Sandy Hook Resubdivision Draws Questions And Concerns From Neighbors

By Andrew Gorosko

Some nearby residents and the Planning and Zoning Commission’s (P&Z) land use planner have raised concerns about Cider Mill Farm, a proposed 25-lot residential resubdivision on 138 acres in Sandy Hook, next to Lower Paugussett State Forest.

The 25-lot proposal from M&E Land Group would be the first phase of a three-phase development eyed for the site, which would eventually contain 52 lots. The property would be developed in three phases to limit erosion and sedimentation problems during construction. M&E Land Group is a partnership of engineer Larry Edwards and developer Thomas Maguire.

The site lies north of the intersection of Charter Ridge Road and Yogananda Street. The site has frontage on Gelding Hill Road, Orange Pippin Road, Charter Ridge Road, and Russett Road.

The property formerly was known as Newtown Estates, a residential subdivision which was proposed in 1989. Although Newtown Estates had received the P&Z’s approval, the project never materialized for financial reasons.

The general area where Cider Mill Farm is proposed has undergone heavy residential development during the past decade.

Cider Mill Farm is the largest local residential subdivision proposed since Tilson Woods, a 40-lot development which gained P&Z approved in March 2000, and is now under construction near Treadwell Park in Sandy Hook. 

P&Z members conducted a February 15 public hearing on the 25-lot first phase of Cider Mill Farm.

Planner Comments

After reviewing the Cider Mill Farm development plans for the forested hillside, Elizabeth Stocker, the P&Z’s planner, offered some comments.

In a memorandum to the P&Z, Ms Stocker wrote, “As this area of Newtown continues to be developed, pressure for open space, natural resources, recreation, and historic preservation will continue to grow as well. The proposed resubdivision application has not adequately addressed the impact it will have on these resources, as it was designed for maximum development potential. This proposal clearly disregards neighborhood design and community planning principles.”

Ms Stocker raises development issues concerning the placement of houses on building lots, the proposed removal of stone walls from the site, the relocation of a trail, and the future of Chambers Road, which is an unimproved town road in the area.

Ms Stocker wrote that the open space proposed by the developers is not well conceived. Ms Stocker  recommends that the P&Z refer the development proposal back to the selectmen for further review.

Ms Stocker also recommends that the P&Z reject the development proposal because it does not comply with applicable zoning regulations and subdivision rules.

In a February 14 letter to the P&Z, Louise Mango and Craig Ferris of 3 Orange Pippin Road raise concerns about the proposed development’s effects on public safety, municipal services, and the environment.

The vehicular traffic design for the proposed development could be improved, they write.

Ms Mango and Mr Ferris ask P&Z members to carefully review the proposal as it affects the provision of municipal services, such as public education. The proposed 25 lots have the potential to generate 50 to 75 new children for the public schools, they add.

 “Our taxes continue to increase to pay for the additional educational expenses associated with the increase in school age children in our town,” they write.

They add, “The proposed subdivision, as presently envisioned, is not designed in the public interest and will result in potentially significant adverse effects on public safety, municipal services and the environment.”

Ms Mango and Mr Ferris express concerns that the development be designed to maintain the existing quality of life in nearby neighborhoods.

They suggest that the developers create a formal access point and parking area for public access into the nearby Lower Paugussett State Forest. The developers propose designating more than 20 acres of open space land for passive recreation next to the state forest.

At the February 15 public hearing, several area residents commented on the Cider Mill Farm proposal.

Resident Robert Rogers of 29 Russett Road posed questions about stormwater drainage runoff as it would affect his property, access to open space land, and the details of an easement, according to P&Z records.

Linda Rogers, of the same address, asked about the town’s open space regulations and the proposed development’s effect on traffic on Route 34, according to P&Z records.

Resident Tony Albano of 12 Orange Pippin Road expressed concerns about the presence of new homes generating traffic problems in the area and asked about open space trails, according to P&Z records.

Resident Andrew Carman of 15 Orange Pippin Road similarly expressed traffic concerns.

P&Z Chairman Daniel Fogliano told residents that traffic flow does not fall under the P&Z jurisdiction. Property owners may develop their property if applicable land use regulations are met, he said.

Responding To Criticism

Attorney Robert Hall, representing M&E Land Group, said Ms Stocker raised broad planning issues in her criticism of Cider Mill Farm, adding it is unclear why she was so negative in her appraisal of the development proposal.

The road proposed to create frontage for new building lots would link the Charter Ridge neighborhood to the Orange Pippin/Russett neighborhood, Mr Hall said. Twenty-four of the 25 building lots would be located on new roadway, he said.

In the first construction phase of the 52-lot project, the end of Charter Ridge Road would be extended northward to connect with Orange Pippin Road.

A second construction phase would create a new dead-end road, known as Cider Mill Farm Road, extending eastward from the new section of Charter Ridge Road.

A third building phase would extend the dead-end Russett Road southward to a new dead-end terminus.

The first construction phase would involve a minimal amount of construction regulated by the Conservation Commission. The second and third construction phases would involve more extensive regulated work.

Mr Edwards told P&Z members that M&E Land Group owns most of the land proposed for development, which is old farmland where vegetation has reestablished itself. The site also contains a wetlands corridor.

Mr Edwards responded to the various criticisms of the Cider Mill Farm proposal, saying the plans for the project have been revised based on town staff members’ comments.

In a written response to Ms Stocker’s comments, Mr Edwards said that, wherever possible, stone walls would be retained. The initial 25-lot section of Cider Mill Farm contains 13,000 linear feet of stone walls, according to Mr Edwards. Road construction, drainage improvements, and lot development would disturb about 2,400 liner feet of those stone walls, he said. The specific positioning of houses on lots would cause other disturbances to stone walls, the extent of which would be based on where those houses are placed, he added.

The open space plans at Cider Mill Farm meet the town’s applicable open space requirements, according to Mr Edwards. Also, the developers plan to add a graveled parking area where hikers can park their vehicles, he added.

On the Chambers Road issue, Mr Edwards said the future use of that unimproved town road has no effect on the Cider Mill Farm development project, and the development has no adverse effect on that road.  

Mr Edwards wrote, “This property represents the final parcel to be developed in this area of town. The lot layout finalizes the road and neighborhood system approved and built under the Bennetts Farm and Orange Pippin subdivisions.” The subdivision design preserves the wetland and environmentally sensitive portions of the site, he adds.

P&Z action on the 25-lot Cider Mill Farm proposal is expected at an upcoming session.