October 11, 2022
Present: Mark Lockwood, Matthew Peters, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, and Alternate Paula Johnson. Also: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Absent: Brennan Sheahan
Johnson was seated for Sheahan.
CGS Section 8-24 Referral
Holcomb Farm conservation easement, right of first refusal, lease and land use agreement. Lukingbeal and Johnson recused themselves.
Town Manager Erica Robertson discussed the proposal and answered questions the commission had. She explained there is no conservation easement in place at Holcomb Farm and while it may be unlikely, the property could be used for other purposes in the future. The Town has been collaborating with the Granby Land Trust and Friends of Holcomb Farm in attempts to preserve the property. The conservation easement would prohibit the development and subdivision of the protected property while allowing all current activities to continue.
A portion of the property, known as the excluded property on the maps, which are the areas along Simsbury Road that are actively farmed and used as the main campus facilities, would not be subject to the easement. In exchange for the conservation easement to the Granby Land Trust, the Town would accept $500,000 from the Land Trust to support the farm’s operation, maintenance and capital expenses. It was noted the excluded property also includes a 1.5-acre area on the east side of Simsbury Road.
The Granby Land Trust would be given right of first refusal in the event the Town wishes to sell this property. The Town would also enter a 15-year renewable lease and land use agreement with the Friends, who would be primarily responsible for operating, improving and maintaining the farm. The Friends would continue to lease the farmhouse to the farm manager. It was noted this proposal is consistent with the Plan of Conservation and Development goals to preserve farmland and to protect wildlife habitat and corridors.
The commission, pursuant to the provisions of Section 8-24 of the General Statutes of Connecticut, voted (5-0-0) to recommend approval of the Holcomb Farm conservation easement, right of first refusal, lease and land use agreement, including lease of the farmhouse.
Lukingbeal and Johnson were re-seated at 7:22 p.m.
Granby Center Study and Scope Process
At the joint Board of Selectmen and Planning and Zoning Commission meeting, it was agreed the Town should pursue a study of Granby Center. The Planning and Zoning Commission was charged with creating a process to scope the study.
Kenyon provided a memorandum to the commission that outlined three options. The commission discussed the various options at length, including the need for staff input, as well as public participation. After further discussion, it was agreed that town staff will prepare a draft scope for consideration before both the Planning and Zoning Commission and Development Commission, after which the Planning and Zoning Commission would hold a public session to gather public input. The draft scope would then be referred to the Board of Selectmen.
Staff Report and Correspondence
Kenyon informed the commission that residents in the Copper Brook Development hired an arborist to evaluate the health of trees that could pose a risk to nearby homes. The arborist recommended removal of one tree that is located within a conservation easement. Permission was granted to remove the tree.
Commissioner Reports and Correspondence
Lockwood questioned the stockpiling of material from the State DOT project in the center of town. Kenyon explained that the material may be used elsewhere in the project limits or if it is not needed, will be removed from site once soil testing has been completed, which is standard practice.
Respectfully submitted,
Renee Deltenre, Land Use Coordinator
October 25, 2022
Present: Mark Lockwood, Matthew Peters, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, and Brennan Sheahan. Also: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Public Hearings
Application seeking a Special Permit under Zoning Regulations Section 8.28 for a residential landscape business and Section 8.1.3.4 for a garage in excess of 1,000 square feet for property located at 86 Granville Road, R2A Zone. File Z-14-22.
Applicant and property owner Matt Olson is seeking a special permit to operate a landscaping business from his home and construct a 50’x40’x24’ garage to store landscaping equipment including three trucks, three trailers, a Bobcat and excavator. It was stated the equipment usually moves from job site to job site and therefore would not be on the property most of the time. Proposed hours of operation are Monday through Friday, 7:30 a.m. to 5:30 p.m. with occasional hours on Saturday. Two other individuals would be employed, and their cars parked on-site during the day.
Olson stated there would be no fuel storage or material stockpiled on-site and vehicles would be parked in the proposed gravel parking area. Olson stated that there is an existing berm with mature white pines between his property and the neighboring property at 80 Granville Road. There is also a small section of mature hemlocks and wooden stockade fencing between his property and the neighboring property at 90 Granville Road.
Photos were provided showing existing conditions and Olson stated that he will provide additional landscaping or fencing if required to better screen the proposed garage. The proposed garage will have board and batten siding that will be painted red with white trim, a black asphalt roof, and no exterior lighting. Olson reviewed the requirements of Zoning Regulations Section 8.28 to demonstrate compliance and noted that the construction of the garage may not occur immediately. If this is the case, all landscaping equipment would be stored outside on the gravel/stone area and in the garage of the existing home.
Kenyon said that the applicant received approvals from the Inland Wetlands and Watercourses Commission and Zoning Board of Appeals for the proposed structure. Olson has addressed staff comments regarding screening with arborvitaes to the north and vendor deliveries.
Public Comment
Florence Bischoff, 76 Granville Road, expressed concerns regarding the potential impact of a commercial use within a residential zone, including noise, disruptions, character and property values.
Robert Barnoski, 80 Granville Road, stated that a commercial business would ruin the character of the area and devalue adjoining properties.
Jay (undisclosed last name and address) spoke in favor of the application.
Molly Sandman, 86 Granville Road, spoke in favor of the application and provided clarification regarding the equipment used for M. Olson’s landscaping business.
Attorney TJ Donahue of Killian and Donohue, LLC, located at 363 Main Street, Hartford, Conn. was present on behalf of his client, the Barnoski Family. Donahue provided two examples of permitted residential landscaping businesses in Granby and requested a denial of the application due to the potential impacts of a commercial use within a residential zone.
Bruce Unger, 188 Salmon Brook Street, spoke in favor of the application and discussed his residential landscaping business, which was permitted by the Planning and Zoning Commission many years ago.
The commission discussed the information presented and there was a consensus that the garage rendering and site plan submitted were lacking details. They discussed the potential for a site walk in order to better understand site conditions. The applicant agreed to an extension for the public hearing.
Application seeking a Site Plan Modification for the 235-unit, multi-family development located at 280 Salmon Brook Street, CC Zone. File Z-16-22.
Jon Vosburgh of Selective Development, LLC and Guy Hesketh of F.A. Hesketh and Associates, Inc. presented the application on behalf of the owner, Burkentine Builders. They provided an overview of the proposed site plan changes. It was explained due to a reconfiguration of the units (1-, 2-, and 3-bedroom units), the overall footprint of the buildings has been reduced along with the total number of bedrooms. In order to accommodate Americans with Disabilities Act (ADA) requirements, modifications have been made to various sidewalks, building entrances and garages. The revised plans also call for an enlarged pool, two new mail kiosks, an underground propane tank, replacing a carport with a garage, driveway modifications per the approved DOT Encroachment Permit, reduction in the number of parking spaces and increased green space. Hesketh stated that the site contractor recommended that the site be raised six inches, which does not impact the water quality basins or watersheds.
Vosburgh presented the proposed modifications to the elevations for buildings 1, 2 and 3. Changes include an additional enclosure for electrical panels and a telecom room, adjustments in door/window sizes and location, increase in the parapet wall height and placement of HVAC grills behind balcony railings. It was noted the elevations for buildings 4, 5, 6 and 7 are not yet prepared.
Public Comment
Toni Flanigan, 24 Woodcliff Drive, expressed concerns regarding emergency response vehicles, future ownership of the property, sewer capacity and maintenance of the property.
Theresa Spak, 274 Salmon Brook Street, had concerns regarding the elevation of the property and drainage and had questions regarding site lighting.
Robert Flanigan, 24 Woodcliff Drive, expressed concerns over sewer allocation. Lockwood reminded the public that all concerns regarding sewer shall be brought before the Water Pollution Control Authority (WPCA) for discussion.
Benjamin Perron, 25 Archie Lane, had procedural questions for the commission regarding site plan approvals and proposed modifications.
Robin Rittgers, 274 Salmon Brook Street, expressed concerns with site drainage, the lack of silt fence between the properties and tree removal.
Edward Ohannessian, 4 Tow Path Lane, had questions regarding unit count, taxes and the increase in greenspace.
Jay (undisclosed last name and address), stated his opposition to the building height due to potential impacts on assistance from emergency response vehicles. He also had procedural questions for the commission regarding site plan approvals and changes in ownership.
Todd Kennedy, 15 Allen Road, expressed concerns over sewer allocation and ownership.
Hesketh stated the overall height of the building is unchanged and only the height of the parapet wall has increased. Vosburgh reminded the commission that the buildings are fully sprinklered. Hesketh addressed concerns from the neighboring property owner at 274 Salmon Brook Street and is willing to meet her in the field to discuss the proposed plans and elevations. There is a 5,000 sq. ft. increase in greenspace overall, and Kenyon addressed comments pertaining to unit count and assessment by the Tax Collector. Vosburgh indicated that the architectural plans for buildings 4, 5, 6, and 7 will take around three to four months to produce.
The commission voted (7-0-0) to approve an application seeking a Site Plan Modification for the 235-unit, multi-family development located at 280 Salmon Brook Street, CC Zone, File Z-16-22, with the conditions that the plans be revised to specify the location, size and screening of the proposed underground propane tank and the applicant shall submit a Site Plan Modification for buildings 4, 5, 6, and 7 once plans have been finalized.
November 8, 2022
Present: Mark Lockwood, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Matthew Peters, Brennan Sheahan, and Alternate Paula Johnson (unseated). Also: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Public Hearings
Application seeking a Special Permit and site plan modification under Zoning Regulations Section 3.8.2.7 for the construction of a building for the storage of motor vehicles, for property located at 508 Salmon Brook Street, I Zone. File Z-17- 22.
Christian Alford of Alford Associates, Inc. and Richard Hall of Borghesi Building and Engineering Company, Inc. presented the application on behalf of the owner, Brian Guarco, who was also present. Guarco is looking to construct a 10,400 square foot car storage facility in the same location that was approved two years ago for outdoor storage but never utilized. The structure would house 30 vehicles, be serviced by a well and septic system, have 11 parking spaces on the north side of the building, and share an access drive with 500 and 514 Salmon Brook Street. The building would not be accessible to the general public, and customers would gain access by appointment only.
Alford provided an overview of stormwater management on-site, the proposed landscaping plan, a request for waiver regarding the sidewalk requirement on Salmon Brook Street and addressed staff comments. Kenyon stated that most of the drainage issues raised by the Town Engineer have been resolved and final plans will show the proper revisions. She also reiterated, per the Fire Marshal’s comment, that the proposed use is for storage only and not open to the public for assembly purposes. In response to other questions, Hall stated that there will be no outdoor storage and the building plan does not include a mezzanine at this time. Lukingbeal questioned the 20-foot conservation easement along Salmon Brook Street, in which Kenyon explained the history of the property and stated that any proposed work in said area must be approved by the commission.
Public Comment
Steve Olson, 5 West Lakeview Drive, expressed concerns regarding increased noise, traffic and lighting associated with the proposed structure and use. As the only abutting residential property, he would like to see the installation of additional landscape buffers and questioned whether or not the property owner will be hosting car shows inside.
Kenyon stated that any future proposed assembly use would need approval from the commission, as well as approvals from the Building Official and Fire Marshal. The commission and applicant discussed the proposed landscaping at length, as well as landscaping requirements associated with the self-storage facility.
The commission discussed the proposed storage facility and agreed that the proposed use is less intrusive than what was previously approved for that site. Lockwood stated that the removal of the white pines in the front of the property along Salmon Brook Street and their replacement with spruce trees will provide better screening, to which many commissioners agreed. Lukingbeal disagreed with the removal of the white pines stating there is no evidence said trees will die soon or cause harm. Myers would like to see the berm on the east/rear boundary of the property lengthened and enhanced to provide additional screening to the abutting residential property owner.
The commission voted (7-0-0) to approve the application, subject to the following conditions:
Applicant shall address and adhere to all nine staff comments detailed in the Nov. 3, 2022 memorandum from the Director of Community Development to the Planning and Zoning Commission. The Office of Community Development shall have the authority to confirm completion of these items;
Applicant shall provide a detailed lighting plan to staff for approval prior to installation of lighting;
Applicant is responsible for all payments made to the Town Engineer as outlined in item 9;
The request for waiver of sidewalk requirement is approved;
Applicant will fortify and lengthen the berm on the east/rear boundary of the property and will plant trees on top of the buffer to provide additional screening to abutting residential property owners in accordance with a plan to be submitted and approved by staff; and,
Applicant is permitted to remove select white pine trees in the conservation easement in exchange for a 1 for 1 replacement with species and size of spruce tree to be approved by staff.
Per the Fire Marshal, there is to be no assembly; building is for storage only.
Receive applications and schedule public hearings
Application seeking a Special Permit under Zoning Regulations Sections 3.5.2.2 and
8.21.4.8 for a 24-hour access gym in the aquifer protection overlay zone for property located at 7 Mill Pond Drive, C2 Zone. File Z-19-22.
The above application has been scheduled for a public hearing on Dec. 13.
Application seeking a Special Permit under Zoning Regulations Section 8.15.17.7.1 for a Farm Store for property located at 175 Barn Door Hills Road, R2A Zone. File Z-20-22.
The above application has been scheduled for a public hearing on Dec. 13.
November 12, 2022
Special Meeting — Site walk at 86 Granville Road
Present: Mark Lockwood, Jonathan Boardman, Christine Chinni, Eric Lukingbeal, Eric Myers, Matthew Peters, and Alternate Paula Johnson. Also: Director of Community Development Abigail Kenyon
Lockwood called the meeting to order, stating the commission will not be accepting any comments and discussion on the application during the site walk. It will be continued to the Nov. 22 regular meeting.
Review/Walk the Site
The applicant, Matt Olson of 86 Granville Road, showed the location of the proposed garage, pointing out the stakes which mark the corners of the structure. In response to questions, he pointed to the area where the landscape vehicles would park, where the wetlands were flagged on the property, and the location of the northern side property line. He also pointed to the existing pine trees in the area of the proposed garage that would be removed.
Respectfully submitted,
Abby Kenyon