Avon PZC continues hearing on proposed 11,500‑square‑foot Deercliff Road house in ridgeline overlay

The Avon Planning and Zoning Commission on March 24 continued the public hearing for App. #5084, a Special Permit request to construct a new 11,500‑square‑foot masonry house, accessory garage and pool at 565 and 585 Deercliff Road within the Ridgeline Protection Overlay Zone.

Chair Lisa Levin opened the hearing and Hiram Peck, Director of Planning and Community Development, summarized the Ridgeline Protection Overlay Zone, saying “the Regulation speaks to where the ridgeline actually begins — it begins when the elevation drops. There are two levels of ridgeline — 75 feet and 150 feet,” and describing the Ordinance’s requirement for sightline documentation from specified visual‑impact points.

Why it matters: the RPOZ is intended to limit clearcutting and visibility of new construction from valley viewpoints. Commissioners emphasized the need for documentation that demonstrates the visual effects of the proposal and for measures that limit habitat and lighting impacts.

Applicant Jack Kemper, AIA, with site designer John Stewart, LA, and engineer David Whitney, PE, described a house shifted north and tilted south relative to a 2015 approval. Kemper said the design will be "masonry, old brick style (mottled look) with dark windows, dark roof, and dark shingles — the resulting house will be subtle." The team noted the current plan omits the tennis court that was permitted in 2015 and places the new house further back from Deercliff Road while meeting height and setback requirements.

Commissioners and staff focused on tree removal, landscaping and visual documentation. Stewart displayed a Proposed Tree Removal Plan showing where trees would be taken for the new footprint, pool and septic and where new plantings are proposed; the plan also marks trees that will remain. Commissioner Christine Graesser pressed for native plantings and avoidance of invasive species, specifically asking that Burning Bush not be used. Staff confirmed a plant schedule is shown on Sheet L3 and asked the applicant to provide copies for the record.

Owner Ryan Ferguson said some trees are dead and need removal for safety, telling the Commission there are "dead trees on the site that need to come down because he has young children to consider for safety reasons." The applicant said the proposal would remove fewer trees than the 2015 approval, which had included space for a tennis court.

Technical items discussed included demolition and hazardous‑materials handling, wells and septic, stormwater management, and visual‑impact documentation. Ferguson reported asbestos had been removed following an FVHD inspection and that lead testing by the applicant showed no lead on the property; abutter Tim Lefever said his own test indicated lead and said he would submit his results for the record. David Whitney described soil testing for the septic and stated rooftop runoff will be directed to rain gardens or infiltration areas rather than piped to the storm system; he also said the existing well would be retained for irrigation and a new well drilled for the house.

Commissioners also requested more evidence on visual impacts. Whitney referenced the 2015 ridgeline cross section with the same visual‑impact point at Old Farms Road and Tillotson Road and said balloons were not used in 2015 because the knoll at the viewpoint largely blocks the site. Commissioners nonetheless asked the applicant to provide photos and to place balloons at the height of the proposed house so the Commission and the public can better assess visibility from the valley.

Concern about habitat on the traprock ridge was raised by Commissioner Robin Baran, who cited the 2006 Farmington Valley Biodiversity Study and asked for information on potential impacts to wildlife corridors and any endangered species. Commissioner Jamie DiPace reported the Fire Marshal recommended fire sprinklers for the proposed house in the interest of life safety.

Outcome and next steps: Commissioner Christine Graesser moved to continue the public hearing to the next PZC meeting; Commissioner Clay Stevenson seconded and the motion passed unanimously. The Commission requested the applicant provide a color‑coded tree removal plan, an updated landscape plan with species and sizes, photos and balloons from visual‑impact points, and a Staff review of how the Regulations apply to tree clearing and selective timbering. The hearing will be reconvened after those materials are submitted.