Avon commission continues hearing on 180‑unit Nod Road housing proposal after technical briefings and neighbor concerns

Avon — The Planning and Zoning Commission on May 19 heard a multi‑hour presentation on a proposed 180‑unit apartment project at 100 Nod Road and continued the consolidated public hearing to June 16 to allow follow‑up on traffic, regulatory, and design questions.

Attorney Tim Hollister, representing Spirit KN Development, told the commission the applicant is seeking a zone change, a text amendment to create a Nod Road Housing Opportunity Zone under Connecticut General Statutes Section 8‑30g, and site plan approval for one 180‑unit building on a 9.3‑acre parcel created when Nod Road was realigned. "The most recent DOH data shows Avon at 4.1% of the 10% goal for affordable housing," Hollister said, citing the state benchmark used in 8‑30g reviews.

The developer proposed 84 one‑bedroom and 96 two‑bedroom units. Fifty‑four units (27 one‑bedroom and 27 two‑bedroom) would be deed‑restricted for 40 years with maximum incomes stated in the presentation between $67,000 and $89,000 and capped rents between $1,181 and $1,834 per month; the team estimated market rents near $2,400 for a one‑bed and $3,000 for a two‑bed. The applicant said affordable and market‑rate units would have identical amenities and that the affordable units would be dispersed through the building.

Technical team members presented engineering, environmental, traffic and life‑safety reports. Civil engineer David Ziaks described grading, drainage, and a stormwater plan that, per submitted tables, reduces two‑year peak flow by about 50% relative to existing conditions and complies with the Connecticut Department of Energy and Environmental Protection (DEEP) 2024 water‑quality design requirements. Ziaks said 272 parking spaces are proposed (including 26 EV spaces and 10 visitor spaces), underground utilities would be provided, and three emergency access points and hydrants would serve the site.

Traffic engineer Scott Hesketh summarized counts and modeling, reporting a March 2025 CTDOT count of 6,200 vehicles per day and an automated May 2025 count of 7,400 ADT. He estimated the 180‑unit development would generate about 1,134 daily trips (AM peak about 76 trips, PM about 94 trips) and said the primary intersection at Route 44/Route 10 would remain at level‑of‑service D under the added traffic. Hesketh stated sight distances in excess of 555 feet based on an assumed approach speed of 50 mph even though Nod Road is posted at 30 mph; he concluded the study does not show a substantial health or safety impact. Hesketh noted the project requires a review by the Office of the State Traffic Administration (OSTA).

Fire code consultant Joe Versteeg said plan features — full sprinklers, access lanes sized for large apparatus and egress stairs — meet state building and life‑safety requirements. Soil and wetlands consultant William Kenny reported typical disturbance on the site, presence of common wildlife (including box turtles, which he said are not a listed species of concern), and standard seasonal timing measures to avoid wildlife impacts.

Commissioners pressed multiple policy and design questions. Vice Chair Robin Baran asked why the applicant removed the word "small" when citing the Plan of Conservation and Development (POCD) language that referenced "small multi‑family development" at 100 Nod Road; Hollister responded that the POCD statement is a general guidance and that the town's land‑use review must evaluate logistics, traffic, and other project‑specific factors. Commissioner Joseph Gentile and others asked about impacts on emergency services and schools; Commissioner Jamie DiPace asked whether the town will need more ambulances or fire staff to support the development. Chair Lisa Levin requested a detailed explanation of the proposed zoning text amendment and asked for clarification on stormwater risks, best management practices, and how management and tenant protections will be administered.

Neighbors who spoke during the public comment period cited parking, traffic, and scale as chief concerns. Phil Halpern of Templeton Court said the proposed 272 spaces are insufficient and asked that the commission require at least 300 spaces. William Keegan and several other residents described Nod Road as a rural, bicycle‑unfriendly corridor that cannot readily absorb hundreds of new daily vehicle trips; Cynthia Crouch and others said 180 units on 9.3 acres is incompatible with the surrounding neighborhood.

The applicant told the commission the proposed parking "meets and exceeds" ITE guidance for similar multi‑family, low‑rise developments and that conduits and reserved locations are included to accommodate future EV charging. Spirit KN principals said they plan to own and manage the property long term and that an administrator for affordable units will be named and approved by the town; Hollister said the applicant typically uses a 60‑day tenant notice period but indicated he could consider posting administrator contact information and responding to concerns about notice periods.

After presentations and public comment, Commissioner Christine Graesser moved to continue the public hearing for Apps #5085, #5086 and #5087 to the June 16 meeting; Commissioner Clay Stevenson seconded and the motion passed unanimously. Outstanding items the commission noted for follow‑up include an OSTA review, DEEP review of stormwater, and a written response from the applicant's traffic consultant contrasting earlier 2019 work in the corridor.

Next steps: the hearing will resume June 16; the commission asked staff to circulate written traffic follow‑up and the applicant said additional outreach and updated reports will be provided prior to that meeting.