July 8, 2025
Members present: Eric Lukingbeal, Christine Chinni, Mark Lockwood, Eric Myers, Robert Lavitt, Meg Jabaily, Brennan Sheahan. Absent: Steve Muller, Paula Johnson. Also present: Director of Community Development Abigail Kenyon and Land Use Coordinator Renee Deltenre.
Application seeking a 7-lot subdivision, Breezy Meadow, for property located at 188 Day Street, R30 and R50 Zones.
Professional Engineer Christian Alford of Alford Associates, Inc., represented the applicant, who is proposing a seven-lot, single-family home subdivision at 188 Day Street, on 15.63 acres. The property consists of two zones (R50 and R30) and has 965 feet of frontage on Day Street and 545 feet of frontage on North Granby Road. Soil testing has been completed, indicating that the sandy/gravel soils are suitable for on-site septic systems.
Wetlands are located at the southwestern corner (wetland #1) and northeastern corner (wetland #2) of the property, and to satisfy the open space requirement, 3.55 acres on the eastern side of the property are shown to be open space. Wetland #1 consists of 0.43 acres and consists of a 150-foot-long watercourse that enters the property from the west and Wetland #2 consists of 0.09 acres and is located within the proposed open space parcel. Due to the location of mapped wetlands along the frontage of lots 6 and 7, the driveway serving said lots is shown to be constructed on lot 5.
As part of the IWWC approval received on May 22, a conservation restriction area has been established to protect the existing wetlands at the southwest corner of the property. The applicant is seeking a waiver of Subdivision Regulations Section 3.1.4.1.5, to allow a reduction of the required visual streetscape buffer to 30’ on lots 1–4 and 20’ on lot 3 where it has frontage on Day Street. Lots 5–6 have the conservation restriction that allows for a greater buffer. Kenyon asked the commission to consider the proposed streetscape buffer, and the applicability of the conditions outlined within the regulations.
Lockwood expressed concerns regarding the layout of the subdivision, focusing on the proposed driveway access and configuration on lot 5, including a shared driveway, and potential conflicts. Lukingbeal discussed the lack of screening along Day Street and requested that the applicant submit a planting plan. Chinni questioned why the feedback received at the informal meeting last November was not considered prior to submission of the application.
Public Comment
Dana Warren, 10 Day Street South, expressed concerns regarding the proposed number of lots and stated that access to the open space parcel should be accessible to the public and not located on a state highway.
The commission recommends that the orientation of the lots be reconsidered in order to address concerns on lot 5, a planting plan be submitted, and more specificity be given regarding the request for a reduction of the visual streetscape buffer.
The public hearing was continued to the next regular meeting.
Application seeking to renew a Special Permit under Zoning Regulations Section 9 for earth excavation for properties located at 67/87/95B Notch Road, R50 Zone.
Hal Pierce, with Land Surveyor Brian Denno, is seeking to renew an existing earth excavation permit that was originally approved by the commission in 2021 for the removal of 700,000 yards of material from the three properties, and then renewed in 2023. Since the last renewal, one of the houses, a barn and a silage bin have been demolished and 86,400 yards of material removed, for a total of 237,800 yards removed to date. Phase Two is underway. The applicant is requesting two modifications from the original approval to include preserving the house closest to Notch Road, and grading changes in the area adjacent to Notch Road that would benefit future farming activities. Even with the proposed modifications, the total amount of material to be removed remains the same at 700,000 yards. Kenyon indicated that the town engineer’s comments have been addressed.
There was no public comment. The commission approved with conditions.
Application seeking a Special Permit under Zoning Regulations Sections 8.3 and 8.16 for a restaurant serving alcoholic beverages for property located at 9 Bank Street, Unit H, COCE Zone.
Applicants/business owners Julien Tessier and Chris Peregrin, owners of Julien’s Farm Store located on Barn Door Hills Road, are looking to establish a second location in order to expand and ease the burden on the existing location. The proposed unit consists of 4,000 square feet and would be renovated to include a dining area, counter service in the front, kitchen and prep kitchen with an office and cooler/freezer to the rear. The restaurant would offer freshly baked goods, a grab-and-go section for soups, salads, etc. and host a weekly pizza night, during which alcohol would be offered. There is adequate parking available, and the restaurant would utilize the existing designated trash disposal area/system. The hours of operation requested are 7 a.m. to 7 p.m., Tuesday through Sunday; however, the commission discussed expanding the hours to 6 a.m. to 11 p.m., seven days a week in order to provide greater flexibility.
There was no public comment. The commission approved with conditions.
July 22, 2025
Members present: Eric Lukingbeal, Steve Muller, Paula Johnson, Eric Myers, Robert Lavitt, Meg Jabaily, Brennan Sheahan. Absent: Mark Lockwood, Christine Chinni. Also present: Director of Community Development Abigail Kenyon.
Seating of Alternates: Johnson and Jabaily were seated for Lockwood and Chinni.
Application seeking a 7-lot subdivision, Breezy Meadow, for property located at 188 Day Street, R30 and R50 Zones.
The above application was continued from the July 8 meeting. [Editor’s note: please see above.] Changes have been made to the plans. The shared driveway for lots six and seven has been moved so it is only on lot six. MacNaughton noted that a driveway easement has been submitted and anyone buying lots six and seven would understand the provisions associated with purchasing a property with a shared driveway. He said that a planted buffer has been added to screen the house on lot six from the shared driveway. Regarding the open space, it was noted that there would be no roadway to access it, and the open space would serve as a buffer for the neighbor.
MacNaughton stated that the stormwater runoff has been addressed in the overall drainage plan and a rain garden would accommodate runoff from the house and roof leaders. There would be no increase in peak flow off site. MacNaughton stated that three trees have been added to the front yards to comply with the regulations. He also reviewed the proposed streetscape buffer along Day Street and discussed the wetland area and associated plantings. He reviewed the conditions that allow the commission to consider a reduction in the streetscape buffer depth, noting that there is already a buffer in some areas and the proposed landscaping would enhance the buffer area.
It was stated that the town engineer had issued comments, and all comments have been addressed on the revised plans.
The commission discussed the application. Johnson and Muller noted for the record that they reviewed the recording from the previous meeting. The commission stated that the concern with the shared driveway has been addressed and the side lot lines comply with the regulations. The Commission discussed the streetscape and proposed landscaping at length, including the depth of the buffer, existing invasive species in the area, and proposed plantings. It was noted that the buffer should be expanded, and additional plantings proposed for the area.
Public Comment
Dana Warren, 10 Day Street South, expressed concerns regarding the slopes and questioned the calculation; questioned the developable area calculation; commented on the trees; stated perpendicular lot lines can be achieved if there are fewer lots; and commented on the driveway curb cuts along the state route.
Susan Courtemanche, 184 Day Street, asked about a water study and if the property could support seven new wells.
The commission asked the applicant to look at the depth of the streetscape buffer along Day Street; consider other plantings; and in general, enhance the proposed streetscape buffer.
The public hearing will be continued to the Sept. 9 meeting.