Date: Fri 15-Nov-1996

Publication: Bee

Author: ANDYG

Quick Words:

P&Z-Cobbler's-Ridge-Bennetts

Full Text:

P&Z Considers Two Developments In Sandy Hook

B Y A NDREW G OROSKO

Two development groups are seeking town approvals for their ongoing major

residential subdivisions in Sandy Hook - Bennetts Farm and Cobblers Ridge.

The Planning and Zoning Commission (P&Z) held public hearings on both

development applications November 7.

Bennetts Farm Associates is seeking P&Z approval to build the fifth phase of

Bennetts Farm, near Charter Ridge Road, involving 36 building lots on 84

acres. Developing the property would require new road construction.

The Conservation Commission has granted the associates a wetlands construction

license for the project.

In presenting plans for the fifth phase of the subdivision to the P&Z, Charles

Spath, representing Bennetts Farm Associates, said "This is the final major

section of this subdivision which has been consistently approved by this

commission."

A lot designated as Lot 100 on the subdivision plans would potentially be

resubdivided if the 36-lot request is approved, Mr Spath said.

The development application which has been submitted to the P&Z follows the

requirements of the town's subdivision regulations, he said.

The fifth phase of the subdivision conforms with the initial plan for the

overall project which was endorsed by the P&Z several years ago, Mr Spath

said.

Resident Jack Bestor of Walnut Tree Hill Road said the Bennetts Farm proposal

is another development which will generate much local traffic. An additional

36 homes means there will be at least another 72 motor vehicles kept in town,

he said.

Newtown is a much different place than it was when he moved here 20 years ago,

Mr Bestor said. Continuing residential development is damaging the local

quality of life, he said, noting that heavy traffic on Church hill Road is a

"nightmare." The P&Z should consider how increased traffic volumes are

affecting the local quality of life, he said.

P&Z members closed the public hearing on Bennetts Farm. Action is expected at

an upcoming meeting.

Cobblers Ridge

In another major development proposal, High Meadow Farm Associates is seeking

town approval for a resubdivision of Lot 33 in the Cobblers Ridge subdivision

in Sandy Hook.

The development group wants to create 18 lots on 34 acres there. The

development proposal doesn't involve construction work in any areas with

wetland soils, so a wetlands construction license isn't required.

Engineer Bill Carboni, representing the developers, told P&Z members at the

November 7 public hearing the 18-lot proposal reflects the fifth and final

phase of home construction in the Cobblers Ridge project.

The total area of the project is 103 acres, of which 27 acres are reserved for

open space uses involving passive recreation. The Cobblers Ridge project has

been under construction for several years in the area of Cobblers Mill Road

and Mountain Manor Road.

Resident Gary Tannenbaum of 36 Pond Brook Road asked Mr Carboni about the

quality of the land that's being reserved as open space.

The open space is steep land in some areas, Mr Carboni said, adding it

contains upland soils. About one-quarter of the open space has wetland soils,

he said.

Phyllis Zygmont of Gelding Hill Road, chairman of the Newtown Bridle Lanes

Association and vice president of the Newtown Forest Association, said she has

inspected the property designated as open space by the developers.

The forest group plans to take ownership of the open space, she said, adding

the horse group will have the use of it for horseback riding.

Some of the open space is steep land, but it's safe land to use, she said.

"We'd really like to see trails in there so it would be part of the Newtown

greenways concept," she said.

P&Z members took no action on the 18-lot proposal after closing the public

hearing. Action is expected at an upcoming session.