Date: Fri 29-Jan-1999

Publication: Bee

Author: ANDYG

Quick Words:

Paproski-Farm-Cornfield-Ridge

Full Text:

Development Plans To Bring Changes To The Paproski Farm

(with photo)

BY ANDREW GOROSKO

Farmer Stephen Paproski has worked Castle Hill Farm all his life, raising

dairy cattle and selling milk.

Stephen and his wife Diana now face the prospect of farming on a smaller scale

as a family member sells off a piece of the farm to make way for 18 new homes.

Planning and Zoning Commission (P&Z) members are considering the Cornfield

Ridge application, a residential subdivision proposal which would cut off a

34-acre section of Castle Hill Farm to create 18 house lots in an upland area

south of Castle Hill Road.

The development proposal, which is the outgrowth of a long, complex legal

battle among members of the Paproski family, would remove about one-third of

the dairy farm from agricultural use for new home construction.

Castle Hill Farm runs northward from Route 302 across wetlands, climbs a steep

hillside where it adjoins Castle Hill Road. The farm contains wetlands, woods,

sharp slopes, boulder-strewn fields, and rich undulating pastureland fringed

with thickets and shrubs. It has about 100 cows, 50 of which are milkers and

many of which are Holsteins.

The Estates at Pumpkin Hill, LLC, is the applicant for the development

project.

Attorney Harold Rosnick, representing the developer, told P&Z members at a

January 21 public hearing that if the pending application is not approved, the

whole 100 acres of Castle Hill farm might be residentially developed as a

consequence.

In submitting the 18-home proposal, the developer has sought to reach a

compromise which satisfies the various members of the Paproski family, Mr

Rosnick said.

Four houses would be built on Castle Hill Road. Fourteen houses would be built

on two new dead end roads extending southward from Castle Hill Road --

Cornfield Drive and Pumpkin Lane. The land proposed for home construction

formerly was used for crop production by the farm. That section of Castle Hill

Farm is considered the farm's best area for growing. It has rich upland soils

and sits on a ridgetop.

P&Z members learned at the January 21 public hearing that a legal agreement

has been reached between the developer and an Old Castle Drive woman who sued

the developer and the Conservation Commission over the Cornfield Ridge

proposal. Barbara McNamara of 2 Old Castle Drive sued in August after the

Conservation Commission granted the developer a wetlands construction permit

for the proposed subdivision. Ms McNamara's property abuts the development

site.

Recommendations

In a recommendation to the P&Z, the Conservation Commission calls for the

developer's proposed Lot 1 on property lying west of Old Castle Drive to be

designated as open space land, noting its scenic value.

The Conservation Commission also recommends that a bridle trail be provided

across the land which would remain as Castle Hill Farm, known as Lot 19.

In a January 20 letter to the P&Z, Stephen and Diana Paproski of 40 Sugar Lane

voiced their strong opposition to allowing a bridle trail across their dairy

farm. "Lot 19...is part of our existing dairy farm which we are desperately

striving to keep intact from further subdivision. We feel this proposal of the

bridle trail through Lot 19 will encroach upon our right to farm, as well as

(be) an infringement upon our rights as landowners in Newtown."

In a January 21 letter to the P&Z, Attorney Daniel Casagrande, representing

the Paproskis, writes, in part, "The Paproski farm has been in operation for

decades. In this age of dwindling farmland, any action that would impinge on

my clients' ability to continue their farm operation, not only would be unfair

to them but would be against the best interests of the town."

Mr Casagrande explains that his clients entered into an agreement with the

developers last year under which a portion of the farm would be split off for

home construction, provided that another portion of the farm is kept as a

farm. Allowing a bridle trail through the dairy farm would interfere with

dairy farming operations, Mr Casagrande adds.

Millie and Henry Paproski, who are relatives of Stephen Paproski, have a

one-half financial interest in Castle Hill Farm. Henry Paproski wanted to get

his 50 percent financial stake out of the farm, but Stephen Paproski resisted

the move, seeking to keep the farm intact. Henry then filed a lawsuit against

Stephen and legal wrangling ensued. Henry is now selling his 50 percent

interest to The Estates at Pumpkin Hill, LLC, a holding company. If the

development application gains all required town approvals, that 50 percent

interest in the farm would transfer to the developers.

Larry Edwards, the land engineer who designed the development project, asked

P&Z members to tour the development site to better learn the specifics of the

proposal.

Allowing a bridle trail across the dairy farm would make for an incompatible

mix of land uses, posing questions of practicality and liability, Mr Edwards

said.

Mr Edwards said the developers have designated a parcel of land near Old

Castle Drive as open space. That parcel has the best scenic view on the site,

he said, adding that there is no scenic view from the proposed Lot 1 which the

Conservation Commission has recommended be preserved as open space.

Mr Rosnick said that in designating a portion of the development site as open

space, the developers have already lost a potential building lot. Accepting

the Conservation Commission's recommendation that Lot 1 be designated as open

space would mean the developers would lose another building lot, he said.

Gloria Paproski-Horbaty of Wallingford, who is Stephen Paproski's sister, told

P&Z members that she and Stephen were forced into having a section of their

farm lost for home construction, and they do not like the situation. But

unless the P&Z approves the development proposal now before it, all of Castle

Hill Farm may be lost to home development, she said.

"Our future is in this land. My brother's future is in this land," she said.

Ms Paproski-Horbaty questioned why a bridle trail easement is being proposed

for the farm.

Henry Paproski is receiving $900,000 for selling his stake in the farm, but Ms

Paproski-Horbaty said she and Stephen Paproski are saddled with lawyers' fees

as a result of the situation.

P&Z member Stephen Koch of 50 Sugar Lane excused himself as a P&Z member to

discuss the development application as a resident.

Mr Koch said having a horse trail running across the dairy farm would pose a

real problem for the dairy operation. "If things don't get worked out...and

the whole farm gets developed, we all lose," he said.

Olga Paproski, Stephen Paproski's mother, urged P&Z members not to allow a

bridle trail easement through the farmland. Mrs Paproski said it is

unfortunate that a portion of the farm is planned for development.

Diana Paproski said her husband Stephen works 90 hours per week to keep the

farm going. Plans to develop a section of the Castle Hill farm have torn the

Paproski family apart, she said, terming the situation "heart wrenching."

"Now, we're in `round number two' over a bridle trail," she said questioning

the need for such an easement on the farm.

"We already used up all of our savings to fight a legal battle. Now, we're

fighting `round two,'" she said.

"It's a beautiful, beautiful place," she said of the farm.

Resident David McCauley of Rock Ridge Road said "I want that farm to stay. I

don't want to go across there if they don't want me to. It's their farm. Let

them have it." Mr McCauley is a member of the Newtown Bridle Lands

Association.

P&Z members are expected to act on the Cornfield Ridge application at an

upcoming session.