Developers are looking to create a 22-lot residential subdivision on a 62-acre parcel off Route 85.
New Scotland Planning Board members heard Camp Shelly LLC’s housing proposal at its Tuesday, Aug. 5, meeting, with the subdivision named Shelly Pines in its plat application. The lots range from 1 to 12 acres, with the majority within 2 acres. The property abuts the Town of Bethlehem line on the eastern side, and developers are planning to connect to Bethlehem’s water system.
Planning Board Chairman Charles Voss said he and town officials met with the applicant about a month ago to discuss initial thoughts on the site layout. The developer at that time had a rough sketch, but revised it for the Tuesday meeting to present a preliminary plan.
Two new roadways would be constructed off Route 85, also known as New Scotland Road, with all but two homes along the project’s main road ending in a cul-de-sac. A ridgeline vertically divides the parcel, and there is a pond located near the southeastern portion of the property.
All of the lots will be deeded to jointly own the pond’s parcel and have access to it, possibly through a stone pathway.
The site was historically used as a campground, known as Camp Shelly, and is zoned residential agricultural.
“The typography of the site rises up to Baltis Drive … and we have taken advantage of a ridge that’s formed and that we have followed with the roadway alignment,” said Nicholas Costa, an engineer working for the developer. “We’ve also placed the road so that we don’t have any lots adjacent to the water tank and former reservoir for the Town of Bethlehem.”
Costa said developers have had conversations with Bethlehem officials about connecting to its water line, but still need to contact its water board. Average daily water usage for the homes is estimated to be 10,500 gallons.
Voss said a municipal water supply would likely be needed to provide adequate water to homes.
“I just don’t think there is any way you could get enough wells to handle this type of development in that area,” said Voss.
Stormwater would be managed through placing a retention basin near the sites entrance off Route 85, using swales to direct water, and discharged into a wetland area. The water would be properly treated before entering the wetland, according to Costa.
“We don’t expect this needing a huge retention basin,” said Costa.
Jameson Phillips, the applicant, said a company has not been selected yet to build the homes. Costa said the lots could be sold individually, to multiple companies, or even one company.
Phillips said ideally a few developers would build a certain amount of houses with a similar architectural style and follow a theme.
The applicant will return to receive site plan approval for the sub-division. The board only reviewed the project.