Wetlands Commission Approves Duncaster Expansion Change

Inland Wetlands · Meeting of August 17, 2026

Bloomfield's wetlands commission approved a scaled-back Duncaster senior housing plan and pressed an enforcement deadline on Blue Hills Avenue. The Inland Wetlands and Watercourses Commission voted 6-0, with Secretary Kevin Wilcox abstaining, to approve a minor modification to Duncaster Inc.'s East Expansion and Legacy Addition permit, cutting two units and reducing impervious surface by about 8,000 square feet. Attorney Joseph Williams argued the commission's 2024 approval was final and "the public interest doesn't warrant a hearing here," and members agreed 0-6 against holding one.

Separately, Wetlands Agent Peter Castaldi gave property owner Andy Morrison until September 14 to clear wetland encroachment at 1236 Blue Hills Avenue or face a formal notice of violation at the commission's September 22 meeting. The commission also scheduled three public hearings for September 22, including applications on Granby Street and a farm driveway-paving project off Simsbury Road.

In the full story:

• Who Was There
• Organizations And Documents Referenced
• The complete report — 2,140 words

Source: the Inland Wetlands meeting of August 17, 2026, reported from the official video recording and transcript.

Checked against the record: before publication this article was automatically compared with the meeting transcript. It was corrected where it differed.

The Full Article

Duncaster East Expansion and Legacy Addition, Wetlands Permit Modification

Background and stakes: Duncaster Inc. received wetlands approval in 2024 for its East Expansion and Legacy Addition at 20-80 and 90 Loeffler Road, a senior-living development subject to 26 conditions of approval. No appeal was filed, making that approval final. The applicant returned in August 2026 seeking what it characterized as a minor modification under Section 11.17 of the town's wetland regulations, which allows applicants to request limited changes to an approved permit without triggering a full new application.

The question before the body: Whether the proposed changes constituted a minor modification exempt from a public hearing, and if so, whether to approve the revised site plan and adjust the applicable conditions of approval.

Substantive content: Attorney Joseph Williams of Shipman and Goodwin, representing Duncaster, said the applicant shifted cottages nearest Loeffler Road back roughly 40 feet, increasing the zoning setback to 65 feet while the physical distance to the road's edge would be about 100 feet. The change eliminated two units, cutting the total from 32 to 30, and reduced impervious surface by approximately 8,000 square feet. Civil engineer Ronald Boningen of Fuss and O'Neill (the transcript also renders his name "Ron Baumingen" in one instance) presented an overlay plan showing the 2024 layout against the 2026 proposal, telling the commission the quantity, location and type of regulated activity within the upland review area and vegetated buffer zone are unchanged from 2024: 130,700 square feet of upland review area disturbance and 26,150 square feet within the vegetated buffer. Boningen said a quad building on the development's west leg was replaced with a duplex, and a duplex on the east leg was replaced with a single unit, with other buildings reshuffled to accommodate the larger buffer. He said the stormwater management report was updated and submitted to remain compliant with town, state and engineering guidelines.

Wetlands Agent Peter Castaldi, reading from an August 10 memorandum, recommended that of the original 26 conditions of approval, conditions 1 through 17 and 19 through 22 remain unchanged, while conditions 18 and 23 through 26 should be modified or removed because the current plans already incorporate a revegetation plan (sheet RC-107), a revised storm drainage connection to the Mountain Avenue town system rather than the original outfall, elimination of a walking path near the southerly stormwater basin, snow storage areas shown on sheet RC-102, and straw bales rather than hay bales for erosion control on detail sheet CD-501.

The deliberation: Before substantive discussion, Vice Chair Paul Shipman disclosed that one of two residents who submitted written letters opposing or questioning the project, Harry Basilakis, is a neighbor and fellow member of his homeowners association. Shipman said he felt he could participate "in my usual aboveboard manner," and no commissioner raised an objection. Secretary Kevin Wilcox, arriving after the discussion began, disclosed he once worked for Duncaster and recused himself from both votes "so that I'm not viewed as either skewing the vote or doing something in favor of the vote."

Commissioners debated procedurally whether the item, not being a public hearing, could still accept the written letters already submitted. Castaldi said the regulations allow written testimony generally but acknowledged uncertainty about whether that applies outside a formal hearing: "I don't know what the answer is, but I'm going to go to the regulations and look." Williams argued no hearing was warranted: "This commission has approved the overall development previously. No one appealed it. So that's a final approval... So I respectfully submit the public interest doesn't warrant a hearing here." Members Stephen Millette, Byron Lester and Chairman Alan Budkofsky each said the changes fit within the minor-modification standard and did not increase impact on wetlands.

Procedural steps and outcome: Member Adam Ryczek moved to hold a public hearing, framed in the affirmative so a "no" vote would be unambiguous; Glen Breland seconded. The motion failed 0 in favor, 6 opposed, with Wilcox abstaining. Ryczek then moved to approve the minor modification under Section 11.17, referencing Fuss and O'Neill plans dated November 17, 2023, and revised July 18, 2026, subject to the original 26 conditions except 18 and 23 through 26. Ryczek's motion was seconded by Shipman and passed 6-0 with Wilcox abstaining.

Implications and what is next: The approval allows Duncaster to proceed with a reduced-density, increased-buffer version of the already-approved expansion without further commission review. No appeal period issue was raised; the 2024 approval's finality was central to the commission's reasoning.

New Applications: Granby Street and Simsbury Road Farm Property

Castaldi reported two map amendment applications received for the September 22 meeting: one for 66 and 62 Granby Street from the property owner's LLC, involving an existing building and an empty lot where wetlands are being flagged ahead of an anticipated permit application; and one for a farm property off Simsbury Road seeking to pave roughly 3,000 feet of gravel driveway to a depth of 15 inches with two to three inches of blacktop, plus storm drainage improvements, which Castaldi said will require direct wetland impacts given the scale of excavation. He recommended public hearings for both, plus a third pending item, at the September 22 meeting, noting the date falls on a Tuesday due to a scheduling conflict and that member David Laiuppa, absent Monday, would need to be present for the commission's planned vernal pool and riparian buffer discussion.

Enforcement Action: 1236 Blue Hills Avenue

Background and stakes: The commission approved a wetlands permit for development at 1236 Blue Hills Avenue in 2021, during a COVID-era extension period, but the project was subsequently denied by Planning and Zoning and a final wetlands permit was never issued. Property owner Andy Morrison is reapplying for planning approval while using the site for his firewood business.

The question before the body: Whether to issue a formal notice of violation or cease-and-desist order for regulated activity beyond the 2021 approved limits, or to allow more time for voluntary correction.

Substantive content: Castaldi said a warning letter mailed to Morrison and a co-owner, Ms. Dunn, at the property was returned as undeliverable and re-sent August 7; the commission's regulations require a hearing within 10 days of any formal notice of violation, leaving insufficient time before Monday's meeting. A survey staked the 2021 clearing limits along the north property line, confirming encroachment into both uplands and wetlands. Materials involved include cut firewood, wood chips and a shipping container inside wetland areas, some near a channel that drains to Rainbow Reservoir to the north.

The deliberation: Morrison told the commission, "Basically, whatever Peter and Mr. Alex is telling me, I'm in violation of working on getting everything straightened up," and said he is removing the material. Castaldi credited Morrison with already relocating material away from the northwest corner of the property after a site visit with the zoning enforcement officer, identified in the transcript only as Alex. Byron Lester asked Castaldi to clarify the enforcement sequence: "Peter, what's the difference with an outstanding enforcement issue versus an actual violation?" Castaldi described it as "a less formal first step" before a formal notice of violation and, beyond that, a cease-and-desist order.

Procedural steps and outcome: The commission voted, by voice, to continue the enforcement matter to its September 22 meeting, with the condition that Castaldi determine by September 14 whether a formal notice of violation is warranted if Morrison has not completed the required cleanup. The motion, amended from an initial reference to September 14 as the continuance date, passed unanimously.

Implications and what is next: The September 14 deadline and the September 22 meeting date together set up the next formal decision point: either the material is removed and the matter closes administratively, or the commission moves to a formal notice of violation.

Status of Ongoing Projects

Castaldi gave a brief verbal update on multiple active projects: the Blue Hills Avenue senior housing project is targeting occupancy in late 2026 or early 2027; a condominium project at 17 Watkins Road and a related project on Blue Hills Avenue are both awaiting Metropolitan District Commission approvals for private water and sewer, though water and sewer main hookups were recently approved; a self-storage facility at 59 Douglas Street, with roughly 144 units, is complete and awaiting a certificate of occupancy; work continues at 529 Cottage Grove Road, where the state Department of Transportation is also upgrading traffic signals to mast arms; a new house at 50 Burr Road has submitted final plans with a smaller footprint and front-loading garage; and improvements at the McMahon Library on Blue Hills Avenue, including parking lot work, drainage upgrades and an outdoor patio, did not require a wetlands permit.

Member Glen Breland asked about the status of a long-delayed Popeyes restaurant construction site; Castaldi said Director of Land Use and Building John Coleman has been pressing the owner and that the contractor is simultaneously building multiple other locations, which has slowed the project. Member Byron Lester raised a broader procedural question about traffic studies and the state's affordable-housing statute, citing a roughly 600-plus-unit project in Simsbury that proceeded under the state's 8-30g law after the town rejected a smaller 300-unit version. Castaldi and Breland noted a separate Cheshire affordable-housing project where the town's engineers approved a project but the wetlands commission rejected it, a case Castaldi said remains in litigation.

Approval of Minutes

The commission approved the July 20, 2026 meeting minutes as corrected after Breland and Wilcox identified several minor typographical and formatting errors, including a repeated street name, spacing issues, and a reference that should read "Doncaster" rather than including an extraneous article. The vote was 6 in favor with Millette abstaining.

Other Business: Terry Plains Road Septic Emergency

Castaldi told the commission that an emergency septic repair at 32 Terry Plains Road, ordered by the health district under a court order after the existing septic field failed, will proceed without a wetlands permit because the health district and Castaldi consider it an emergency repair and the property owner is not cooperating with signing a formal application. He said the new system will use a low-profile leaching design due to limited space near wetlands that drain toward Rainbow Reservoir, and that he will monitor the site closely once work begins. The vernal pool and riparian buffer regulations discussion listed on the agenda was deferred because Commissioner David Laiuppa was absent.

Public Comment Period

One member of the public, identified only as Bonnie, was present but did not speak. Chairman Alan Budkofsky asked Castaldi whether a previous public commenter who had been encouraged to apply for a commission vacancy had followed through; Castaldi said she was one of two candidates interviewed by the town's Committee on Committees but gave no outcome.

WHO WAS THERE

Alan Budkofsky, Chairman Paul Shipman, Vice Chair Kevin Wilcox, Secretary (arrived after meeting began; recused from Duncaster votes) Adam Ryczek, Member Glen Breland, Member Byron Lester, Member Stephen Millette, Member David Laiuppa, Member — absent Peter Castaldi, Wetlands Agent Rebecca, Recording Secretary (surname not given in available sources) Joseph Williams, attorney for Duncaster Inc., Shipman and Goodwin law firm Ronald Boningen, civil engineer, Fuss and O'Neill, representing Duncaster Inc. Andy Morrison, property owner, 1236 Blue Hills Avenue, subject of enforcement discussion Alex, zoning enforcement officer for the Town of Bloomfield (surname not given) Bonnie, resident, public comment attendee (no comment given)

ORGANIZATIONS AND DOCUMENTS REFERENCED

Duncaster Inc. — applicant seeking the wetlands permit modification for its East Expansion and Legacy Addition. Shipman and Goodwin — law firm representing Duncaster Inc.; attorney Joseph Williams presented the case. Fuss and O'Neill — civil engineering firm that prepared the revised Duncaster site plans presented by Ronald Boningen. Town of Bloomfield Planning and Zoning Commission — previously denied planning approval for the 1236 Blue Hills Avenue development referenced in the enforcement discussion. Metropolitan District Commission (MDC) — cited as the source of delays for the 17 Watkins Road and Blue Hills Avenue condominium projects' water and sewer approvals. Connecticut Department of Transportation — cited as upgrading traffic signals on Cottage Grove Road. Bloomfield Health District — ordered the emergency septic repair at 32 Terry Plains Road under a court order. August 10, 2026 memorandum from Peter Castaldi — cited as the basis for recommended changes to the Duncaster conditions of approval. Section 11.17 of the Town of Bloomfield wetland regulations — cited as the authority for considering the Duncaster request as a minor modification. 2024 wetlands permit approval for Duncaster East Expansion and Legacy Addition — cited repeatedly as the final, unappealed approval the 2026 modification amends. 2021 wetlands permit approval for 1236 Blue Hills Avenue — cited as the baseline limits of clearing against which current encroachment is measured. July 20, 2026 meeting minutes — reviewed and approved as corrected.