April 9, 2024
Present: Eric Lukingbeal, Paula Johnson, Mark Lockwood, Eric Myers, Robert Lavitt, Brennan Sheahan, Steven Muller, Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Application seeking a Site Plan Modification and Special Permit for three storage structures, outdoor commercial activity/display, and other site improvements located at 563 Salmon Brook Street
Jan Kahn, applicant, and owner of New England Pine Timber Company discussed the application and answered questions. Kenyon reported on her April 8 site visit when she took decibel readings of the sawmill. Readings were in the low 40s at the rear of the property and increased to the mid-50s when the machine was running but not processing wood. The commission visited the site later that day and had concerns, including the parking layout. Kahn said the trailers parked in front of the building will be moved to the rear. Commissioners questioned the compatibility of the proposed use and outdoor activities with the surrounding area and business zone. Kahn said he would like to construct a large building at the back of the property in the future so that all milling could be conducted indoors.
Lukingbeal said he feels the applicant is trying to shoehorn an industrial operation onto a commercial site. Meyers said that saw milling may be a reasonable accessory use to the operation but questioned how to best limit on-site processing and log storage. Kenyon said that saw milling will have to be considered an accessory use to the business for the commission to consider conditions pertaining to it.
Public Comment
Jeff Salinardi, 17 East Street, said the commission is trying to work with the applicant to allow a use that is inappropriate for the site. He said the proposed activities are industrial in nature, and the condition of the property has only declined.
Brittany Ashmore, 20 Sawmill Road, expressed concern over the number of logs stored on-site and questioned the functionality of the berm, including the wood chips that comprise it.
Paul Bleimeyer, 18 Sawmill Road, asked for clarification of the berm’s purpose and how it would be constructed.
The commission deliberated at length regarding the suitability of the property for Kahn’s proposed outdoor milling, and log storage. It was noted that the site is out of compliance and has taken on industrial characteristics within the Business Zone. Deliberation was continued to the next regular meeting on April 23
Application seeking a Special Permit for two wall-mounted signs that exceed the maximum square footage, for property located at 280 Salmon Brook Street
Applicant representative Cherie Thompson of Fast Signs was present via Zoom to discuss the application. The proposal includes installing two, non-illuminated signs mounted to the existing stone wall in front of the Station 280 apartment complex. Both signs are 32.5 square feet with a black background with white text, constructed of an aluminum composite material. The signs will be placed at the northern and southern entrances. Kenyon indicated that the existing unfinished wall will be stained in the coming months; the exact date of this work is unknown.
Public Comment
Theresa Spak, 274 Salmon Brook Street, questioned when the decorative wall would be complete and what colors would be utilized. Kenyon replied that she will provide a rendering of the final product at the next meeting.
The commission voted (7-0-1) to approve the application seeking a Special Permit for two wall-mounted signs that exceed the maximum square footage, for property located at 280 Salmon Brook Street.
Application seeking a Zone Change from Center Edge (CE) to Commercial Center (COCE) for properties located at 254 and 256 Salmon Brook Street
Property owner and applicant John Pagliaro and land surveyor Brian Denno were present to discuss the application. The owner purchased the properties in August 2023 and is seeking a zone change to allow for mixed residential and commercial uses. The property to the east is located within the COCE zone, while the property to the south is in the CE zone.
The applicant provided an overview of other historic properties in the area, detailing their current uses. He stated the existing structures on the subject property will remain and refurbished internally and externally. The applicant would like to convert the existing, detached garage into a professional office space for a speech pathologist on the first floor and an open loft apartment on the second floor. The second floor currently has ingress and egress through a rear stairway.
The existing house will maintain a residential use with the intent to establish three, two-bedroom apartments, each roughly 1,200 square feet in size. The print shop at 256 Salmon Brook Street would be converted to a retail food/beverage shop, and the applicant is collaborating with a potential tenant. Pagliaro presented a preliminary parking plan designed by Denno based on the proposed uses, which consists of 18 parking spaces. It was noted that this application is for a zone change only; any future use may require Special Permit approval and/or site plan approval. It was also stated that the commission can’t place conditions on a zone change.
Public Comment
John Morgan, 221 Salmon Brook Street, stated concerns over potential increased traffic and how vehicles would enter/exit the site. He noted that no new rental properties have been established within the historic district since he moved to town many years ago and expressed concerns over historic preservation.
Kate Bogli, 198R Salmon Brook Street, spoke in favor of the zone change.
Kara Marshall, 45 Bushy Hill Road, spoke in favor of the zone change and stated that the proposed uses preserve the historic structures and streetscape, while providing affordable apartments and mixed-use opportunities.
William Ross, 239 Salmon Brook Street, feels that Granby does not need more apartments and stated concerns over the potential for increased traffic, lack of property maintenance, zone creep, proposed parking, future ownership and development, etc.
Margaret Lareau, 17R Reed Hill Road, stated that the property owner should utilize a use that is allowed within the existing zone and that she does not have much faith in the Special Permit process.
Ken Kuhl, 80 Silkey Road, spoke in favor of the application and the applicant’s character. He noted that re-purposing the property and permitting mixed-use will allow for the restoration and protection of the existing structures.
Todd Vibert, 102 Hungary Road, requested clarification regarding the zone change process, questioned whether a property could have two different zones, and expressed concerns regarding the maintenance of historic character.
Ellen Thomson, 250 Salmon Brook Street, has mixed feelings regarding the application and expressed concerns over commercial expansion within the historical overlay district. She supports the need for more affordable housing in town but addressed the need for historical preservation.
Anna Sogliuzzo, 15 Old Orchard Road, spoke in favor of the application and is excited to see the property restored and utilized in a more suitable manner.
Pagliaro reiterated for the record that he has no intention of demolishing the existing structures and is supportive of the Salmon Brook Historical Society, as well as maintaining the character of Granby center. Denno stated that three existing curb cuts would be reduced by one during the site plan approval process. Conversations with the abutting neighbor are considering interconnectivity with 9-11 Hartford Avenue.
Kenyon submitted a memo outlining the various uses currently permitted within the existing zone and the proposed zone, which was reviewed by the applicant and commission. She indicated that residents have approached the board of selectmen regarding the establishment of a local historic commission; however, no further action has been taken. An overview of the historic overlay zone was provided and it was reiterated that no protections are currently in place in the regulations to prevent demolition.
Lukingbeal questioned the anticipated completion date of the Granby Center Study Committee. Myers replied at least one year and stated the committee cannot amend the regulations so proposed changes would have to be presented to the Planning and Zoning Commission for consideration. Myers spoke in favor of the zone change as it would help the property thrive by allowing flexibility, and other commissioners agreed. He also noted the applicant provided examples of other properties within the historical overlay zone that are utilized in ways other than as single-family homes, and still maintain historic characteristics. Lavitt spoke against the proposed change due to concerns over the property’s future and that it was zoned CE for a reason. The idea of establishing a split zone on the property was discussed as well. Deliberation was continued to the next regular meeting.
April 23, 2024
Present: Eric Lukingbeal, Paula Johnson, Mark Lockwood, Eric Myers, Brennan Sheahan, Christine Chinni, and Robert Lavitt, Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Application seeking a Special Permit modification for a small engine repair service with outside storage and display, for property located at 371 North Granby Road
The Applicant and part property owner John Pagliaro is seeking permission to expand the existing outdoor storage area to the rear of the building, create a new 16’ x 10’ storage area to the side of the building, and create a 20’ x 30’ display/sale area in front of the building. The commission approved the original 35’ x 50’ outdoor storage area in 2021 for a small engine repair business. The applicant wants to expand said area to 70’ x 50’. A detailed memorandum written by town staff outlined the current state of the property, including non-compliance issues and review of an application recently approved by the IWWC.
The commission expressed concern and frustration with the current state of the property. The business has been non-compliant for well over a year and the tenant has made no effort to clean up the property and achieve compliance. Lockwood stated that the commission supports small businesses; however, the current situation is not the intent of the original approval. Pagliaro indicated that he has requested compliance from the tenant numerous times but is unsuccessful. Lukingbeal indicated there is no reason to approve such a request based on a pattern of non-compliance, and the other commissioners agreed.
Public Comment
Robert Lindeyer, 367 North Granby Road, expressed concern regarding proximity of the equipment storage to the watercourse, impact on property values, lack of screening from abutting property owners, and the overall unsightly nature of the property.
David Roman, 10 Stonehedge Way, noted his disappointment with the current state of the property and said it is an unsuitable location for the business. He questioned the tenant’s disregard for compliance and indicated that more items arrive daily.
Pagliaro acknowledged the concerns of the commission.
The commission voted (7-0-0) to deny without prejudice the application seeking a Special Permit modification under Zoning Regulations Section 3.5.4.3. for property located at 371 North Granby Road.
Application seeking a Site Plan modification for a pre-fabricated shed, for property located at 18 Hartford Avenue, COCE Zone
Applicant and part business owner Peter Taylor was present to discuss the application. He and his partner recently opened a new restaurant, The Bear’s Den, in the space formerly occupied by Four Dads Pub. They would like to place a 16’x12’ pre-fabricated shed on the property for dry good storage only. The former restaurant used an adjacent building; however, this option is not ideal or safe. The shed would be situated north of the existing patio and be set back from the parking spaces, in line with the existing patio/pergola. The distance between the side property line and the edge of pavement is 33 feet with a required side yard setback of 10 feet, and the shed shall be positioned 3–5 feet off the parking lot curb.
The commission voted (7-0-0) to approve an application for a pre-fabricated shed, for property located at 18 Hartford Avenue. The setback of the shed to be placed with distance between the shed and the parking lot estimated to be between 3 to 5 feet, has to be determined and approved by staff.
Application seeking a Site Plan Modification and Special Permit for three storage structures, outdoor commercial activity/display, and other site improvements for a property located at 563 Salmon Brook Street
The commission deliberated the application and discussed staff’s April 18 memorandum, which outlined draft conditions of approval. Johnson stated that outdoor milling is not an appropriate use for the site and Lukingbeal requested clarification regarding the type of material to be used for the stockade fencing. Kenyon indicated that the applicant would be given a timeframe to achieve compliance if the permit were granted, and that the commission could revoke, modify, issue a cease and desist, or implement fines if the property does not achieve compliance.
The Commission voted (6-0-0) to approve an application seeking a Site Plan Modification and Special Permit for three storage structures, outdoor commercial activity/display, and other site improvements for a property located at 563 Salmon Brook Street. For details, go to granby-ct.gov/Agenda_Center and select the meeting minutes under Planning & Zoning Commission.
Application seeking a Zone Change from Center Edge (CE) to Commercial Center (COCE) for properties located at 254 and 256 Salmon Brook Street.
Johnson stated that a text amendment might be more appropriate for the proposed use of the property. Under the right criteria, the existing structure could be divided into multiple units without being owner-occupied. Lavitt noted concerns with the application; however, he stated that re-zoning 256 Salmon Brook Street would be appropriate. Lockwood expressed support for the proposed uses but is unsure how to achieve the applicant’s goals. Sheahan indicated the need to prevent zone creep and businesses popping up in residential areas. Myers stated his support of the zone change and the need to allow flexibility to preserve historic structures. The commission discussed the option of re-zoning 256 Salmon Brook Street and recommended the applicant proceed with a text amendment for 254 Salmon Brook Street.
The commission voted (6-0-0) to approve an application seeking a Zone Change from Center Edge (CE) to Commercial Center (COCE) for property located at 256 Salmon Brook Street.
The Commission voted (5-1-0) to deny without prejudice an application seeking a Zone Change from Center Edge (CE) to Commercial Center (COCE) for property located at 254 Salmon Brook Street.
Staff Report and Correspondence
Kenyon provided renderings of the wall in front of the Station 280 apartment complex. According to the developer, the wall should be stained at the end of April or beginning of May, and discussion is underway regarding the possibility of adding a wall cap.