Avon commission continues hearing on 180‑unit Nod Road affordable housing proposal

The Avon Planning & Zoning Commission on May 19 continued the public hearing on a Spirit KN Development proposal for a 180‑unit apartment building at 100 Nod Road, a 9.3‑acre parcel created when Nod Road was realigned. Chair Lisa Levin opened the hearing and the applicant presented site plans, engineering reports and a housing affordability plan under Connecticut General Statutes § 8‑30g.

Attorney Tim Hollister, representing Spirit KN Development, said the single building would contain 84 one‑bedroom and 96 two‑bedroom units, with 54 units subject to long‑term affordability restrictions (40 years). "All units — whether market rate or affordable — will have identical amenities," Hollister said. He reported the proposed affordable units have maximum household incomes between $67,000 and $89,000 and maximum monthly rents between $1,181 and $1,834; market rents were estimated at about $2,400 for one bedrooms and $3,000 for two bedrooms.

Developer principal Damien Kaali‑Nagy said Spirit KN intends to retain and manage the property long term. Civil engineer David Ziaks described site layout and utilities: 272 parking spaces (including two van‑accessible ADA spaces and eight additional ADA spaces), 26 EV‑capable spaces (two ADA EV), two visitor spaces, and ten public parking stalls on Nod Way to serve a trail access. Ziaks said public water and sewer are available but a water‑main extension is required, that three emergency access points and lanes are sized for fire apparatus, and that the stormwater design meets the 2024 CT DEEP water quality guidance and reduces two‑year peak runoff by the required margin.

Traffic engineer Scott Hesketh presented traffic counts and projections. Using March–May counts, he estimated the development would generate about 1,134 daily trips (76 AM peak, 94 PM peak) and said the signalized Route 44/Route 10 intersection will continue to operate at level‑of‑service D under the projected background plus project conditions. Hesketh said sight distance from the site driveway exceeds 555 feet and that the proposal meets ITE parking guidelines; he noted Office of State Traffic Administration (OSTA) approval will be needed.

Fire and building consultant Joe Versteeg, a Connecticut licensed building official and certified fire marshal, reported that plans exceed adopted code requirements and that the design provides compliant fire access and life‑safety systems.

Commissioners probed multiple issues. Commissioner Robin Baran noted the town’s Plan of Conservation and Development (POCD) characterizes the parcel as potentially appropriate for a "small multi‑family" development and asked how a 180‑unit project aligns with that language. Baran also cited POCD transportation recommendations about accommodating bicycles and requested bicycle parking and sidewalk connections be considered. Commissioner Joseph Gentile questioned how deed‑restricted units already approved elsewhere will be counted toward an 8‑30g moratorium; Hollister said the project would yield 126 housing unit equivalent (HUE) points and that Avon would need roughly 154 HUE points to qualify for a moratorium under state rules.

Public comment centered on traffic, scale and neighborhood compatibility. Phil Halpern, a Nod Way resident, said 272 parking spaces would be insufficient and that sightlines are poor; several other residents called the density and scale incompatible with Nod Road’s rural character and expressed concerns about bicyclist and pedestrian safety, wetlands impacts, and additional demand on schools and emergency services.

The commission did not vote on the application. Commissioner Christine Graesser moved, and Clay Stevenson seconded, to continue the public hearing for applications #5085‑86‑87 to the June 16, 2026 meeting; the motion passed unanimously. The applicant was asked to provide (1) a written contrast to a 2019 traffic study prepared for a different, larger project along Nod Road, (2) any supplemental traffic review the town requests, (3) confirmation of OSTA and CT DEEP review status, and (4) an updated community outreach report. The hearing will resume on June 16.