Brockport residents overflowed the public meeting room on March 12 to get a look at conceptual plans for a new subdivision on the south side of East Avenue just east of the Havenwood tract. Brockport Planning Board Chairman Tom Hare said it was the largest crowd he has seen in his years on the board.

Developer Don Hibsch plans to build a mature living community on the 22.9 acre parcel. He wants to use the newly adopted cluster zoning ordinance that allows developers to put homes on smaller than conventional sized lots in exchange for creating common green spaces. He likens it to the College Greene development in North Chili.

But residents of East Avenue, Havenwood, Cloverwood and Candlewick raised several issues they would like to see addressed before the project is approved. Traffic patterns, drainage, property values, aesthetics, existing contamination of a creek, and safety were some of the concerns.

Cloverwood resident George Hage questioned the wisdom of allowing new homes to be built in an area adjacent to a stream that may be contaminated. Several residents said there have been fish kills in the stream over the years. They feel that the scope of the DEC’s investigation into a nearby tributary should be expanded to their area before any more homes are built. "I recommend you put a moratorium on it until an environmental study is complete," Hage said.

The bulk of the concerns dealt with how the Havenwood neighborhood would be changed by the new development. The two subdivisions would be linked by one spur at the southernmost edge of the developments. Most residents prefer that the two not be connected, they want to keep traffic to a minimum. But some acknowledge the planning board’s contention that having a second egress is important in times of emergency.

Hibsch’s proposed lots average 60 feet in width, which is significantly narrower than Havenwood lots. Residents fear these lots will be unattractive and detrimental to their property value. "We don’t want it to look like Huntington Park in Hamlin," one resident said. Several people objected to having two or possibly three different backyards backing up to their single backyard. Privacy would be lost, they say, and suggest some natural screening should be incorporated into the plans.

Several people also questioned whether all of the 65 homes would be occupied by adults over the age of 50. They’re concerned the mature living market isn’t strong enough and that families with children would end up occupying homes with too little yards.

Hibsch told the crowd that he believes there is a strong enough market to support the project as a mature living community. A homeowners association, a license for which Hibsch has filed for from the state, would operate the development after construction. The association would contract for lawn mowing, snow removal, garbage pick-up and other exterior maintenance.

Ralph Parmalee, a Brockport businessman who lives in Spencerport, told the audience that he and his wife are ready to down-scale from a 3,000 square foot house to one about half that size. He’s one of the dozen or so people who have contacted Hibsch before the project really even gets under way.

Hibsch said he would offer six or seven different house designs, ranging from 1,100 square feet to 1,600 square feet with two car garages. Depending on the finishes chosen, the houses would range in price from $125,000 to $160,000.

If the project is approved, Havenwood residents want the new entrance from East Avenue constructed first to keep most of the truck traffic off their streets. Hibsch said he would rather not have to do the East Avenue entrance first; the bridge over the creek will be one of the high cost items.

The project is only in the conceptual stage, although Hibsch has said he would like to break ground this spring. The planning board next meets with Hibsch on March 26 at 8 p.m. The meeting is open to the public although it is not a public hearing.