Residents living near a 13.8-acre site, which is proposed for a six-lot subdivision of single-family houses at the intersection of Platts Hill Road and Beaver Dam Road, have raised concerns about the development project, including public safety issues, construction density, aesthetics, and its effect on property values in the rural area favored by horseback riders.

Those residents spoke at a November 17 Planning and Zoning Commission (P&Z) public hearing attended by about 40 people at which a representative of Samaha, LLC, of Prospect described its development plans for the rustic parcel at 60 Platts Hill Road, which formerly was part of the adjacent Cherry Grove Farm. That farm is one of the last large undeveloped agricultural properties in town.

As proposed, two house lots would have vehicle access from Beaver Dam Road, which is a narrow dirt road. The other four lots would have vehicle access from Platts Hill Road via two individual driveways and one shared driveway.

As the "first cut" at the site, one Colonial-style house already has been constructed on a lot at 5 Beaver Dam Road. The 3,100-square-foot house is on the real estate market for $629,000. That house would become part of the six-lot subdivision, if the subdivision is approved by the P&Z. The subdivision site, as well as properties in that immediate area, have R-2 (Residential) zoning, under which a minimum two-acre building lot is required for single-family home construction.

The area has been popular for horseback riders for many years, with equestrians often using roads and trails there in their travels.

Civil Engineer Larry Edwards, representing Samaha, described the terrain proposed for home building to P&Z members at the hearing. The site currently is mostly wooded, with some open areas, he said. The developer proposes that a "fee in lieu of open space" be provided to the town, in that any open space created on the site would not be contiguous with existing open space, Mr Edwards said.

Under the terms of a proposed "road work agreement" with the Board of Selectmen, the developer would widen a section of Beaver Dam Road to a 22-foot width and would install stormwater drainage structures. Any paving of Beaver Dam Road would occur if future development is approved for the opposite side of Beaver Dam Road.

An underground water storage tank would be installed to hold a water supply for firefighting at the subdivision, Mr Edwards said.

Public Comment

Daniel Jopp of 2 White Oak Farm Road said that after the town made physical improvements to Platts Hill Road, travel speeds on that street increased. Those fast-moving vehicles would pose safety hazards to residents of the proposed subdivision as exit their driveways onto Platts Hill Road, he said. Heidemarie Mang of 58 Platts Hill Road said that creating more driveways to Platts Hill Road in that area is not a good idea, noting the dangers posed by motorists who speed.

"It's a bad situation," she said, adding that the proposed driveways should be located at safer places.

Mr Jopp also asked about the size of the houses that would be built in the proposed development in seeking to learn if the value of his property would decrease due to their presence. Robert Nimkoff of 7 Hundred Acres Road said the proposed subdivision does not match the character of the neighborhood, adding that such growth would set a bad precedent. Theresa Hennessey of 37 Eden Hill Road asked P&Z members whether they consider the "local character" of a given area when reviewing a development proposal.

The proposed development does not meet applicable criteria on open space, Mr Nimkoff said. He asked that the P&Z also consider the privacy issues posed by such growth.

Beatrice Torres of 54 Platts Hill Road noted that the area proposed for development holds much wildlife. She also raised concerns about the potential for stormwater drainage problems. Motorists drive too fast on the hazardous Platts Hill Road, she said. That street has several blind curves.

John Boccuzzi of 18 Hundred Acres Road urged that a complete study be performed on the wildlife habitat at the development site.

"We need to be very concerned about property values," he said, adding that his property's value could be damaged by the proposed subdivision.

Safety, Property Values

Lauren Oliaro of 22 Beaver Dam Road expressed concerns about the project's affect on her property's value, as well. She also raised issues about public safety, population density, stormwater runoff, and water supplies. Ms Oliaro asked whether six new houses are needed locally, when considering the large number of houses that are for sale in town.

Several of the people who spoke during the hearing told P&Z members that they moved to the area where Samaha proposes the subdivision due to its rural character, adding that the presence of such a subdivision would damage that character.

P&Z Chairman Robert Mulholland said that while the P&Z understands the comments made about the area's rural character, two-acre residential zoning requires building lots that are relatively large when compared to lot sizes in some other towns. The P&Z plays an "administrative role" in reviewing development proposals for conformity with its applicable regulations, he noted.

Patricia Norberg of 14 Palestine Road said the presence of the proposed subdivision would damage the scenic aspect of the area. Ms Norberg said she moved to the area because it is scenic.

Mr Mulholland replied that the site proposed for development is developable under the terms of the P&Z's subdivision regulations.

Deanna Davis, president of the Newtown Bridle Lands Association, asked P&Z members to consider the interests of horseback riders in town. The association had permission from its past owners to use the development site for horseback riding, she said, adding that the association does not want to lose the use of that land.

Mr Mulholland suggested that the association draft a proposed easement for horseback riding at the site, which the P&Z would review.

Kevin Grover of 10 Ox Hill Road questioned the need for a new residential subdivision in the area, noting that a nearby residential subdivision which was approved for the area in the past has not been fully built, in apparent reference to Foxview Farm Estates. In 2004, the P&Z approved that 18-lot subdivision for 72 acres at 25 Hundred Acres Road.

Alisa Stollman of 42 Platts Hill Road pointed out that the land at Cherry Grove Farm could be the site of many houses in the future. Ms Stollman said she owns a 12-acre equine property, adding that she is upset about the prospect of new development in the area.

Developer To Respond

Mr Edwards said the developer will address the various issues posed by people living in the area.

The alternative to providing the town with a fee in lieu of open space would be to designate an open space area on the site, he said. Such an area would need to be at least two acres, under the terms of the P&Z's regulation that requires that a minimum 15 percent of a subdivision be designated as open space land.

Mr Edwards told P&Z members that the locations proposed for driveways would be clearly field-marked so that P&Z members could easily inspect their locations.

Because there are minimal wetlands at the property, the project was not be subject to review by the Inland Wetlands Commission.

P&Z members decided that the public hearing on the subdivision proposal will resume on December 1.