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Canton commission closes hearing on proposed apartment project at 115 Albany

A commission vote will come at a future meeting

Posted sometime in the wee hours of June 6. Updated on June 7.


By John Fitts 

Staff Writer 

 

CANTON - The town's Planning and Zoning Commission on June 5 closed a public hearing on a proposed 100-unit apartment project at 115 Albany Turnpike along Lawton Road behind the CVS building. The commission, however, did not vote on the plan that evening and is expected to discuss the application - or deliberate - at its July 17 meeting and possibly vote that evening.

 

Apartments are a hot topic in town and early in the meeting, Commission chairman Michel Vogel noted some of the topics in the staff report from Neil Pade, the town’s director of planning and community development, including examinations of the economic benefits of multi-family projects. Vogel also pointed out that the commission must vote according to town and state regulations and cannot arbitrarily limit the number of apartments in town, although they are only allowed in certain areas under the town’s zoning.

 

The staff report from Neil Pade, the town’s director of planning and community development, also addresses that point, stating “Just like any other use, Zoning does not have the authority to determine what the proper number of something is. The Commission cannot determine the maximum number of restaurants or retail stores the community needs and set a cap for that number. It cannot set a cap on the number of single-family homes. State legislation specifically restricts municipalities from setting a cap on the number of multi-family homes. Securing property and proposing development is not inexpensive. Developers perform market analysis determining whether there is demand or if the market is saturated. At the same time the inventory of available land that can support such uses is limited and diminishing.”

 

For this project, Pennsylvania company A.R. Building is looking to develop 100 units in two, four-story buildings on the 4.35-acre parcel and is seeking the commission's approval on a Type 2 site plan and a special permit for earthwork and grading.  The commission votes on land-use applications, judging their conformity to town and state regulations.

 

In a matter that took four hours, the commission heard the proposal from A.R. and its team of professionals, as well as from several town residents, most of whom opposed the project.

 

According to the application, "The proposed project includes the construction of two four-story market rate multi-family residential apartment buildings. One building will contain 57 units, and one building will contain 43 units for a total of 100 units. Community amenities will be provided within each building, including a fitness center, and a proposed inground pool adjacent to the larger building. A total of 144 parking spaces are proposed. Additionally, sidewalks are proposed throughout the development and provide pedestrian access to adjacent uses and to the street and bike path."


The latest plan is for 64 one-bedroom units and 36 2-bedroom. Site disturbance would be about 3 acres and total impervious surface about 2.2 acres, according to the application

 

According to the development team, the proposed development is projected to generate approximately 37 trips in the a.m. peak hour (9 in/enter, 28 out/exit), approximately 39 trips in the p.m. peak hour (24 in/enter, 15 out/exit), and approximately 39 trips in the weekend peak hour (20 in/enter, 19 out/exit). As a comparison, the previously approved 15,750 SF of retail space was projected to generate approximately 37 trips in the a.m. peak hour (22 in/enter, 15 out/exit), approximately 104 trips in the PM peak hour (52 in/enter, 52 out/exit), and approximately 103 trips in the weekend peak hour (53 in/enter, 50 out).

 

As part of the application narrative Geoff Campbell, Principal at Rothschild Doyno Collaborative, notes the study of architecture character at nearby UConn Health and CVS, as well as Canton Gateway Office Park at 50 Albany Turnpike in Canton.  For Four-story character, the firm looked at The Valley House at 130 Main St. in Collinsville as well as buildings at 68 and 72 Main St. in Winsted, according to the application.

 

A letter to the commission stated, “These six precedent buildings present a varied range in design guidance for the project. The most immediate buildings, which are directed noted in the design standards are of a significantly different scale from the proposed project. The four-story precedent are remote from the site, and created at a time where detailing and construction methods very different from now.”

 

“That stated there are some clear features that begin to imply some clear direction for the apartment design. They are primarily tied together through simple roof forms, with a few cross-gable accents. Building facades are simple, rectilinear, and characterized by brick or horizontal siding, usually carrying to the upper stories, windows are typically double-hung and repetitive throughout the façade."

 

The letter also states that several techniques are used to reduce the size of the façade.

 

“Red Brick would be used extensively on the first three stories and brought down of the side elevations – which will further “reduce the scale of the building," according to the application.

 

Remaining façade of white horizontal fiber-cement siding ties into nearby building, the application also says.

 

The architectural letter also addresses several other points, including outdoor spaces.

 

“One of the notable features of A.R. Development buildings is the commitment to outdoor living space for every unit wherever possible,” it states. “These porches are typically six feet deep to make them more functional for tenants. In keeping with the characteristics of the precedent buildings, which do not have any outdoor space, these porches are most recessed into the façade. This lets the full façade read more planar, and simpler."

 

At the June 5 meeting, Jason Kambitsis, president of A.R. Development Co. touted the firm’s use of brick, extensive siding, AZEK trim, Trex decking and other materials he said were of high quality.

 

“So, really the whole theme here is we want to make sure that we have buildings that they look good they’re long lasting and that they’re very well maintained,” said Kambitsis, who also asserted that the company generally does not sell their properties.

 

He also asserted that amenities like the pools and fitness center are very popular, and that private decks, quartz countertops, master suites, stainless steel appliances and natural lighting are quality features tenants prefer.

  

William R. Sweeney, a New London based attorney, and former Canton resident, discussed some of the past appearances by A.R. before the commission as it presented informally last year and came back for some zoning modifications to allow multi-family at the site and tweaks to the 15 percent affordability requirement for the East Gateway Design Village District. He also spoke to the application and its use of “Main frontage standards” to fit in with the character of Route 44 and allow the buildings to be moved away from the frontage on Lawton Road.

  

“We're certainly excited about the project. We think it's an opportunity for a superior transitional land use between the more rural residential areas to the north of the project site and the more active commercial areas along Albany Turnpike. We also think the project is wholly consistent with your plan of conservation development it certainly will diversify or help diversify Canton’s housing stock. It will add additional affordable housing; it encourages infill development where infrastructure is already built and in place and we believe it ….will support economic development that improves your tax base.”

 

Sweeney also reviewed past proposals for the property, as well as the master plan of development on the corner that included the CVS project, UConn Health and the interior pad where the apartments are proposed. He noted reciprocal easements for access, utilities, and an existing stormwater management plan.

 

Members of the development team then spoke individual going into much more detail on traffic, architecture and more.

 

Members touted the orientation and location of the buildings, the oblique angles, as well as the planned planting of 94 new trees and continuation of a stone wall on the edge of the property – along the Farmington River Trail.  There was even a “fly by” video showing how the development would look while driving west up on Route 44 and on to Lawton Road.

 

Following a time of question from commissioners, members of the public addressed the commission.

 

While the public hearing was technically only for the earthwork and grading, and the site approval is administrative in nature under the town's form-based code – provided the application meets the standards, residents raised concerns about matters such as traffic and infrastructure the amount of parking and internal open space. Some who spoke or wrote to the commission feel the town should not allow more apartment projects.

Questions ranged from the highly technical to the emotional.

 

Jean Mix spoke against the proposal raising several concerns, including traffic and projected peak-hour trips.

 

“You say in your study that you have 146 spots but only anticipate 37 people leaving at rush hour in the morning and coming back. Well, I guess they are luxury apartments aren't they? Everybody's rich enough that they don't have to go to work. I'm sorry I think there's going to be 146 cars leaving at 9 O’clock and coming back at 4 O’clock. So, think about Christmas every single day.”

 

She also said traffic issues will cause backups, and therefore more pollution and touched on other aspects, such as design, contending it was not in keeping with town character.

 

Representatives from Canton Advocates for Responsible Expansion were among the speakers and the group said it supports multi-family uses on site but not at the size and scale proposed.  The group also submitted a letter.

 

"C.A.R.E. would like to support this application...but we can’t," the group wrote to the commission. "We think that apartments are an appropriate use of this parcel. We’re pleased that, thanks to your recently adopted regulation, 15 percent of them will be priced at the “affordable” rate. And we agree that balancing density with open space for the benefit of those who will live here makes multi-story buildings suitable. However, our support for this proposal stops at the third story and the amount of impervious surface."

 

Alan Weiner a C.A.R.E. member spoke to some concerns the group has


"It was stated during the applicant’s presentation that four story buildings are allowed in the zone   - absolutely true," he said. "They’re not required, and the applicant isn’t entitled to them.  I think that’s an important point. It doesn’t mean you can’t approve them buy they’re not required, and the applicant is not entitled to them, they’re allowed only if you allow them.”

 

Weiner also said the four-story buildings A.R. used for its local example are in urban context. C.A.R.E. also showed examples of three-story buildings it says A.R. has built.

 

“Clearly, they can build three- story buildings if they want to or if they have to. The record clearly shows that,” he said also asserted that the canton building looks just like others the company has built. To somehow suggest that they considered the built environment in the immediate area and beyond.. I think is disingenuous.  It’s simply not the case.”

 

Later in the meeting, C.A.R.E. president Jane Latus addressed the issue the size of the project, stating, in part, “To put it simply, these enormous buildings stick out like a sore thumb. They’re too tall and they’re too big for Canton. As proposed, the scale of this project is more fitting for a city like New London, where this applicant has built these buildings. New London has a population of 28,000; it’s about three times the size of Canton. The size is our overriding objection to this application.”

 

Other residents spoke to overall building trends in town and on Lawton Road.

 

“I’ve lived here 37 years plus and I no longer recognize the town I moved to, and I no longer recognize the neighborhood I moved into,” said Randy Carrin, who noted the process of how he and his wife chose to live in Canton – “a sleepy little town in our eyes” - over other towns.

 

Carrin also referenced school bus patterns and the development at the former Applegate farm location at Lawton and Washburn, saying the town should wait and see how that will impact traffic before moving forward with a project he said looked like a “Hilton Garden Inn.”

 

“The question to me that I pose to you – at a macro level – is how does this development benefit the town and at a more micro level, how does this development help and benefit the neighborhood? I don’t see it doing either of those things but maybe I’m just blind. Maybe yes, time moves forward, Carrin said. “For years I heard about development in this town is that we need to increase the tax base so let’s build more. Put up that building; let that business do business in our town. But every time the tax base increases somehow taxes are going up we need more police we need more school teachers we need more this we need tax money to pay for all this stuff.


"So, we’re in the same position 37 years later than we were back then we need to increase the tax base. I just don’t see how this benefits anybody except the developers. That’s my comments. I’m sorry I’m so emotional about it.  I don’t want to move away but I’m going to. This is not the town it was," Carrin added.

 

Several other residents spoke, most also opposed to the project, although some were more informational

 

Matt Dingee, resident, and chairman of the Canton Economic Development Agency, offered a different perspective and talked of the agency’s research showing that population has been stagnant over 15 years and negative over the last three, five and 10 years. He also said Canton has fewer people in their 20s and more over 60 compared to other area towns.

 

“So, apartments, particularly if they’re targeting a younger demographic could help kind of close some of those imbalances relative to other towns. And also if we can increase our town population even at the margins, it may help fill in some of the empty storefronts that we have in town.”


Dingee also noted studies, some of which are referenced in the town’s staff report for the project, contending apartments are generally tax positive.

 

“So, given everything I’ve just mentioned I think we need to try and embrace development, so long as it is in the spirit and honoring of the Plan of Conservation and Development

And then specifically if you look at multi-family residential apartment projects. We looked at numerous studies in Connecticut from towns that have pursued apartment projects and they’ve actually been a proven net economic benefit to municipalities. But there’s a caveat to that – so long as the town exercises fiscal restraint in terms of the money that’s coming in - that we essentially don’t get overzealous in terms of spending. So, with that I’d like to voice the economic development Agency’s endorsement of the project. But with that said I do recognize and acknowledge many of the comments that came before me from members of the community.”

 

The commission then allowed the development team to address the questions and issues that came up.

 

Mike Dion, of BL Companies, addressed several traffic questions, several that had to do with technical details, guidelines, and access for fire vehicles. He, for example said the peak hour numbers represent the highest projected counts for a one-hour period – roughly 8 or 9 percent of daily traffic. Trips during other hours take place, he said, but at numbers typically less than that busiest hour.

 

 Sweeney also spoke on several points and sharply disagreed with a contention from Weiner that the zoning language was still ambiguous when it came to multi-family being allowed at the site. While Sweeney said he knows and respects Weiner, as they both come from a planning background, Sweeney offered a much different interpretation of the four-story issue.

 

“I believe that we are entitled to four stories,” he said to the commission. “When you drafted your main frontage building form, you specifically said in the east gateway you can have four stories. You said it’s acceptable, but you have to meet the architectural and other building form standards, one of which are somewhat qualitative in analysis…. You can’t just say ‘well we know we said four stories, but we changed our mind, we don’t want you to have four stories.’ We have the burden to show we are compliant with all those other standards, and we believe we’ve done that tonight.”

 

 The development team also spoke to design and said that while there are similar materials and design aesthetics throughout the company’s work, the team contended strongly that this building is unique in many ways.

 

 Campbell said that while the company has design values and some often-used materials and building softening techniques, he asserted that each project is individualized.  He noted for example, the recessed decks and use of smaller, more frequent windows. Canton does not allow the larger windows the company often uses.

  

“I recognize the thought that these are similar they do come from similar design aesthetics, but I ask that you judge this based on your town and what’s appropriate here and not necessarily whether or not it looks like something in another town,” he said.

 

Kambitsis also said projects are individualized and modified to conform with local standards. He also said he didn’t agree with opinions to use much more siding and look more like the CVS building. That, he asserted, would create kind of a one-color look.

 

“We spend time on these and take pride in them and I think it does fit in with what’s going on out there and what’s going on this the community,” Kambitsis said.

 

At the end of the question section, residents were given the chance to speak again. Mix stood up and said A.R. is not considering what Canton wants.

 

“I just want to implore the board to really think about what the town residents want,” Mix said.  “These gentlemen, very eloquently, told you what they want and what their company wants. And when you asked the question about the four stories and then the façade, they talk about their policies, what they like what they want for longevity. They’re not considering Canton….  Michael (Vogel) you said, ‘I like the clapboard.’ I like clapboard. Clapboard would be better. C.A.R.E. – they’d like it to be three stories, but you know Mr.  Sweeney says we’re entitled to four stories and the other gentleman said we need to have brick because [of] it's longevity but they’re not asking us.”

 

For application materials and other documents on the project, including written input, visit here. Please note that with the hearing closed, new information or letters, will not be added to the record.


See some of the renderings and maps for the application below.

 

 









 







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Valley Happenings

Fighting Cancer Pasta Dinner:

Benefit for Avon Volunteer Fire Department

Deputy Chief Dave Theriault

Saturday, February 22, 2025, 3:00-7:00 p.m. 

Avon Senior Center, 635 West Avon Road, Avon

AVFD Deputy Chief of Administration Dave Theriault is facing a tough battle against Stage 4 cancer. The AVFD, along with Tunxis Hose Co. No. 1 and the Farmington Fire Department, is holding a pasta dinner to help raise money for Chief Theriault’s medical expenses. In addition to delicious food, drinks, and camaraderie, the event will feature dozens of raffle prizes. Event tickets are $20 for adults and $10 for seniors and children under 10 years old. They can be purchased at the door or in advance at AVFD Headquarters, 25 Darling Drive, Avon (Mondays, 8:30 a.m.-8:30 p.m. and Tuesdays-Fridays, 8:30 a.m.-4:30 p.m.). Contributions can be made via Venmo @supportDave or by mail to the AVFD at 25 Darling Drive, Avon, CT 06001. 

Canton Community Health Fund Applications

Canton Community Health Fund, Inc. Opens 2025 Application Season, on March 1, 2025, for Canton Community Partner Grants & Canton Scholars Pursuing Careers in Healthcare or Public Safety Canton Community Health Fund, Inc. (CCHF), opens its grant and scholarship application season March 1. CCHF encourages State of CT certified non-profits serving the Canton community to apply for Community Partner grants. In addition, graduating high school seniors seeking higher education in healthcare or public safety are invited to apply for either a Dr. Diters Legacy Scholarship or a Pay It Forward Scholarship. Applications and informative Fact Sheets are available online at www.cantoncommunityhealthfund.org.  Community Partner Grant and Scholarship awards will be announced in June/2025.

 

Avon Library events

AVON –The following events are scheduled at Avon Free Public Library. The library is at Avon Library, 281 Country Club Road, Avon. All programs are in person except where noted. For more information on adult programs, contact Adult Services Reference Desk via avonref@avonctlibrary.info 860-673-9712 x 7203

• Antique Map Collecting 101, Saturday, Feb. 1 at 1 p.m. Registration is required: https://www.avonctlibrary.info/event/antique-map-collecting/

• Morning Book Club. Wednesday, Feb. 5 at 10:30 a.m., The Mystery Guest by Nita Prose, Registration is required: https://www.avonctlibrary.info/events/tag/morning-book-club/

• Meditation for Balance and Inner Contentment. (Virtual Event) Thursday, Feb. 6 at 7 pm.

• Eastern Coyotes in Connecticut (Virtual Event) Thursday, Feb. 13 at 6:30 p.m.

• Fashion and the First Lady (Virtual Event). Wednesday, Feb. 19 at 2 p.m.

• Hoop Skirts to Flappers: Eighty Years of Connecticut Fashion. Monday, Feb. 24 at 2 p.m.

• The Golden Age of Hollywood. (Virtual Event) Tuesday, March 4 at 2 pm.

 

Simsbury Lions Club

The Simsbury Lions Club is looking for people interested in volunteering and contributing to better our town. Our motto is “We serve,” and we do so by volunteering at local events and donating our proceeds to serving interests in our community.

If interested, please feel free to contact Sandy Kremer at Tprkremer@gmail.com or Philip Painchaud at painchaudp@gmail.com.”

 

Winter sowing workshop

The Farmington Land trust is hosting a winter sowing workshop focused on raising native plants. Make your own up-cycled greenhouse from a milk jug and prep some beneficial native plants for the coming growing season. Sunday, Feb 2 from 11a.m.-12:30 p.m. at the Farmington Senior Center. RSVP here: https://www.farmingtonlandtrust.org/event-details/winter-sowing-seminar-native-seed-planting

 

Wild Flowers from Spring to Fall

CANTON – The Cherry Brook Garden Club is hosting a lecture on “Following Our Wild Flowers from Spring to Fall” on Tuesday, Feb. 11, at 11 a.m. at the Canton Community Center, lower level, 40 Dyer Avenue. Steve Messier, Lichenologist and former Science teacher at Canton High School will discuss the topic. The lecture is open to the public. There is a $5 guest fee for non-members. Email questions to cherrybrookgardenclub@gmail.com.

 

‘Five Wishes’ at McLean

SIMSBURY – Join Kevin Baran, M.D., medical director, and the McLean Hospice Team for a special “McLean & Me Educational Series” presentation to learn how to talk about and record your wishes for care through the end of life, so those wishes can be understood and respected. The presentation will be held at McLean’s Garmany Performing Arts Center, 50 Sarah Lane, Simsbury, on Tuesday, Feb. 11, at 6 p.m. The presentation is free but an RSVP by Feb. 4 is required as seating is limited. A light dinner will be provided.

To register, visit McLeanCare.org/Events, email Margaret.Clark@McLeanCare.org, or call 860-658-3718.

 

‘Art Throb!’ Exhibit

Gallery on the Green presents “Art Throb!” Exhibit plus a Solo Exhibit by Kathi Packer Friday, Feb. 14 through Saturday, March 15. An opening reception is on Saturday, Feb. 15 from 6-8 p.m. and will include refreshments. The show and reception are free.

“Art Throb!” is a heartfelt Valentine’s Day celebration presented by the membership of Canton Artists’ Guild. The artists use a wide range of media including painting, prints, drawing, photography, sculpture, ceramics and mixed media to represent the emotional intensity, joy and complexity of love.

In the upstairs Gallery, Kathi Packer has a solo show, “Another Tale.”  Packer notes that a friend’s casual invitation to go on safari in 2008 substantially changed the direction of her artistic journey.The gallery is located near the intersection of Dowd Avenue and Route 44 at 5 Canton Green Road in Canton. Hours are Friday – Sunday, 1-5 pm. The main floor gallery is handicapped accessible.

Website: http://www.galleryonthegreen.org; Phone:  860-693-4102

 

TABLESCAPES fundraiser returns to benefit the new

Avon History Museum

AVON – The Avon Historical Society invites the public to its sixth TABLESCAPES event showcasing up to 30 creative and original table settings on Friday, March 14 and Saturday, March 15 at the historic North House, 1 Nod Road, Avon.

This event will feature themed table settings from local professional designers, florists, businesses, individuals, artists and others featuring fresh floral arrangements, centerpieces and accessories. Proceeds will benefit the installation of professionally curated exhibits in the new Avon History Museum scheduled to open on Friday, July 4, 2025.

Back by popular demand will be a “Table and Barware Tag Sale” on both days. Admission to TABLESCAPES includes the tag sale. Tickets are $20 each pre-sale and at the door. Tickets can be purchased online at www.avonhistoricalsociety.org or by calling Mary Harrop at 860-670-3225 before March 8.

Those interested in sponsorship opportunities can also call Harrop.

 

Alzheimer’s Support Group

FARMINGTON – Hearts, Hugs & Hope: An Alzheimer’s Support Group takes place Feb. 20, 2025, 6 p.m. at Farmington Station Assisted Living and Memory Care Community, 111 Scott Swamp Road, Farmington. Dealing with Alzheimer’s disease and related dementia isn’t easy, so it is helpful to share your concerns and personal experiences with others who completely understand what you’re going through. You will also learn about proven strategies to help you better care for your family member. This group is being offered both in person and via Zoom on the third Thursday of each month. If you plan to attend, contact Director of Compass Programming Katherine Jedynasty at kjedynasty@farmingtonslr.com.

 

Used book sale

AVON - A huge book sale will be held Feb. 28 and March 1 in St. Ann’s Church Hall, 289 Arch Road at Route 167.  Hours are Friday, 4 p.m. to 7 p.m. ($5 adult admission) and Saturday, 9 a.m. to 2 p.m. (no admission fee).

Thousands of books will be organized in separate sections, including Fiction, History, Biography, Politics, Children, Music, Cooking, Sports, Art, Vintage, and more!  A large selection of Children’s books will be available.  Fiction books will be divided by hardcover, paperback, and trade paperback and sorted alphabetically by author.  DVDs, CDs, books on CDs, Vinyl records, and puzzles will be available, also.  Most books will be $3 or less with vintage and specialty books priced higher.

 

Daisy Days: All-Girls Summer Day Camp Experience

FARMINGTON – Miss Porter’s School, a renowned institution with a legacy of empowering young women, is excited to announce the launch of Daisy Days, an all-new day camp for girls entering grades 3-5 this fall. Starting this summer, Daisy Days will offer a unique, joy-filled experience designed to spark creativity, build confidence, and inspire self-discovery in an empowering all-girls environment.

For additional details, visit pcgl.porters.org/daisy-days.

 

Artist demonstration

Avon Arts Association will hold a guest artist demonstration featuring  Granby artist Laura Eden on Tuesday, February 18 at  Avon Town Hall, 60 W. Main St., lower level, at 6:30 p.m. Ms. Eden will demonstrate egg tempera painting.

The demo is free and open to the public ($5 suggested donation). A workshop with Ms. Eden will be held at the same location in the Avon Room on Saturday, Feb. 22, 10-2 with  set up at 9:30. Fee: $45 for members, $55 for nonmembers). www.AvonArts.org

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