PROJECT: FIELDSTONE

    DISCUSSION:   SUBDIVISION & SITE PLAN-R3&PC                              

    LOCATION:   BRYANT POND ROAD AND TACONIC PARKWAY

    TM:    63.-3-28, 45, 50, 52 & 74.-1-35.1 AND 35.2

    FILE:  63./903/837 & 74./903/836

1/2009 The existing proposal, know as Fieldstone, has been withdrawn by the developer from Planning Board consideration. The property is up for sale for $5 million.

Map
Revised site plan
Draft Scope Document
Hearing request

9/2008  Living Springs/ Fieldstone proposal by Lorterdan Developers

Issues regarding the current proposal that would affect the rural and residential character of our community.

Scale of Project:  Area of disturbance:

• Indoor multi-purpose, commercial sports arena. Size: 93,000 sq. ft. with two outdoor soccer fields, each 200’x 300’= 60,000 sq. ft.; Total:120,000 sq. ft.
• Proposed, two town owned ball fields: approx area of disturbance: 120,000 sq. ft.
• A shared parking area between town and commercial property for approx. 200 spaces.
• Road length from Bryant Pond Rd. to commercial development, approx. 880 ft.  Road length from commercial development to length of dead end road, approx. 1,200 ft. Total road length: over 2,800 feet.
• “Emergency Road” on steep slopes with entrance on a blind curve on Bryant Pond Rd.  approx. length: 1,216 ft. with locked gates at both ends.
• Thirteen homes to be built in view of Taconic Parkway, in wetlands and on steep slopes.

In addition to the amount of area to be disturbed, this project has the following issues:

• Traffic and safety:  Only one entrance/exit for use by an excess of 200 cars for attendance at all sports areas at one time.
• Current entrance, which cannot be changed, has unsafe viewing distance of oncoming traffic over bridge.
• Impact of truck traffic to service commercial building on local roads as well as car traffic would be substantial.
• Cost of maintaining roads and traffic management would be a town expense. School taxes would go to the Mahopac school district.
• Project encroaches on wetlands buffer and destruction of existing wetlands. Artificial retention ponds to contain run-off water would have chain link fences surrounding them.
• A septic field for the commercial building would be buried under a soccer field. This has yet to be determined as acceptable by the county health dept.
• A proposal to reduce the road width from 24’ to 18’ would not allow a fire truck and EMS truck to pass each other.
• The impact of light and noise pollution on a residential neighborhood would be great.  There would be events at all times of the day and night.
• The large draw of well water required for this project could affect local wells.
• The impact of impervious surfaces would impact both the NYC and Peekskill watersheds.
• Emergency and Fire Dept. access during peak use time of the proposed Development, will create a potential liability for the town.
• Property owners on the pond would be compromised with the liability if anyone on the pond is injured or worse by accessing the pond through the proposed development.

• The proposed “gift” of ball fields to the town must be placed in an equation that considers the following: Number of existing ball fields in town, frequency of use, income from use and cost of maintenance and park staff hours.  For this project: the projected use and income vs. the projected costs should be estimated.
• The neighborhood would be directly impacted by such a large scale commercial development. It would be an intrusion to a residential community because of all the above concerns.