Simsbury planners review preliminary PAD for Simsbury Center that would allow about 35 apartments

The Simsbury Planning Commission on Dec. 9 reviewed a preliminary planned area development application, ZC2601, that would formalize existing mixed-use parcels in Simsbury Center and allow a new residential building of approximately 35 units behind the commercial storefronts on Hot Meadow Street.

Terry Anne Hahn, principal at LADAPC, who presented the concept during the meeting, said the PAD approach is meant to codify existing conditions on about 10 properties with multiple existing uses and to provide regulated flexibility for modest future changes. "We were looking at approximately, at 35 units," Hahn said, describing the proposed rear building as primarily one-bedroom units designed to meet local demand for smaller, market-rate housing.

Why it matters: commissioners and residents said the proposal sits at the intersection of three priorities—preserving the town’s "sense of place," maintaining pedestrian connections such as the nearby rail trail, and responding to a market need for smaller rental units. Staff told the commission the project would be subject to existing affordable-housing requirements; the applicant and staff noted roughly 10% of units must meet the town’s affordability threshold and an affordable-housing plan will be submitted at the site-plan stage.

Key details: Applicants said the site already contains multiple residential units (estimates in the record ranged from "about 18" to "21" existing units) as well as 64 tenants and 14–15 different existing uses across the properties. The PAD is intended to regularize those conditions and to identify and cure existing nonconformities under new bulk regulations rather than require wholesale redevelopment.

Project design and constraints: The proposed building would sit toward the rear of the lot off Hot Meadow Street, where grades drop significantly from the street. The applicant said the front of the complex is three stories and the rear steps up to four stories because of existing grade changes; architects will provide elevations and a Hot Meadow Street rendering when the formal application is filed. The team also described an intention to formalize a rail-trail connection by reconfiguring an existing parking area and to add consistent lighting and new street trees in a planting plan.

Traffic and circulation: Using contemporary ITE trip rates, the applicant provided a preliminary estimate of roughly 20 additional daily vehicle trips attributable to the 35 units. Commissioners and residents raised concerns about existing circulation challenges and difficulty exiting the site at peak times; the applicant said the paved looped driveway network provides several exit points but acknowledged topography and circulation nuances will need resolution in later reviews.

Affordable housing and occupancy: The owner, speaking about demand at the property, said the existing units have been in steady use and described persistent rental demand at lower-size units. Staff reiterated that an affordable-housing plan and pricing calculations are required at site-plan submission and that the statutory or policy requirements referenced by staff will guide the calculation.

Next steps: The PAD preliminary plan was presented for nonbinding review and comment. The applicant will file a formal PAD master-plan zone-change application and a site plan (including an affordable housing plan, elevations and renderings) for future, formal commission review and a finding of consistency with the town plan.

No formal zoning decisions were made at the Dec. 9 meeting; commissioners asked for specific visual materials and additional detail on uses that might be restricted by B1/B2 zoning so they can better assess the trade-offs at the formal application stage.