May 10.
Peters stepped down and Sheahan was re-seated.
Receive applications and schedule public hearings
Application seeking to opt out of the parking requirements as outlined in Public Act No. 21-29. File Z- 5-22.
Application seeking to opt out of the accessory apartment requirements as outlined in Public Act No. 21-29. File Z-6-22.
Application seeking an amendment to Zoning Regulations Sections 1.4 and 8.5 Accessory Apartments to allow attached apartments as of right and detached apartments by Special Permit. File Z-7-22.
Application seeking a site plan modification and a Special Permit under Zoning Regulations Sections 8.6.13 and 8.6.14 for a bocce court/patio area and illuminated freestanding sign and sign that exceeds the allowable size for property located at 2 and 3 Murtha’s Way, The Grand, T1 and PDM Zones. File Z-8-22.
The above applications are scheduled for public hearing on April 26.
Consideration of above applications, where the commission has concluded the public hearing
The commission resumed discussion of cannabis establishments. It was decided steps should be taken to draft regulations pertaining to the use. Staff will research the use in more detail and will provide information to the commission, which may decide to extend the moratorium to allow time to draft regulations.
Staff Report and Correspondence
Kenyon reported construction on the duplexes at Murtha’s Way continue. She also wanted the commission to be aware that equipment and material staged at 280 Salmon Brook Street is for the Department of Transportation Granby Center intersection project.
Respectfully submitted,
Trish Tappenden, Interim Recording Secretary