Subdivisions tell story of local growth

By: John M. Benson Pawling News Chroniclel March 9, 2005

With the conceptual approval of 56 new lots on one property on West Dover Road, the number of residential lots in the Town of Pawling continues to expand.

A review of the actions of the Town of Pawling Planning Board in the years 2004 and 2005 show that in subdivisions ranging from two lots to 56 lots, 23 lots in the town could expand to 215 lots in the near future. Some of those are in the approval process, and some have already received formal approval.
The largest is the Boniello property on West Dover Road, which received concept approval on March 7 from the planning board. Deerfield Estates, just south of Deerfield Ponds, has received tentative approval for 33 lots. A developer appeared before the board on March 7 for the first time, with a concept for 32 lots on West Dover Road. That is included in the number of 215 lots, but it has a long way to go before any count is official.
By a formal motion at its business meeting on March 7, the Town of Pawling Planning Board approved the concept of the new subdivision of the Boniello property on the eastern side of West Dover Road, just north of Deerfield Ponds.
The planning board has been working with the applicant for nearly a full year, refining the parameters of what can be built on this property within the codes and master plan of the town. The applicant and the board have worked in cooperation to establish a green space that runs around the perimeter of the property, with access for all future residents of the development. They have brought the number of lots down from 69 to 59, and that number could be reduced still further in the full application and environmental review processes.
Of the 216.3 acres on the site, 33.81 acres are wetlands, 19.79 acres are wetland buffer, and 7.64 acres are steep slopes. The final layout will have 108.69 acres of open space, and the rest will be used for the 56 individual lots and roadways.
Boniello will now make formal application, and must go through the environmental review (SEQRA), and all requirements of the DEC, DEP, and Dutchess County Department of Health. The developer must still prove out that the property will tolerate an individual water well and an individual septic system on each lot.
The Village of Pawling has three major properties available for subdivision.
Of concern in Pawling is property in Wingdale that is in the Pawling Central School District.
There are 17 lots ready for construction in the Valley
View Farms subdivision on West Dover Road opposite Blackberry Road.
The old Starkdale Farm is zoned residential, consisting of 417.37 acres in Wingdale, and 213.92 acres in Pawling. The Dykeman Farm is still operated by the family as a working farm, but it is also zoned
residential, and could be subdivided.
The existing schools, water supply, capacity for septic systems, roads and other matters are issues that the local community will be forced to deal with in the very near future.

©Pawling News Chronicle 2005

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