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Residents urge Beacon Falls to keep 100-foot buffer as developer seeks reduced excavation setback
Summary
At a June 18 public hearing, Beacon Falls residents opposed a permit to excavate roughly 216,443 cubic yards and a special exception to cut the excavation setback from 100 to 50 feet for parcels on Haviland and Lancaster drives; the hearing closed after extensive public comment and applicant clarifications.
The Town of Beacon Falls Planning & Zoning Commission heard public testimony June 18 on Application PZC-05212026-EG, seeking an excavation and grading permit for 9 Haviland Drive and 48, 54 and 60 Lancaster Drive and a special exception reducing the excavation setback where the site borders residential land from 100 feet to 50 feet. The applicant said the work would prepare two graded industrial building pads and involve about 216,443 cubic yards of excavation over an anticipated two- to three-year construction period.
Chris Pawlowski, P.E., of C&K Engineering, representing the applicant, described erosion and sediment controls in two construction phases, stormwater facilities designed to meet the 2024 Connecticut Stormwater Quality Manual, a preserved 50-foot wooded buffer adjacent to residences during excavation, permanent safety fencing along proposed rock faces, and blasting procedures including pre-blast surveys, vibration monitoring and Fire Marshal oversight. Commission members asked about blasting depths and schedule, the height of proposed rock faces, construction sequencing, dust suppression, stormwater management and site restoration.
Neighbors of Pond Spring Village voiced consistent opposition to shortening the buffer. Carl Alden (79 Pond View Circle) said reducing the setback would harm neighborhood character, privacy and property values and asked the commission to retain the 100-foot requirement. Bill Coogan (51 Pond View Circle) and others pressed for clarity on blasting notifications and monitoring; commissioners noted that blasting operations are regulated by the Connecticut State Fire Marshal and that property owners may request pre-blast surveys and vibration monitoring through the contractor. Pat Souza (65 Pond View Circle) raised concerns about truck traffic, noise, air quality and visual impacts. John DeAngelis (63 Lancaster Drive; Angel Group LLC) questioned stormwater runoff, dust, crushing operations, diesel emissions, potential radon exposure, and whether the Town receives revenue for materials removed from the site. Several other residents repeated calls to preserve the wooded buffer and guard neighborhood character.
In response, Pawlowski said the requested 50-foot setback pertains only to the excavation and grading permit and that any future industrial buildings would require separate Planning & Zoning approvals. He told the commission that dust suppression, stormwater management, erosion controls and blasting activities would comply with applicable state regulations; that blasting would not occur every day and the applicant would voluntarily refrain from blasting on Saturdays; and that the proposed stormwater system was designed to exceed current regulatory requirements and had been approved by the Inland Wetlands Commission. He also explained that maintaining a 50-foot wooded buffer would preserve vegetation adjacent to the neighborhood while allowing preparation of the industrial pads.
After public testimony and the applicant’s responses, Vicechair Michael Pratt moved to close the public hearing on Application PZC-05212026-EG; David Dlugos seconded and the motion carried unanimously. The public hearing closed at 8:11 p.m. The transcript and minutes do not record a final decision on the permit application at that session.
