Ridge Valley Estates—

P&Z Reviews 15-Lot Residential Subdivision Proposal

By Andrew Gorosko

Planning and Zoning Commission (P&Z) members are considering a land developer’s proposal to construct a 15-lot residential subdivision on a 65-acre site at 15 High Bridge Road.

Hawley Enterprises, Inc, proposes Ridge Valley Estates for the site, which lies on the north side of High Bridge Road, just east of its intersection with Botsford Hill Road.

Fourteen of the 15 proposed building lots would be located on a proposed dead-end street extending from High Bridge Road, known as Ridge Valley Road. The site has extensive wetlands and varied terrain. The Ridge Valley Estates site abuts the expansive Rollingwood residential subdivision.

In April 2004, the Conservation Commission, acting as the town’s wetlands protection agency, had rejected a previous version of Ridge Valley Estates due to the proposed construction’s proximity to wetlands. The developer then filed a court appeal against the Conservation Commission, in seeking to overturn that rejection. Through an ensuing mediated settlement, the developer and the Conservation Commission resolved their differences, with the developer later gaining a wetlands permit for a 15-lot project.

Attorney Robert Hall, representing Hawley Enterprises, told P&Z members at a September 1 public hearing that the developer has had a traffic study performed to measure the project’s effects on traffic flow in the area.

Engineer Barry Hammons, representing Hawley Enterprises, described the development plans for the site in detail, responding to a variety of comments on the project that have been raised by town officials.

The site holds R-1 and R-2 zoning designations, which respectively require minimum building-lot sizes of one acre and two acres. The proposed lots range from 1.8 acres to 4.5 acres, Mr Hammons said.

Besides a proposed 17.4-acre open space area for passive forms of public recreation, the site would contains approximately 17 acres of conservation easements, where development would be prohibited, Mr Hammons said. Consequently, more than half of the site would be restricted from development, he said.

Mr Hammons said High Bridge Road would be widened in the area where it intersects with the proposed Ridge Valley Road. The engineer added that he will prepare a specialized map of the project indicating the eight easements required for the project.

Three water-quality control basins would be constructed on the property. Two underground water storage tanks, each of which would hold 30,000 gallons, would be installed at the property for firefighting.

The proposal meets all applicable land use regulations and should be approved by the P&Z, Mr Hammons said.

Traffic engineer Hem Khona, representing the developer, said the proposed subdivision would generate an estimated 182 vehicle trips per day in the area. The project would have “minimal impact” on traffic flow in the area, he said.

 

Public Comment

Jane Nickerson of 20 Bridle Path Trail, representing the town’s trails committee, said pathways in the proposed subdivision would create an important link in the local trails network. Such trails are used by walkers, bicyclists, and equestrians. Motorized vehicles are prohibited.

Christina Kennedy of 22 Mt Nebo Road, representing the Newtown Bridle Lands Association (NBLA), said the organization would accept a 25-foot-wide easement for trails from the developer. The NBLA works to maintain such trails, she said.

But some nearby residents viewed the presence of trails differently.

Brent Hazzard, of 32 Marlin Road in Rollingwood, urged that the P&Z not allow such a trail easement to pass behind his house. The presence of such a trail could pose hazards to children in the neighborhood in the form of child abductions, Mr Hazzard told P&Z members.

James Calo of 30 Marlin Road said that a children’s swing set located in his yard would be near the proposed trail. The presence of such a trail near his property would pose the potential for danger to children, he said.

Laura Roche of 31 High Bridge Road told P&Z members of motor vehicle speeding problems on that street.

Noting that the neighborhood contains older, smaller houses, Ms Roche urged that the homes to be built in the proposed Ridge Valley Estates stay in architectural character with homes in the area.

P&Z Chairman William O’Neil responded that the agency does not regulate the architecture of houses in subdivisions.

Ms Roche urged P&Z members to closely review development plans for the project and have town land use officials closely inspect the project as it progresses to ensure that it meets specifications.

P&Z members will reconvene the public hearing on Ridge Valley Estates an at upcoming session.

At a March 2004 P&Z session on a previous version of Ridge Valley Estates, nearby residents had voiced concerns about the proposed development’s construction density, its potential environmental effects on a fish hatchery at Rowledge Pond, the traffic that would be generated by new development, and the project’s effect on underground water supplies.