Simsbury Wetlands Board Rejects Massive 689-Unit Housing/Mixed-Use Project

SIMSBURY, CT — The Simsbury Conservation Commission/Inland Wetlands and Watercourses Agency unanimously denied a wetlands permit for the proposed 689-unit Hartford South mixed-use development at 200 Hopmeadow St., concluding the project could have long-term adverse impacts on wetlands, vernal pools and wetland-dependent wildlife.

The commission voted 7-0 during a special meeting on Monday, July 13, to deny an application submitted by SL Simsbury LLC, after closing the public hearing on the proposal at its June 9 meeting.

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Commission chairperson Margery Winters presided over the virtual meeting. Commissioners Jason Levy, Joseph Campolieta, Jason Berman, Donald Eaton, and Charles Haldeman participated, while alternate Sue Brittell was seated for the meeting. Simsbury Planning Director George McGregor and Assistant Town Planner Brittany MacGilpin also attended.

In the motion to deny the application, commissioners found the proposal failed to satisfy multiple criteria in the town's wetlands regulations.

Among the commission's principal concerns were the project's potential impacts on five vernal pools identified on the property.

While the applicant outlined measures to protect the pools during construction, commissioners concluded there was insufficient evidence demonstrating their long-term health and ecological integrity would be preserved.

The commission noted the applicant's consultant, VHB, acknowledged the presence of the vernal pools in a biological assessment dated March 9.

Commissioners found the proposal did not follow recommendations contained in the study Best Development Practices—Conserving Pool-Breeding Amphibians in Residential and Commercial Developments in the Northeastern United States by Calhoun and Klemens, particularly recommendations to limit development within a 750-foot terrestrial habitat surrounding vernal pools.

Although much of that habitat lies outside the town's 100-foot upland review area, commissioners cited Connecticut General Statutes allowing consideration of activities outside regulated areas when they may affect wetlands and watercourses.

They concluded the proposed roads and parking areas within the critical habitat and approximately 100 feet from the vernal pools would likely have direct, long-term impacts on wetland soils and amphibian populations that rely on both the pools and surrounding habitat.

The commission also found the applicant had not adequately demonstrated that there were no feasible and prudent alternatives with less impact on wetlands.

Commissioners said alternative designs submitted by the developer did not sufficiently explore modifications that could further reduce disturbance within the upland review area.

Commissioners pointed to the proposal's 1,035 parking spaces serving 689 residential units, finding that runoff containing oil, gasoline, road salt, and other vehicle-related contaminants would likely adversely affect nearby wetlands and watercourses.

Portions of the proposed roadway network would also be located within the regulated 100-foot review area.

The commission further noted that earlier concepts presented to the Simsbury Zoning Commission proposed developments with 580 units and later 432 units.

Commissioners said the current 689-unit proposal—roughly a 60% increase over the previously reduced plan—demonstrated the developer had flexibility to reduce the project's scale and associated environmental impacts.

Finally, the commission determined that the site's environmental characteristics made the proposal unsuitable for development at the proposed scale.

Members cited the property's numerous wetlands, watercourses and vernal pools, including breeding habitat for wood frogs and fairy shrimp, concluding the project would likely harm environmentally significant resources.

Following the unanimous vote, the commission adjourned the meeting at 5:10 p.m.

The wetlands permit denial represents a significant setback for the proposed Hartford South redevelopment project.

At the June 9 public hearing, 17 members of the public spoke during the hearing, all expressing opposition to the proposal.

For the minutes of the July 13 Simsbury Conservation Commission/Inland Wetlands and Watercourses Agency, click on this link.

For the minutes of the June 9 Simsbury Conservation Commission/Inland Wetlands and Watercourses Agency, click on this link.

From May 18: 'Hearing To Resume On Massive Simsbury Housing Development'

From March 25: 'Massive Housing Project To Go Before Simsbury Wetlands Board'