The property, Stones Way, owned by Southbury-based Pine Rock Investment Corp., LLC, consists of approximately 36 acres off North Georges Hill Road.

The developer acquired an additional lot from the neighboring Red Barn subdivision to correct an awkward sight line at the original entry point on North Georges Hill.

Eight lots will be laid out along a conventional road running approximately 1,200 feet, dead-ending at a cul-de-sac where two driveways of more than 1,000 feet long run parallel, winding to three more lots higher up in the terrain.

The developer, according to engineer Mark Lancor who made the presentation to Wetlands, intends to request the Planning Commission to consolidate these driveways into a single travel way in order to conform to subdivision regulations.

Exhibiting the challenging characteristics of Southbury's second tier developable properties, the site includes close to four acres of steep slopes and two patches of wetlands.

Two detention basins, one wrapping around the wetlands area at the cul-de-sac and the other, a smaller pond, closer to the street, are designed to absorb storm water run-off from impervious surfaces and to weather the hundred-year storm criteria.

Mr. Lancor, describing a water quality system that removes pollutants and controls the quantity of storm water, explained that this technology follows best management practices recommended by the state Department of Environmental Protection.

His firm, Dymar, is known for a sophisticated approach to storm water management technologies designed to increase ecological diversity.

Examples of their projects over time in Southbury include the Willow Creek Farm and Kensington Green Assisted Living Facility ponds, and the wetlands area behind the Travel Center on Main Street South.

More than seven acres of the parcel will be consigned to open space, connecting to existing town-owned property that is now only reached by a pedestrian easement that requires hikers to park their cars on the roadside.

Mr. Lancor said that parking spaces would be provided at the cul-de-sac.

Following custom, the commission voted to send the project out for review by its engineering consultants and the application will continue to the November meeting.

Also continued was an extension granted by engineer Brian Baker in the name of his client, Bryan Nettleton.

This application, to subdivide a lot at 44 Hemlock Ridge Road, has been shuttling around the land use boards for a while now, and was continued from the September meeting when a bare quorum showed up for the meeting.

Acting chairman Jeff Manville, in the absence of both chairman Scott Martin and vice chairman Carl Hornbecker, felt that wiser heads should prevail in the decision-making.

The concern of these wiser heads was that the size of the lot might result in shoe-horning two septic systems at the edge of the buffer zone. The three-bedroom house, proposed today, could later balloon into something larger.

"You are the engineer," Mr. Hornbecker told Mr. Baker, "and it is unlikely that you will be involved in the construction of the house. There might be a different attitude five years from now."

To resolve the stalemate, commissioners proposed that Mr. Nettleton post a conservation easement to protect the wetlands against future infiltration.

The extension was required in writing within two days. Mr. Baker agreed to speak to his client.

The commission approved Kristina Almqvist's application for a horse paddock on her family's property at 36 Bucks Hill Road that was apparently constructed without a permit.

At the last meeting, rather draconian methods were proposed, but the worst was averted by postponing a final decision until this meeting.

The outcome was that Ms. Almqvist is going to be allowed to keep her paddock after posting a $750 bond for wetlands markers and a commitment to plantings and removal of invasive species while the fall weather holds.