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Developers outline 52‑lot Bergenwood subdivision; board warns on traffic, wetlands and neighbor outreach
Summary
Developers presented a sketch plan for a phased 52‑lot Bergenwood (Durgenwood) subdivision on roughly 144 acres; the planning board pressed the applicant on a Tamarack Lane connection, traffic safety at the Ramsell/Route 202 intersection, wetlands setbacks and required buffer/park sizing. The plan returns for preliminary review and public notice.
The Gray Planning Board reviewed a sketch plan for the Durgenwood (Bergenwood) subdivision, a phased proposal to create about 52 lots on approximately 144 acres, during its regular meeting.
Austin Fagan, an engineer with BH2M representing Bergenwoods Development LLC, said the design is “substantially through the design” but that the team is still working on stormwater treatment, exact lot fits and required buffers. He told the board the plans remove a short loop road because a significant vernal pool was discovered; the presence of that pool triggers a 75‑foot setback from associated wetlands that reduced developable area.
Board members and staff focused early discussion on a proposed connection to Tamarack Lane. Town planner Kristen said the connection was suggested under the town’s connectivity ordinance and that the proposal would have to be physically tied into an existing road or right‑of‑way. She cautioned that Tamarack residents have not yet been notified and recommended the applicant reach out early: notification for public hearings generally covers properties within about 250 feet of the parent parcel.
Traffic and intersection safety were recurring concerns. Several members warned that adding roughly 50 homes could intensify left‑turn conflicts at the Ramsell Road/Route 202 curve and that the forthcoming traffic study should analyze turning movements, queuing and potential mitigation. One member said, “by the time you get 50ish houses in there” the board will need to decide where and when mitigation is required rather than deferring fixes to later phases.
On open space and park requirements, the applicant said the central park area currently totals about 55,000 square feet and that they will seek to increase it to meet the town’s 60,000‑square‑foot minimum. Fagan said the project will provide sidewalks throughout for interconnection and proposed a mix of 30‑ft and 75‑ft buffers where adjacent to existing homes. Several board members opposed requiring park lighting to limit light pollution.
Fagan said the plan preserves an existing multi‑use trail through the property and intends a public easement so trail access remains when development occurs. He described phasing that would include temporary hammerhead turnarounds and future legs to allow possible extensions.
The board asked the applicant to coordinate with public works and fire on the Tamarack tie‑in and to include traffic‑study findings, buffering details and documented neighbor outreach in the preliminary submission. The sketch plan will return for preliminary review and a public hearing when those materials are complete.
