Simsbury planning panel backs rezoning of 15-acre parcel at 1503 Hopmeadow Street

The Simsbury Planning Commission on Nov. 26 voted unanimously to forward a positive recommendation to the Zoning Commission for ZC 24‑27, an application by Adam Westover (D8 Buck LLC) to rezone roughly 15 acres of a 54.86‑acre parcel at 1503 Hopmeadow Street from I‑1 (industrial) to B‑2 (general business).

The proposed rezoning covers the northern portion of a larger 54.86‑acre tract adjacent to the Dorset Crossing development and the town’s skating rink. The applicant and his design team said B‑2 zoning would allow more retail and service uses — such as restaurants, bakeries, banks, studios and hotels — and give prospective commercial tenants greater certainty when negotiating leases.

“My client, Adam Westover. Adam is the has the company that owns the skating rink,” said Phil Doyle, landscape architect with LADA, who represented the applicant. Doyle said the change would "give us the opportunity to take that back into the property. And start to create a commercial village type space," placing a compact commercial node near the signalized Dorset Crossing intersection rather than encouraging multiple curb cuts along Hopmeadow Street.

Applicant Adam Westover said commercial activity tied to the rink has already generated regional visits and that the zoning change would support additional businesses to serve families and event attendees. “We’re trying to create a destination point for people to come to,” Westover told the commission.

Town staff and commissioners discussed technical differences between the industrial districts and the B‑2 district. A planning staff member described the distinction this way: “The I‑2 District is our heaviest zone... The I‑1 allows for things like manufacturing, professional office, [and] light industrial,” while B‑2 explicitly lists commercial and personal‑service uses that would better match the applicant’s proposed village concept.

Staff also noted a recent internal error in the zoning table that had I‑1 and I‑2 setback rows reversed; staff said that mistake is being corrected. Commissioners were told that, once corrected, the I‑1 and B‑2 districts have similar standards for impervious coverage (40 percent), front‑yard setbacks and maximum building height (40 feet), though B‑2 lists a wider set of specific commercial uses.

Commissioners asked about site constraints and next steps. Doyle and Westover said the parcel’s middle and southern portions include steeper terrain and wooded areas that require more detailed engineering and environmental review. They said the applicant expects future federal/state and environmental permits may be needed for any crossing of the brook that separates the developable northern pod from the rest of the parcel, and that interparcel access to Dorset Crossing and to the skating rink is a priority in later site‑plan review.

Potential tenants mentioned include a franchise called Matterhorn Fit; Westover said prospective tenants have hesitated to commit while the property retains industrial zoning. The commission and staff repeatedly emphasized that rezoning itself does not bind future owners to any specific design or tenant mix.

Commissioner Bill moved that the Planning Commission forward a positive recommendation on ZC 24‑27; a second was recorded and the motion carried unanimously. The referral will go to the Zoning Commission for a public hearing scheduled next Wednesday, at which final zoning action will be taken.

The commission also discussed that, if the B‑2 zoning is adopted by the Zoning Commission, subsequent site plan, environmental and road/access approvals would still be required before any construction or tenant build‑outs occur.