Saddle Up, Eastonites — New Development Could Be One Step Closer

Saddle Ridge developers could be one meeting closer to seeing their plans to build 99 homes in Easton unfold. But not if many Eastonites have their way.

On Monday night, the developers presented their most recently revised application to the Planning and Zoning Commission. About 25 concerned Eastonites were in attendance.

In February, the commission denied the developers' previous application, which called for 105 homes in the nearly 125-acre site, which abuts Cedar Hill Road, Westport Road, Sport Hill Road and Silver Hill Road.

Engineer Ted Hart, attorney Matthew Ranelli and transportation planner Stuart Popper spoke on behalf of Saddle Ridge, while Ira Bloom represented the town.

Ranelli began the hearing by presenting the amendment to the Zoning and Planning Commission.

“We choose to re-submit the application in an effort to find grounds acceptable to everyone,” Ranelli stated.

According to Ranelli, Saddle Ridge has taken all necessary housecleaning steps. Envelopes addressing the town have been mailed out, notice has been provided on the Public Health website, a packet of materials dated March 4, 2011 was provided to the planners, a full plan of revised applications with a comparison document was provided to the commission and the plan was re-submitted.

Ranelli walked the commission through the changes made. The development which was rejected in February was reduced by six homes, bringing the proposed amount of units to 99. The units that remain a part of the plan have been reduced in size, and their private drives have been widened to 24 feet for emergency vehicle access.

The developers have looked at ways to keep roads and structures away from the wetlands. The impervious surface on site was already at 10 percent, but developers have reduced it further, Ranelli said. The remaining impervious cover includes roof tops and roadways. Lastly, HOD regulations were revised.

Hart presented the particulars of the unit and size reduction:

• Lot 2: building 5 was removed (contained 4 units)
• Lot 4: townhouse 13A was removed
• Lot 9: townhouse 30B was removed
• Lot 8: units 25 and 26 were reduced in size

The private drives that have been widened will also require a 100 foot cul-de-sac, necessary for emergency vehicle use. Out of the 110 acres on Pee Wee Farm, 70 acres will remain undisturbed. The used land will be home to lots one through nine.

Hart also discussed water regulations and DEP drainage requirements. The DEP which bases the quality of volume on rainfall was the guide to revisions made back in January of 2009. Basins will act as a carbon filter for storm water, according to Hart.

“The DEP manual does not require test pits,” Hart said of the water supply which will remain public.

He feels that developers have a proper plan implemented and their standards meet and exceed water quality requirements. He assured the commission and town members that the protection of state water laws would remain consistent with state laws.

Low impact development measures were then discussed. Measures include vegetated cul-de-sac islands at the end of each private drive, reduced agriculture activity on site, as well as a plan to re-vegetate the site.

Popper reviewed the plans and presented accident data to demonstrate the safety of the intersections at hand, where the aforementioned four roads intersect with one another. According to Popper, Saddle Ridge would be required to abide by any necessary safety changes.

“At the beginning of our first hearing, I presented the standard,” Ranelli said. “I was impressed that the same standards applied,” he said of the re-submitted amendment.

Letters from residents who were unable to attend the meeting were read by the commission’s chairman, Robert Maquat. A majority of the letters concerned the safety of the water at Saddle Ridge’s site as well as emergency vehicle access.

“These letters are powerful for these groups to write,” Gary Dufel stated.

He then addressed the issue of water safety.

“Paved roadways are designed to pull water away,” he stated. “We have no confidence from the statements made that they will drain; we don’t think that they are in a suitable location. By removing five units, it changes where the location of the basin could be placed."

Dufel then stated his concern that the flat soil surrounding the basins will cause water to migrate into roadways and cause damage.

“Pavement will be necessary,” Dufel said. “You have to balance low impact development tools with what works.”

Dufel then concluded saying that his feelings from the Nov. 29 hearing have not changed.

Chris Miles of 210 Silver Road was the first to approach the commission from a public stance.

“We will probably be doing a more extensive discussion,” Miles concluded. “[The amendment] has only been reduced by six percent.”

Miles was concerned about the content of the letters at hand.

“If you look at all those letters, they are not talking about impervious surfaces, they are talking about density,” he stated. “A bunch of technical issues have not been addressed.”

The Planning and Zoning Commission agreed with Miles and plans to hold one more public hearing next Monday, May 16. The next meeting will be the last day in which a public hearing will take place.