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Commission expresses reservations about Bradshaw PUD text amendment; water and septic are central concerns
Summary
Commissioners discussed a proposed text amendment to create a Planned Unit Development (PUD) for the Bradshaw property but expressed strong reservations about the change. Concerns centered on water rights, septic systems, open-space requirements and whether the town’s ordinances and staff capacity are ready to manage PUDs.
The commission discussed a proposed text amendment that would allow a Planned Unit Development (PUD) on the Bradshaw property. Commissioners raised multiple concerns and, collectively, indicated they were not ready to recommend approval of the amendment in the town’s current regulatory framework.
Key concerns cited by commissioners included: - Water availability: Commissioners said the property’s water infrastructure and water-share allocations need careful verification. Several speakers highlighted that sufficient water shares for multiple units or businesses had not been demonstrated. - Septic and waste systems: Commissioners were concerned that existing septic systems on the site appear to be covered or altered and may not meet code; repairing or replacing them could be complex and expensive. - Zoning fit and open space: Commissioners questioned whether PUD provisions match Fairfield’s small-town character and general plan. One commissioner noted common PUD standards in other towns can require an open-space minimum (often 25%), an element missing from the proposed amendment as drafted. - Code readiness: Commissioners emphasized that town land-use and commercial ordinances are not yet written to manage ownership models such as commercial condominium-style sale of units; adopting a PUD text amendment would require additional ordinance work and changes to the general plan.
Speakers including Brent (consultant/property interest) and the project’s consultant explained the PUD mechanism can accommodate shared septic, shared water and an HOA to manage common utilities, and that PUD ownership can offer business owners an opportunity to own individual units. Commissioners acknowledged those possibilities but said that, given unresolved water/septic issues and the current state of the town’s code, they were inclined to deny the text amendment or at minimum delay action until the general plan and other ordinances were revised.
Ending: The commission signaled it is not prepared to advance the Bradshaw PUD text amendment as drafted. Staff and the applicant were invited to continue discussions and to address the technical concerns (water shares, septic documentation, open-space standards) if they wish to pursue a future amendment.
