Avon PZC continues ridgeline special permit hearing for proposed Deercliff Road home

Avon''s Planning and Zoning Commission continued a public hearing on March 24 for a Special Permit requested by Ferguson Land Development LLC to construct a house, accessory garage and pool at 565 and 585 Deercliff Road in the Ridgeline Protection Overlay Zone (RPOZ).

Chair Lisa Levin said the submission is a modification of a 2015 approval and asked staff to confirm compliance with the Town''s abutter-notice rule. Planning Director Hiram Peck explained that Avon''s RPOZ identifies two elevation bands (75 feet and 150 feet) and requires sightline analyses and other documentation showing where the ridgeline begins.

Applicant Jack Kemper and project engineer John Stewart described an approximately 11,500-square-foot masonry house moved slightly north and tilted for improved views; the earlier 2015 approval included a tennis court, which is not part of the current proposal. Stewart said the proposed design leaves more trees on the site than the 2015 plan and that the primary living spaces will face the view while the garage will sit toward the road.

Commissioners pressed for detailed information about tree removal and plantings. Commissioner Christine Graesser asked that the plans avoid invasive species and favor native plants; Stewart confirmed the team will not include burning bush and that a plant schedule is shown on Sheet L3. Chair Levin requested a color-coded tree-removal plan and an estimate of the number and size (caliper) of trees to be taken down. Peck said staff will work with the applicant to clarify how to apply the Regulations to selective timbering and tree clearing.

Safety and demolition procedures were discussed. Owner Ryan Ferguson said asbestos has been removed per an FVHD inspection and that a demolition permit is pending; he said existing materials will be placed into off-site dumpsters and the foundation removed rather than buried. Ferguson acknowledged an oil tank on the property that will be removed during demolition.

Engineers addressed utilities and runoff. David Whitney said roof leaders will discharge to ground-level infiltration (rain gardens or similar) rather than to the storm system; he reported soil tests showing permeable soils for the proposed septic and offered to prepare an aquifer-recharge assessment and a stormwater-management plan. Peck said the existing on-site well will be retained for irrigation and that the current septic will be abandoned in accordance with FVHD requirements; a new well will be drilled for the new house.

Visual impact and habitat also drew attention. Whitney referenced the same visual-impact point used in the 2015 filing (Old Farms Road at Tillotson Road), and commissioners asked that the applicant provide photographs and place balloons at the proposed ridge height so the PZC and neighbors can verify visibility from below. Commissioner Robin Baran and others raised concerns about traprock habitat and the Farmington Valley Biodiversity Study''s findings; the project team acknowledged there was no habitat-impact assessment in the current submission.

Two neighbors spoke during public comment. Tim Lefever of 595 Deercliff Road said his own lead test detected lead in the existing structure; Ferguson said the applicant''s lead test reported no lead and Mr. Lefever said he will submit his results for the record. Janet Liszka, who said she received an abutter notice and has lived nearby, identified herself as familiar with the parcel.

Commissioner Jamie DiPace relayed a Fire Marshal recommendation that the new house include fire sprinklers for life-safety. After discussing outstanding materials and the need for site-visit documentation, Commissioner Graesser moved to continue the hearing to the next meeting; Commissioner Clay Stevenson seconded the motion, and the motion carried unanimously.

The commission requested the applicant provide a color-coded tree-removal plan, an updated landscape/species schedule prioritizing natives, visual-impact photographs and balloons at proposed building height, and further documentation on drainage/aquifer recharge and habitat impacts. The hearing will resume at the next PZC meeting.