Future Open Space—

Sandy Hook Subdivision Preserves Land

By Andrew Gorosko

Planning and Zoning Commission (P&Z) members have approved a four-lot residential subdivision on Walnut Tree Hill Road which preserves an unusually high portion of its land area as undeveloped space.

Following a November 15 public hearing, P&Z members approved the subdivision application for four residential lots from Julia Wasserman of 113 Walnut Tree Hill Road. Because one house exists on the subdivided land, the completed project would result in the construction of three new houses.

The site holds 111 acres, of which 91 acres would be preserved as a conservation easement within which the land would be protected from development. Thus, more than 80 percent of the site would be preserved.

The subdivision design calls for one new residential lot at 113 Walnut Tree Road, plus two new lots with driveways extending from Valley Field Road South.

The conservation easement on the large central section of the site would eventually become open space land that is open to the public for passive forms of recreation, according to Land Use Agency Director George Benson.

The subdivision site has direct access to Walnut Tree Hill Road, Valley Field Road, and Alberts Hill Road, and also lies near Sleepy Hollow Road.

At the P&Z public hearing, resident Leslie Gunn of 13 Valley Field Road expressed concerns about the planned construction of two residential driveways in that area. Traffic flow on Valley Field Road currently exceeds the road’s capacity, she said.

Ms Gunn also expressed concerns about the prospect for stormwater drainage problems stemming from subdivision construction.

Engineer Paul Szymanski, representing Ms Wasserman, said that stormwater drainage issues have been properly addressed in the development plans. Also, the driveways on Valley Field Road South would be positioned to meet applicable motorist sight line requirements, he said.

The engineer pointed out that in the past the site had been considered for the development of up to 25 residential lots.

In their unanimous approval of the subdivision, P&Z members set some conditions on the project.

The applicant must post a $4,050 bond for the placement of building lot pin markers.

The 91-acre conservation easement must be added to Lot #1 of the subdivision.

P&Z members specified limits on the amount of earthen cutting allowed on the lots.

Also, the specific wording of the conservation easement must be endorsed by the town’s deputy land use director.