July 28, 2026
Members present: Eric Lukingbeal, Christine Chinni, Mark Lockwood, Eric Myers, Meg Jabaily, Steve Muller and Paula Johnson. Also present: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Johnson was seated for Brennan Sheahan and Jabaily was seated for Robert Lavitt.
Application seeking an amendment to Zoning Regulations Section 3.10 Neighborhood and Commercial Transition Zone (T1) to modify building, site, and buffer requirements for multi-family residential uses.
Ben Hale of Selective Development explained changes to application to include preserving the 150-foot buffer between Special Permit uses and single-family homes but clarifying that the buffer requirement is measured from the adjacent single-family zone and would include any road right-of-way. Changes also include the elimination of the proposal regarding the traffic study requirements. Hale provided an overview of the five text amendments, which are meant to collectively allow the construction of multi-family development in accordance with the existing PDM Zone criteria. The commission discussed the changes and questioned the inclusion of roads when establishing the required buffer. Staff provided the changes that were proposed to the T1 Zone by the Development Commission in 2023, as well as current setback requirements to abutting residential uses within other zones. There was no public comment.
Lockwood read out an excerpt from the current POCD that outlines the need to review the T1 Zone and update the regulations to allow for greater development opportunities. The current regulations are more than 20 years old and no longer functional. Commissioners discussed the proposed landscape buffer requirements, not liking the idea of including town roads, and agreed instead to reduce the required 150-foot landscaped buffer to 100 feet, which exceeds buffer requirements in other zones.
The commission approved the application with the following changes: All red-lined text changes outlined in the July 21 memorandum from the Director of Community Development to the Planning and Zoning Commission are hereby adopted, noting two modifications to Section 3.10.3.10 to reduce the 150-foot landscape buffer to 100 feet and the deletion of the last two sentences in the revised paragraph.
Application seeking an 8-lot re-subdivision for property located at 63 Harmony Hill Road; R30 Zone.
Professional Engineer Timothy Coon of J.R. Russo and Associates, LLC addressed the buffer requirements for abutting properties with an agricultural use and explained existing site conditions for the properties in question. Kenyon went through her staff comments, which also outlined items if the commission is inclined to approve the application.
Public Comment
Geoffrey Bayersdorfer, 4 Stardust Drive, questioned if an environmental study was performed and expressed concerns regarding traffic noting that a stop sign was removed years ago from Harmony Hill Road where it meets Stardust Drive. It was requested that the stop sign be re-installed.
Cathy Lundin, 49 Harmony Hill Road, also requested the re-installation of the stop sign and questioned the proposed lot configurations.
Michael Keenan, 42 Twilight Drive, expressed his concern regarding the development of more houses, and disagreed with the commission’s interpretation of Subdivision Regulations Sections 4.4.1 and 4.4.1.2 regarding the number of lots allowed on a dead-end road.
David Rooney, 70 Harmony Hill Road, questioned the ownership of the land, the sale process as the property was never publicly posted for sale and the affordability of the homes. Email correspondence was received from Mr. Rooney in advance of the meeting and documentation was provided in the commissioners’ meeting packet.
Jeanne Galloway, 3 Stardust Drive, questioned Farmington Valley Health District approval and expressed concerns regarding potential impact on the neighboring aquifer and pedestrian safety due to increased traffic.
Lockwood stated that traffic concerns may be directed to the Board of Selectmen, and the commission has no control over the sale process for private property. Coon stated for the record that an environmental study was performed, and no contamination was detected.
The commission approved the application subject to seven conditions. See full minutes on the town website for details, granby-ct.gov
Application seeking amendments to the Zoning Regulations regarding Transit Community Middle Housing, Mixed-Use Developments, and parking requirements for multi-family developments to comply with PA25-1; changes to require Special Permit approval for multi-family housing in the CC Zone; clarification of multi-family uses in other zones; electric vehicle charging station moved to new section; elimination of section regarding temporary and limited moratorium on cannabis establishments.
Kenyon provided an overview of the proposed changes in response to Public Act 25-1. This legislation requires the P&Z Commission to amend its zoning regulations to address middle housing. Said housing is classified as a residential development with two to nine housing units and a mixed-use development with residential and commercial uses. Per the legislation, this is to be allowed by summary review in commercial zones. Proposed amendments include updates to definitions, permitted uses versus special permit uses allowed within the COCE, CC, C2, ED and T1 Zones, and the new Section 8.30, Transit Community Middle Housing Development. The commission also identified other changes including clarification of requirements for a multi-family use with over 10 units, relocation of electric vehicle charging station requirements to a new section and removing the section about temporary and limited moratorium on cannabis.
Public Comment
Ellen Thompson, 250 Salmon Brook Street, requested clarification on the summary review process and if the architectural standards apply to commercial buildings, to which staff responded that the standards only apply to transit community housing and mixed-use developments.
The commission approved the application. POCD Draft
Kenyon provided a final draft for review at the last meeting. Commissioners listed a few minor edits, and Lukingbeal requested that consideration be given, where appropriate, to the adoption of a town wide street tree planting program. This was added to the draft. Commissioners agreed to refer the document to the Board of Selectmen and CRCOG, and set a public hearing date for Oct. 13 at 7 p.m.
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