Commission Applies Article 4 §2 to Rezone New Britain Avenue Parcel and Approves Three‑Building Contractor Park
FARMINGTON, CT — June 10, 2025 — On June 9, the Farmington Town Plan & Zoning Commission (TPZ) invoked Article 4 §2 of the Farmington Zoning Regulations to reclassify lot 8556 New Britain Avenue from Corporate Research (CR) to General Industrial (C‑1) and to approve a 22‑unit contractor facility submitted by Jones Construction LLC. The commission also granted waivers from (i) the 50 percent maximum impervious‑coverage standard and (ii) the Article 4 landscape‑island requirement, each by a unanimous five‑member super‑majority as required under §31‑02(b) of the regulations.
Voting Record and Quorum
| Commissioner | Status | Votes Cast |
|---|---|---|
| David St. Germain (Chair) | Present | All Aye |
| Matthew Bandle | Present | All Aye |
| Robert Canto | Present | All Aye |
| Scott Halstead | Present | All Aye |
| Peter Zarella (alternate for Liz Sanford) | Voting | All Aye |
| Bruce Polsky, Mike Tucci | Alternates (non‑voting) | N/A |
Sanford’s excused absence reduced the seated body to five, triggering the charter‑mandated unanimity requirement for any waiver decision.
Findings of Fact
1. Zone‑Change Criteria (Article 4 §2)
- Consistency with Surrounding Districts: Adjacent parcels to the south and east are presently zoned C‑1, including the M & J Bus maintenance facility (industrial use) and Polymer Logistics (warehouse use).
- Setback Differential: CR imposes a 100‑ft rear‑yard setback adjacent to residentially zoned land; C‑1 reduces that buffer to 50 ft. The subject parcel abuts the Farmington Canal Heritage Trail, which retains an R‑20 designation for corridor‑protection purposes but is not used for habitation.
- Plan of Conservation & Development (POCD) Compatibility: The 2023 POCD identifies New Britain Avenue as an “Industrial Preservation Corridor.” The proposed C‑1 use advances that directive.
2. Special‑Permit Standards (Article 4 §13)
- Use Definition: “Contractor establishment with indoor storage” is permitted in C‑1 by special permit.
- Traffic: ITE Trip Generation (11th ed.) for “Warehouse/Service” (Land‑Use Code 150) yields <35 peak‑hour trips, below the 100‑trip signalization threshold in §4‑13.
- Noise & Lighting: Applicant commits to dark‑sky fixtures with 0.0 fc spill at property line and adherence to Farmington Noise Ordinance §102‑4.
3. Waiver #1 — Impervious Coverage (Article 4 §3.1)
- Proposed: 56 %.
- Justification: StormTech MC‑3500 subsurface chambers (12,600 cf storage) sized to infiltrate the 100‑yr, 24‑hr storm (NOAA Atlas 14: 8.76 in). Applicant demonstrated post‑development peak flow ≤ pre‑development at the Hyde Brook outfall.
4. Waiver #2 — Interior Landscape Islands (Article 4 §6.2.1)
- Required: Nine interior islands (1 per 10 spaces).
- Proposed: Islands omitted to preserve turning‑radius for WB‑50 deliveries; compensatory Austrian pine and arborvitae screen along south property line.
- Stockade Fence Alternative: Six‑foot cedar stockade to replace split‑rail trail fence under DPW standard detail DW‑14‑03.
Site Plan Overview
| Feature | Measurement | Regulation | Status |
|---|---|---|---|
| Lot Area | 3.996 ac | 1.0 ac (min) | Conforming |
| Building Height | 36 ft ridge; 20 ft eave | 40 ft (max) | Conforming |
| Rear Setback (post‑rezone) | 50 ft | 50 ft | Conforming |
| Parking | 88 spaces | 72 required (Article 4 §7) | Excess, but included in coverage calc |
| Accessible Spaces | 4 | ADA Title III | Conforming |
| Phase 1 Option | Building A only; temporary detention basin replaces subsurface system; seeding within 30 days if idle >30 days | Condition of approval |
Topography: The rail‑trail embankment rises from elevation 214 ft to 252 ft (NGVD 29), producing a 1:1 slope. Contractor Building B’s ridge aligns with 252.5 ft, rendering the structure visually flush with trail grade.
Public Comment and Commission Response
| Commenter | Issue Raised | Commission / Applicant Response |
|---|---|---|
| Paul & Barbara Jackie (20 Juniper Dr.) | 6 a.m. start time; potential headlight glare | Hours consistent with adjacent highway garage; dark‑sky fixtures; 400‑ft separation plus berm and fence mitigate glare. |
| David St. Germain (Chair) | Snow‑storage proximity to Hyde Brook | Snow banks prohibited within 150‑ft upland review area; excess snow to be hauled off‑site. |
| Matthew Bandle | Impervious‑coverage surplus | Engineering memo (29 May) requires field verification of infiltration‑rate (3.2 min/in) and three‑ft separation to high water table. |
Staff Engineer Russell Sear and Planner Shannon Rutherford stated the outstanding technical items can be resolved administratively; compliance is a condition precedent to zoning certificate issuance.
Parallel Agenda Items
- Farmington Land Trust LLC — July 7 hearing for special permit at 873 River Road (FPF‑BPO zone) to remove legacy fill from 1990s Farmington River flood‑repair and install ADA‑compliant boardwalk and fishing platform.
- Carrier Development LLC — July 7 hearing for replacement dwelling at 112 Red Oak Hill with blasting and on‑site rock crushing (R‑30, slope >15 %).
- Text Amendment Withdrawal — Staff withdrew R‑12 two‑family proposal citing public‑notice concerns; item may return in concert with a broader R‑20 duplex review.
- 1988 Commercial‑Vehicle Buffer Rule — Rutherford introduced research into Article 2 §1A’s “one commercial vehicle, 1.5‑ton” cap; forthcoming draft expected to adopt FHWA light‑duty class (Classes 1‑3, ≤14,000 GVWR) in lieu of obsolete tonnage language.
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About the Author
Jack Beckett reports local land‑use minutiae between espresso refills and statute citations.
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