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Commission approves apartment plan for Canton Barn site

By John Fitts

Staff Writer


CANTON - The Canton Planning and Zoning Commission on Nov. 16 unanimously approved a plan for apartments at the Canton Barn site on Old Canton Road.

Simsbury Capital Partners proposed tearing down the existing building at 75 Old Canton Road and developing 55 apartment units on site – 29 of which would be one bedroom and 26 of which would be two-bedroom.

The apartment units would be spread out over three buildings, a smaller 2.5 story structure along Old Canton Road and two 3-story buildings near the rear of the 2.1- acre site.

A total of 81 parking spaces – one each for the 1-bedroom units and 2 for the two-bedroom ones - are included on the plan. Parking is planned as a combination of indoor and outdoor spaces spread out over the site with no garages visible from the road, developers said.

Todd Clark, of Terryville-based Blue Moon Design, described the architectural as consistent with a traditional row-house building.

The plan also includes a sidewalk along the property frontage on Old Canton Road as well as interior sidewalks, two benches and seven bicycle spaces.

Landscaping and downward facing LED lighting is part of the plan and developers contend there will be no light spillage to adjoining properties.

Primary access would be from Old Canton Road. A rear access to Canton Village area behind the old IGA building would be for emergency use only – at least initially.

For many years - as early as 1948 - Canton Barn, LLC operated its Saturday night auctions at the site. In recent decades, Richard Wacht served as the animated auctioneer until he retired in 2019. His business partner and ex-wife, Susan Wacht Goralski, carried on the homemade pie tradition at the barn that, arguably, was as much of a draw as the auctions. Many well-known Canton residents also pitched in at various roles at the auction barn, some for many years.

The site is in the Canton Village Design Village District as identified in the town’s form-based code, zoning intended to offer clear rules and design standards, emphasizing the physical form over specific uses.

The code was adopted after a public input process and moved the town away from the days when at least three separate land use boards would weigh in on projects (four if wetlands were involved) and impose what some contended were very subjective standards. The code, according to the town’s regulations is “designed to foster a setting for economic growth and development in a sustainable mixed-use pattern of diverse neighborhoods, integrating residential with employment, commercial, and recreation uses while preserving the existing neighborhoods and protecting the community character.”

During that process, the barn site was identified as a potential area for high-density residential.

“Subsequently through the implementation of the POCD (Plan of Conservation and Development), this area was specifically identified by the public, in the charrette process that resulted in the development of village districts and form-based design code, as an area for infill development and high-density residential uses,” Neil Pade, the town’s director of planning and community development, wrote in the staff report for the proposal. “This was identified as a benefit intended to support the town economically, to facilitate the evolution of the Canton Village area into an expanded village and to support the Canton village shopping area.”

Under the form-based code, approval of the project is largely administrative in nature, assuming it meets the numerous requirements in the town’s site plan regulations and the requirements of the form-based code. The code, for example has specific standards that dictate factors such as building heights, build-to-lines, property setbacks, floor levels , street façade, private open space and landscaping.

“As far as we know, there’s nothing within either the regular zooming regulations or form based code where we have run afoul of something,” said Phil Doyle of Simsbury based Landscape Architectural Design Associates, who acted as the agent for the applicant. “We meet all of the stipulations in the code and I think the site plan and the special exception is very well detailed in the narrative we put together.”

The special exception Doyle referred to was for the proposed movement of 10,000 cubic yards of soil for the project. Anything over 2,000 requires a special permit, triggering a public hearing.

Some residents at that hearing meeting spoke to issues such as water runoff, nearby wells and other concerns about the area. Developers, on the other hand, contended that all aspects of the plan were well thought out and the project would not result in any of those ill effects

But at that Nov. 16 hearing, the bulk of the comments were heavily focused on the additional traffic along the winding road that would be in place once the project is completed.

On behalf of the developer, Scott F. Hesketh, manager of transportation engineering for East Granby based F.A. Hesketh and Associates, inc. told the commission about the traffic report, including an automated traffic counter for 48 hours on Old Canton Road from Sept. 20 to Sept. 22, which registered 573 average daily vehicle movements, with morning (7 a.m.) peak hour volumes of 55 and afternoon peak hour (4 p.m.) movements of 71.

The apartment project, according to the report, will generate a projected 428 daily trips with 40 trips during peak morning hour and 44 in the afternoon peak hour.

It’s projected that 65 to 70 percent of that traffic would be to and from Route 44.

The report acknowledges a projected decrease in the level of service rating for the Old Canton Road approach to Route 44 during the morning peak hour taking average delays for motorists from 22 to 27 seconds

But Hesketh asserted that the roadway networks could handle the increase.

"It’s our professional opinion that the local roadway network has sufficient capacity to accommodate the additional traffic volumes form the proposed development,” Hesketh said.

Nearby resident Theresa Taylor was one of several who spoke, and said the traffic report failed to take into account the character and nature of the roadway and noted the town’s current struggles with driving issues and enforcement.

“We do not have enough police officers for traffic management and now you want to add more cars on a narrow, windy road? I mean, it makes absolutely no sense,” she said.

Dan Keating, who has lived on Old Canton Road for 54 years talked about some of the history of the road and traffic issues, including a horrific 1970s accident in which two teenagers were killed.

He noted the bikes, skateboards and pedestrians on the road and noted that while police have stepped up efforts, problems persist.

“Old Canton Road is a speed trap,” he said, later adding, “Now you’re talking about adding more traffic; I wish you’d re-think.”

Hesketh acknowledged the development would contribute to more traffic and said the roadway is 17 to 22 feet wide and can handle the traffic but also said the road should be driven as a rural country road. He said many of the roadway issues are from cut-through traffic.

“The people who are going to be using this roadway from this development will be residents of this neighborhood and I hope they’ll take as much care as all other residents in the neighborhood," he said.

Town officials also noted noted the concerns of traffic concerns.

"What’s unique about Old Canton Road - most of the characteristics that people describe there …It’s everything you can do to make a road traffic calming. You put in obscured sightlines, you put in the difficult movements and turns. But, people seem to embrace that and decide to make it a challenge and increase speed…. It's a conundrum,” said Pade, adding that the state Bicycle and Pedestrian Advisory Board, of which he is a member, has advised the legislature to study speeding and running of red lights as a systemic issue.

Pade did add that the town’s code has worked to address smart growth principals of putting people near services, employment and transit routes, in attempts to lessen vehicle dependency. He also noted that the town has secured grants to extend sidewalk infrastructure in the Canton Village area, including links to the Farmington River Trail, which, in turn, connects with shopping and other town amenities.

And while the commission unanimously approved the project, some members noted the concern of residents - but said they cannot deny a conforming application due to roadway conditions.

Chairman Jonathan Thiesse also noted that the possibility of business uses at the site would have likely been even more intensive and also encouraged residents to approach other town governing boards with their concerns about the roadway.

“What is being proposed here is certainly not any more intensive, and probably less intensive from a traffic standpoint, than if this were a business that was being operated throughout the day.

“I definitely hear the comments and the frustration from the residents,” he added. “Unfortunately, I think we are the wrong body to be bringing this to. The frustration needs to go to the Board of Selectmen and the Board of Finance… [Traffic calming is] a big issue in all towns. This road would be a relatively simple solution - that would probably be under $20,000 - to put four or five speed humps in on this road. It would be a perfect candidate for it, but that’s something that the Board of Selectmen and Board of Finance needs to look into through a capital project. I would love my tax dollars to go to that but it’s not really our concern here.”

For photos from one of Canton Barn's final auctions in 2019, visit https://johnfitts.smugmug.com/Canton-Barn/n-dVqGj6/


This planting plan for the project also shows the general site layout and building locations.

An rendering of the front building along Old Canton Road.

75 Old Canton Road.

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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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