Age-restricted houses to be built

#Middlebury #AgeRestricted

The overlay on this map shows the proposed housing development, Granite Woods. One entry is via Stevens Road; the other via Nutmeg Road. (Terry McAuliffe image)

By MARJORIE NEEDHAM

A new age-restricted subdivision proposed by Michaud Development Group has made its way through Middlebury’s approval process and can move forward. The 24-unit subdivision, as shown on the map above, has two parcels, Parcel A will be entered by turning off Regan Road onto Nutmeg Road and then turning left onto the subdivision’s Oakwood Drive. Parcel B will be accessed by turning onto Stevens Road by Sullivan’s Jewelers and then driving straight onto the subdivision road, Pine Ridge. A gravel pathway will link the two parcels.

Emily Jones of Civil 1 Engineering, during a December 2, 2021, public hearing before the Planning and Zoning Commission said the site is currently wooded with areas of existing rock outcroppings and a large wetland that is centrally located on the property. She said rock excavation (blasting) and processing is anticipated as it was when an earlier plan was approved.

A different developer had presented plans for this property in 2004, when it was known as Woodland Spur. That project also involved 24 single-family units but had 10 on parcel A and 14 on Parcel B. Updates to the original plan were made based on an updated survey and changes in regulations since 2004. P&Z Chairman Terry Smith reminded commission members that the parcel and project were subject to a 2004 approved court judgment.

Smith told this newspaper that, after the Planning and Zoning Commission denied the 2004 application, the developer sued, and the court decided in the developer’s favor. He said, “The entire project is subject to a court-stipulated judgment – the zone change, the site plan, everything. All we were doing was modifying the plan for new wetlands regulations. There was no way we could deny it.” Smith said the original developer “went belly up” before proceeding with the project.

This street view shows the Granite Woods houses circling one of the two cul de sacs in the proposed subdivision. (Civil 1 rendering)

Homes in the newly proposed project will be a mix of 2- and 3-bedroom units, each having a driveway and a garage. There will be 21 visitor parking spaces and a recreational and picnic area is proposed, along with a gravel walking path connecting the two parcels.

At a public hearing December 2, a number of neighboring residents raised concerns about the subdivision, but one couple, Paul and Heidi Shea, spoke in support. Paul said their current home has gotten too large for them, and they are happy to see the options this subdivision offers them.

Others were not as happy. John Pruchnicki of 35 Nutmeg Road, said residents there have to park along the main road when there is a storm and asked how Granite Woods traffic would be handled at those times. He also expressed concern about protection for existing water wells.

Frank Perrella of 25 Edgar Road said a major concern is downstream flooding. He said the water table is very high and some of the basements in the proposed subdivision will flood. This reporter has visited the existing houses when the Middlebury Volunteer Fire Department was there pumping out basements following a heavy rain.

Perrella also expressed concerns about the planned blasting for excavation affecting his well and about the traffic on Route 64, where residents of the homes in Parcel B would travel as they come and go via Stevens Road. He said that stretch of road already is very congested.

Jones, responding on behalf of the developer, assured attendees that a detailed blasting plan from a certified blaster would be required. She said precision in blasting has come a long way over the years.

Addressing flooding concerns, she said the homes will have foundation drains that tie into a storm drainage system and not toward abutting houses. She said a current analysis of storm water runoff had been done and was used to design storm water management in the project.

She also said she didn’t anticipate Granite Woods residents having to park along Nutmeg Road. She assured those concerned with seeing the subdivision that a 30-foot landscaped buffer is required.

Developer Mark Michaud explained some units have three bedrooms in case a live-in aide is needed by a resident.

The hearing was continued to January 6, 2022. At that hearing, Chairman Smith said the Middlebury Economic Development Commission had unanimously approved the proposed building designs and site plan for the project.

Heidi Shea spoke in favor of the application and said many of her friends also favored it. Perrella reviewed his concerns about the high water tables and referred to the King’s Marx Environmental Study of 1976 he provided to P&Z in the past. He asked that the public hearing remain open.

Jones said she understood the concerns raised, but she respectfully requested the hearing be closed.

Acting Chairman Bill Stowell reiterated the design is by court order and the improvements meet new wetlands requirements. He said he believes the applicant has met all the requirements. Erika Carrington made a motion to close the public hearing. Joseph Drauss seconded the motion, and it was unanimously approved.