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Hoxie Court Place pre‑application favors cul‑de‑sac; through‑street and turnaround issues raised
Summary
MBG Construction’s pre‑application proposes merging two existing lots and creating three new single‑family lots served by a cul‑de‑sac; commissioners advised against a through‑street because of slope, cost and potential to create nonconforming lots.
The commission reviewed a pre‑application from MBG Construction proposing to merge two existing lots and create three single‑family lots along a new cul‑de‑sac extension of Notre Dame Street (Hoxie Court Place). The applicant described retaining the existing home at 34 Hoxie Court and creating two additional house lots accessed from a new cul‑de‑sac.
Staff and commissioners discussed alternatives, including whether to connect existing short streets (Hoxie Court, Kernan Court, Notre Dame) with a through‑street. Multiple commissioners and the applicant said a through‑street would likely produce at least one nonconforming lot, require extensive street construction (estimated at town standard costs that can reach hundreds of thousands of dollars for a street extension) and face challenging site topography (a steep 10–12 foot drop near the end of Hoxie). Commissioners noted that parts of the roadway network adjacent to the site cross municipal boundaries or private property and that maintenance/ownership questions (plowing, trash collection) would need resolution.
The plan as presented would result in three conforming lots: Lot 2 (existing dwelling) at approximately 1.24 acres and Lots 1 and 3 around 0.46 acres each, served by public water and on‑site wastewater systems (OWTS). The applicant and staff agreed the cul‑de‑sac option is likely the most practicable and cost‑effective approach; staff suggested the applicant explore a small turnaround easement to formalize where town trucks (trash, plow, emergency vehicles) currently turn on or across private property to reduce long‑term operational reliance on private drive areas.
Commissioners suggested avoiding sidewalks where the immediate street network has no sidewalk connectivity; sidewalk waivers would be discussed at preliminary review if the applicant proceeds. No formal application or vote occurred at the pre‑application stage; the applicant was advised to develop preliminary engineering and consult with public works and fire regarding road geometry and turning radii.
