Town of Clinton
PO Box 208
Clinton Corners, NY   12514

June 16, 2006

To:   Town of Hyde Park Planning Board

From: Town of Clinton Town Board
Re:   Proposed Serenity Hills Subdivision

    A committee has been appointed by the Clinton Town Board to respond to the proposed Serenity Hills residential development to be located on North Quaker Lane just south of the border of the Town of Clinton.   The Clinton committee notes the thoroughness of the Draft Scoping Document presented by the Hyde Park Planning Board.   After examining the maps, the full EAF and Draft Scoping Document, the committee has the following concerns, in addition to those raised by the above document:

SITE ANALYSIS

The area to be analyzed for the impact of the project should be extended to one mile from the project to allow for full understanding of the impact of this subdivision.   This would include consideration of the historic hamlets of Frost Mills and Pleasant Plains, as well as nearby Clinton residences in the Draft Environmental Impact Statement.

The total impact of other nearby proposed subdivisions (Grist Mill Ridge and Moorgate), as well as the Crosslands subdivision, should be included in the analysis because of the accumulated effect of change in the surrounding area.   Other nearby undeveloped land may add additional residential development, bringing additional impact.

Noting that there is vacant land in the Town of Clinton to the north of this proposed subdivision owned by the same landowner, plans for this land should be considered as part of the total impact

How will use of utilities be changed in the area with new requirements for power?   Considering the subdivisions nearby, will cumulative effects require more from the utility company?   We look forward to the Scoping document and the related Draft Environmental Impact Statement addressing this concern.

TRAFFIC

The volume and flow of traffic is of critical concern with the nearby historic hamlets of Pleasant Plains and Frost Mills being immediately affected.   It is noted that the Draft Scoping Documents requires analysis of intersections to the south in Hyde Park, but not outside the town boundary.   Intersections in Clinton should be added to this list.   A likely commuting route would be the Taconic State Parkway, necessitating the commuters to pass through the historic hamlets of Pleasant Plains, Clinton Hollow (with its one lane bridge), and Clinton Corners.   These hamlets should certainly be included in an analysis of traffic patterns and impact.

As a mitigation measure to protect rural hamlets in Clinton, which were designated as Critical Environmental Areas under the State Environmental Quality Review Act in 1988, the Town of Clinton has requested from Dutchess County Department of Public Works that a by-pass road be constructed between North Quaker Lane and Route 9G.   The possible route for this road could be along the border of Clinton and Hyde Park.   The Town of Clinton requests that the Town of Hyde Park work with Clinton to insure that this road is integrated into the plan for the three subdivisions currently being considered.   Since those requesting subdivision would benefit from this road construction, it is suggested that the developers construct the road to county specifications

VISUAL ANALYSIS

The visual impact of the proposed subdivision should be analyzed in sufficient dimension to allow the public to assess the nature of this large subdivision in an area which has previously been undeveloped.   The SEQRA Appendix B form "Visual EAF Addendum" should be completed and included in the project documentation.

Ridgeline development can be difficult to visualize.   It is suggested a three dimensional rendering be provided for analysis.   A balloon test should be expected at a time that will be announced to the public.

Because of proximity to the gateway hamlets, Pleasant Plains and Frost Mills, the nature of the housing and traffic patterns is of importance to the Town of Clinton in protecting the historic nature of these communities.   For example, the cluster of homes proposed for the northeast area of the subdivision could be planned using Greenway guidelines to better integrate with the historic hamlets.   Consider if the "Architecturally Diverse" single family dwelling designs will conflict with the gateway image of the Town of Clinton CEA hamlet.

HYDROLOGY

Groundwater is of key concern to residents of Clinton.   The analysis should include mapping of nearby aquifers and the impact of the cone of depression of the proposed well field on the quality and quantity of water available to wells of existing residents.  

A hydrologic study should clearly delineate the watershed boundary.   It appears that the proposed wells may draw water from the Crum Elbow watershed, with discharge into the Fallkill Creek watershed.   This transfer of water could have a major impact on the streams and wetlands in the area, as well as the groundwater aquifer.   The Crum Elbow Creek is currently rated AA(t) by New York State Department of Environmental Conservation.     The Fallkill Creek floods periodically during high rainfall events with the current water flow.   Impact on these creeks could be critical

It appears that slopes that are currently wooded will be cleared to allow the building of homes.   What measures would be required to assure that erosion would not occur and that stormwater runoff created on this site would be contained and absorbed on the site?

WILDLIFE HABITAT

Wildlife habitat is particularly sensitive in this area which is designated by the NYS Natural Heritage Program as the "Crum Elbow Creek Wetlands Important Area."    The land just north of the proposed subdivision is known to be breeding habitat for the NYS threatened species Blanding's turtle.   Documented by Erik Kiviat, PhD, this rare turtle travels up to 1500 meters in its normal range during the year.   The dewatering of streams and wetlands caused by the large number of new homes may greatly damage the habitat for the Blanding's turtle and other rare amphibians and reptiles.

FIRE/RESCUE

Impact on the West Clinton Fire Department should be carefully described.   What new requirements will be placed on the fire department?   What will be the cost to taxpayers?   Will residents of Hyde Park or the new subdivision share this cost?

With the flight path of Air Haven, the privately owned public use airport, to the south of the proposed subdivision directly over a number of homes, the possibility exists that an accident during take off or landing could damage or destroy homes.   How would an accident of this dimension affect local fire and rescue services?  

TAXES AND SERVICES

Increasing taxes are a major concern in Clinton.   What additional tax burden would Clinton taxpayers be asked to absorb for schools, fire services and roads because of the additional residential housing in the three proposed subdivisions?

Respectfully yours,

Jeffrey Burns,Town Councilman
Michael McCormack, Chair, Planning Board
Norene Coller , Chair, CAC
John Cleary, Clinton Resident
Blanche Rubin, Clinton Resident