March 26, 2025
Members present: Mark Fiorentino, Meg Jabaily, Abby Kenyon, Eric Myers, John Oates, Martin Schwager.
Also present: Jonathan Martin and Suzanne Goldberg, BFJ Planners
BFJ Update
Status of Work/Timeline
Martin noted BFJ is currently in Phase IV (developing preliminary concepts). The public workshop is scheduled for May 15 with the expectation that the plan will be complete in early June.
Goldberg noted they took some concepts and goals from the 2016 Plan of Conservation and Development, the Affordable Housing Plan and information obtained through public outreach, (i.e. walkability, environmental sustainability, business connectivity) to help with the plan and design concepts.
Martin reviewed the proposed circulation network for pedestrians and vehicles, which included expanding the parking lot behind The Bears Den; a proposed sidewalk/pathway behind the Frontier building coming out behind Citgo; options for parking at the Bank Street/Hartford Avenue parcel; and a greenspace and mixed-use development.
Oates asked why a parking lot would be enlarged but not connect to Merchants Way. Additional parking is needed at the post office and CVS and connecting sidewalks from a parking area would be beneficial.
Schwager felt walkways behind buildings will create a challenge as that is where businesses tend to keep their dumpsters, storage, etc.
Martin said there is a lot of interest in the property along Bank Street, which could be a parking lot with a buffer between the homes to the east, a linear park or small mixed-use development.
Fiorentino noted the plan needs to work for those who need zoning approvals. Also, he believes the plot on Bank Street is too small for development. He feels areas along the edges, especially those that abut residential areas, should have some stronger zoning restraints.
Jabaily said there should be some information regarding car circulation and parking, i.e., what times are the busiest, how much traffic, etc. Martin stated that would fall under an engineering report if needed.
Discussion of Zoning Ideas
Martin noted one of the three zones had been discussed: The Granby Center Zone with some expanded uses. He discussed permitted uses, special permit uses and reviewed some recommended zoning changes in the Center Area Zone.
Option I: Granby Center and slightly different regulations for bulk center. This would provide three separate zones and provides the option for smaller lots and the ability to control the area with a slight adjustment in bulk regulations.
Option II: Slight adjustment in some of the front yards and side yards would remain the same.
Schwager inquired if the town hall complex could be included in the center zone, which may allow for the creation of only two zones. Myers had hoped for a plan with one zone that would include the edge, the commons, and the center. Fiorentino noted single family uses under permitted uses should be eliminated so as not to create conflict; gas stations should not be allowed as they do not fit with walking and dining areas and suggested “bulk standards” where one district can have special use permits in different areas.
Kenyon noted Option II is preferred as it is easier and simpler to administer.
Jabaily stated she is in favor of easier access and buffering existing neighborhoods. Schwager believes if the center area is broadened outward, it will compromise the core and there will be a cost to the original goal.
Fiorentino is supportive of being creative with parking but leery of relaxing parking standards within multifamily uses.
Response to Previous Discussion and Comments
Kenyon replied to some comments/questions she has heard from members of the public and some committee members.
Frontier Building Access: This was formerly state property that was turned over to the town when Park Place was terminated and the dead end was created.
Utilities: There is mapping of the sewer that is owned by the town. The town also has maps of Salmon Brook Water. Mapping is available on the town website under the Affordable Housing Plan. A study of the sewer system (i.e., gallons per day, anticipated flow moving forward) done by Tighe and Bond, is posted online as part of the Board of Selectmen Meeting packet. In regard to build-out based on square footage, she stated it is standard to look at bedroom count as opposed to square footage regarding sewer usage. Once completed, this information will be submitted to WPCA.
26 Hartford Avenue [corner of Bank St.]: There was a question inquiring if this piece was acquired at the time of the Geissler’s site development. There is nothing on the land records to indicate the property was encumbered and there are no storm water features tying Geissler’s to 26 Hartford Avenue.
Public Session
Bob Flannigan, Woodcliff Drive, said the town does not own the center properties, and he questioned why a multifamily building would be constructed next to a historical building. He also expressed some environmental concerns, i.e., sewer usage and runoff, dumpsite behind Station 280. He would like to know why the sewer usage number increased so much and expressed concern about sewage runoff into the Farmington River from the Simsbury sewer plant.
John Morgan, Salmon Brook Street, said he was in attendance on behalf of the Salmon Brook Historical Society and noted broadening the center area would disperse the economic activity. He believes parking regulations are tough and the developer/owner should provide parking. The historic zone needs protection and it cannot be protected by allowing more uses into it.
Terry Hahn, 6 Allen Place, would like to see sidewalks through parking lots and not behind buildings. She suggested more labels on the drawings in public presentations and questioned who would own a parking lot at 26 Hartford Avenue and who would monitor it. She felt the statistics regarding the number of children in rental units should not come from New Jersey numbers and Goman + York supplies better statistics. Viable open space should be added, not just green space and there is no reason for units with three and four bedrooms in the core. The height of 45 ft buildings next to single residential homes is overwhelming. No change in charts should be clarified. There should be a reduction in parking for second floors. Market studies mixed use is based on neighborhood and survey comments. She feels it should be an unbiased look on current economics. She would like to see viable open space and impervious surface added instead of building coverage.
Michael Fusick, Northwoods Road, inquired where the design stems from and what is driving mixed use housing. The workshops revealed the public is interested in walkability, inclusive design, environmental sustainability and beautification. With Station 280 and The Grand, he doesn’t understand the idea of more mixed-use housing. He is concerned the sewer capacity will be consumed and concerned about the subsequent cost of replacing the pump station. Zoning changes will make the town vulnerable to more developers who will utilize these changes and create dense development. The area will be further congested and less attractive. He feels this process should be taken slowly.