Avon PZC approves Deercliff ridgeline special permit 6‑1 after debate over habitat and setback standards

The Avon Planning and Zoning Commission voted 6‑1 on June 16 to approve a Special Permit allowing house construction in the Ridgeline Protection Overlay Zone on parcels at 565 and 585 Deercliff Road, subject to multiple conditions covering health, engineering, fire marshal recommendations and landscaping.

Chair Lisa Levin framed the discussion by contrasting past applicants who had voluntarily shifted structures behind the 150‑foot setback with the present proposal, which places much of the new house between the 75‑ and 150‑foot setback lines. "Seventy‑five percent of the proposed residential compound will be situated between the 75‑foot and 150‑foot setback lines," Levin said, urging the commission to consider tightening the RPOZ regulation in future revisions.

Commissioner Christine Graesser raised habitat and visual‑impact concerns, saying the proposal includes substantial lawn and hardscape within the 150‑foot band and questioned whether a qualified biologist review had been completed, as allowed under Section 3.5.A.6 of the RPOZ regulations. Commissioner Robin Baran said the applicant had not met RPOZ criteria and opposed approval on that basis.

Town staff described changes the applicant made since a 2015 approval: the existing house will be removed, the developer added an adjacent lot that will not be built on, and the proposed dwelling footprint is smaller than the 2015 plan. Staff recommended several conditions to reduce habitat impacts, including preserving existing viable trees, minimizing lawn area in favor of native sedge plantings, and locating structures as shown on submitted plans.

Jamie DiPace moved to approve App #5084 subject to conditions from the Farmington Valley Health District (hazardous material/demolition procedures and well use), engineering requirements (drainage calculations, erosion controls, possible encroachment agreement for pavers), Fire Marshal recommendations (sprinklers or a cistern suggested), and planning stipulations (landscaping plan, preservation of trees greater than six inches dbh, minimizing lawn, siting consistent with submitted elevations and plans). The motion was seconded by Chris White and carried 6‑1; Baran cast the lone opposing vote.

The approval includes a requirement that the applicant notify town staff if construction plans change significantly so staff may confirm continued conformance with the permit. Commissioners discussed whether the RPOZ regulation itself should be revised to add clearer, possibly bright‑line standards for future permits.

The applicant may proceed subject to the listed conditions and applicable building‑permit and fire‑safety reviews.