Farmington PZC Rejects Controversial Housing Development Plan

FARMINGTON, CT — The Farmington Plan and Zoning Commission unanimously rejected a proposed 237-unit residential development along Farmington Avenue after a nearly five-hour public hearing.

The marathon hearing last week drew widespread opposition from residents and concerns from commissioners over density, traffic, environmental impacts and consistency with the town's planning documents.

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The commission voted 6-0 on July 13 to deny all four applications submitted by National Land Holdings LLC for The Enclave at Farmington, including amendments to the town's Plan of Conservation and Development (POCD), zoning regulations, a zone change and a master development plan for properties at 1179 Farmington Ave., a portion of 2 Bridgewater Road and 3 Bridgewater Road.

Developer proposed three neighborhoods

Attorney Robert Reeve of Scully, Nicksa & Reeve, representing the applicant, said the project would address housing demand while providing several public benefits, including completing the connection between Bridgewater Road and Central Way, extending a multi-use trail, preserving a 100-foot vegetated buffer along the Farmington River and ending construction storage and earth excavation activities at 1179 Farmington Ave.

Tom LaSalle of Crown Equities said the development team had worked on the proposal for more than four years and designed a mix of housing intended for seniors, first-time buyers, downsizing homeowners and other residents.

Project engineer Tom Daly of SLR Consulting outlined a plan featuring three residential neighborhoods:

• Neighborhood A with 30 townhomes near Farmington Avenue.
• Neighborhood B with 128 townhomes, a clubhouse, pool, sports courts and playground.
• Neighborhood C with 79 single-family homes on the peninsula portion of the property.

Daly said updated Federal Emergency Management Agency (FEMA) flood maps scheduled to take effect before Nov. 13 would place none of the proposed development within the 100-year floodplain.

Traffic consultant Dave Sullivan said a traffic study concluded nearby intersections would continue operating at an acceptable operational condition with average control delays of 35 to 55 seconds per vehicle.

Meanwhile, Consultant Don Poland estimated the project would generate approximately $1.6 million in annual net municipal revenue and add about 100 school-aged children, with roughly half expected to be new to the district.

PZC questions density, traffic and zoning changes

Commissioners raised numerous concerns before and after public testimony.

Commissioner Josh Davidson said he supports expanding housing opportunities, but questioned why existing planning documents needed to change.

He also expressed concerns about school enrollment, traffic, visitor parking and the project's overall density, concluding he did not believe it was "the right plan for this location as presented this evening."

Commissioner Peter Zarella questioned how the proposal satisfied the district's mixed-use requirements and sought additional information about housing density and bedroom limits.

Commissioner Christopher Fagan said she was not in favor of the proposal as presented.

Commissioner Rob Ingvertsen questioned the traffic projections and confirmed the proposed roadway extensions would become public roads maintained by the town.

Commissioner Taylor Pogson argued the proposal conflicted with both the POCD and zoning regulations, saying Farmington's housing needs relate more to affordability than overall supply.

He also cited concerns about flood risks, wetlands, protected species and impacts to the Farmington River corridor.

Reeve responded that FEMA mapping showed flooding was not a concern for the site.

Public hearing draws strong opposition

Beginning around 10 p.m., the commission heard comments from more than two dozen residents.

All but one speaker opposed the project.

Jeff Apuzzo of Crosswood Road spoke in favor, while the remaining speakers opposed the application.

Farmington Town Planner Shannon Rutherford also entered into the record 71 pieces of written correspondence, representing both support and opposition.

Farmington Town Council PZC Liaison Bruce Polsky also entered into the record the Farmington Town Council's negative referral on the proposal.

Commission cites multiple reasons for denial

During deliberations, commissioners said Farmington needs additional housing but concluded the proposal was not appropriate for the site.

Among the concerns cited were:

• Excessive residential density.
• Traffic congestion along Route 4.
• Proximity to the Farmington River and protection of wetlands.
• Lack of a true mixed-use component.
• Proposed changes to the POCD and zoning regulations.
• Potential impacts on schools.
• Limited public access to the river and pond.
• The absence of affordable housing.
• Building design, parking and community layout.

Following deliberations, the commission unanimously denied the requested POCD amendment, zoning text amendment, zone change and master plan, with each motion failing on a 0-6 vote.

For the minutes of the July 13 Farmington Plan and Zoning Commission meeting, click on this link.