Open space issues dog development
Impact on environment, traffic, schools concerns residents

By: Eamon McNiff , Staff Reporter Hudson Valley Times March 10, 2005

AMENIA The planning board has finally closed the public hearing portion of the permit process on the Amenia Hills development, a signal that the project may move forward after many delays.
The development, which is projected to bring 19 new homes to Depot Hill, has been under review for several years. The board made its decision to close the public hearing on March 3 and the public has two weeks to submit written comments to the board.
At the meeting, attorneys for a neighbor to the development and representatives of the Chazen Co. discussed the pros and cons of issues, such as a community septic system, bog turtles and cluster housing.

Cluster housing versus open space
The Chazen Cos., the engineering firm hired by developer Richard Syms, will respond to public comments, then submit a Final Environmental Impact Statement to the board, as mandated by the State Environmental Quality Review Act or SEQRA.
The central argument around the development concerns whether to "cluster" housing to conserve more open space, or to spread out the homes, giving each lot a full acre or more of space.
"Some feel a cluster plan is a better proposal. You save a little space, rather than try to put a home on every conceivable piece of terrain," George Fenn Jr., planning board chairman, said.
Chazen Cos. representatives said they are opposed to the cluster plan, citing problems with the community septic system that will be needed, as well as giving homeowners less space.
"We feel the conventional plan is superior to a cluster plan for a number of reasons," Peter Romano, a Chazen engineer, said.
"I don't think there is any advantage to a cluster plan. There is still a significant amount of open space in the traditional plan, and the houses with larger lots give a more open feel," Romano said.
"A cluster plan would be great if you had communal water. There are just too many questions involved with a community septic system," Romano said.
Romano cited ownership as one concern, questioning who would be responsible for care and maintenance of such a system. He said community septic systems had a history of breaking down.
"The community septic system is controversial. It may break down, but if someone watches it, it shouldn't get to the point of breaking down," Fenn said, adding, "The county Waste and Water has already volunteered to watch and keep track of the community septic system."
Dave Thompkins, director of environmental and ecological services at Chazen, discussed whether non-clustered development would disrupt any endangered bog turtles in the wetlands near the site.
"We did not find any bog turtles here, but the environment is suitable for them, so we believe they may be," Thompkins said.
"In our mind, the 100-foot buffer being given to them in the non-cluster plan is more than adequate," he said.
"Would a little bit more be better to preserve the habitat?" planning board member Gina Mignola asked.
"It could be, but there's not a mandate," Thompkins responded.
Neighbor's concern
An attorney representing Steven Kaye, a Millbrook resident who owns land near the proposed development, presented the argument in favor of cluster housing.
"There are a lot of advantages to a cluster plan," David Clouser of Clouser and Associates said.
"With our buffers, the closest lot to the wetlands is 300 feet. The cluster plan also promotes pedestrian-friendly development and there is less visible impact," Clouser said.
"The community septic system is less cost for 19 lots, and there will be bigger space for the added sewage flow," Clouser said.
"You have experts in the Department of Health advising against the community septic plan. They are against them for a reason," Romano said.
Drayton Grant from Clouser and Associates noted that Kaye has grazed cattle on his property in the past, supporting evidence of the bog turtles presence in that area.
"Cattle grazing are helpful in maintaining the low vegetation for maintenance of a bog turtle habitat. The cattle do their part for the turtles," Grant said.
"Cattle are also known to step on and crush bog turtles," Thompkins pointed out after Grant displayed a bog turtle pin she was wearing.
"Regardless of what the opposition is making us out to be, we want to do the right thing," Romano said in closing Chazen's presentation.
"All of your questions will be answered in the FEIS," he said.
"Chazen is against the cluster plan, probably because the houses might be worth less money," Fenn said in an interview after the meeting.
"The final decision depends. We have to be satisfied with the FEIS," Fenn said.
Other issues with the development are the waste flow, the road traffic and how to get more water pressure into the development.
"The board is going to come down on whatever side they think is going to be less trouble in the future," Fenn said.
During the two weeks now allotted for written comments, the public can review the two plans at the Amenia Town Hall.

©Harlem Valley Times 2005

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