Introducing
A new vision for 55+ living in South Windsor, Connecticut.
Introduction
We are happy to share with you our vision and plans to create a walkable senior residence neighborhood consisting of 69 one-story homes for adults aged 55 and over.
The applicant, Jim Newbury, is a native of South Windsor, and he and his wife Judith raised their family here and reside in a historic home on the property. They have wanted to make the very best use of this property in a way that minimizes the impact on area property owners in the neighborhood where they live, while realizing their vision of creating a luxury active adult retirement community on their land. We believe The Estates at 100 Oakland will do just that.
Overview
-
It will be a quiet, walkable community of owner-occupied homes located close to Town Hall, the South Windsor Public Library, a grocery store, pharmacy, restaurants, medical, dental, and other offices in South Windsor’s Town center.
-
It will meet the recently adopted goal of South Windsor’s Plan of Conservation and Development (POCD) that calls for the creation of more 55+ housing to allow residents to downsize from their larger homes and live in Town in a one-floor home where they can age in place.
-
The Estates at 100 Oakland will generate significant tax revenue for South Windsor—estimated at more than $1 million—without adding any burden to the school system. Because all streets will be privately maintained by the community, the Town will also avoid the costs of road maintenance and repairs.
-
It will be a 55+ community that will, through its homeowner’s association, maintain its own roads year-round, and provide a new gated emergency vehicle access drive that will also serve the Rainbow Hills neighborhood (Darlene Drive, Windy Hill, & Kupchunos Drive).
About the Land
The properties that will make up this community were historically cultivated as farmland, featuring tobacco fields, a barn, and other remnants of past agricultural activity. The site includes a mix of woodlands, open fields, and wetlands that have developed over time since active farming ceased.
Our plans, which continue to evolve, have been shaped to have as little impact on the natural resources of this one-time farmland as possible.
-
Of the site’s 32+ acres, 20± will be developed and the remaining 12± will be preserved in their natural state.
-
The woodlands on the property, which grew once the farmers stopped tilling the soil, will be reshaped to the extent necessary to build the homes, community center, and two streets in a pedestrian- and senior-friendly environment.
-
Of the site’s wetlands, the only proposed disturbances are associated with restoring the stream and associated riparian areas due to historic disturbances during agricultural operations, such as past earthen filling, stream relocation, damming, and vehicular access accommodations to fields. Other temporary disturbances include installed underground utility crossings, as required under zoning. Minimal permanent disturbances of only 1,182± square feet are necessary to install a bridge spanning the intermittent water course.
-
After temporary disturbances of 3,702± square feet have been restored, the active-adult retirement community’s total site wetlands will increase from 4.37 acres to 4.47 acres.
-
After all improvements and wetlands restoration efforts have been accomplished, the resulting wetlands will be better functioning and constitute a more self-sustaining wetlands system.
-
The severely eroded stream channel will be mitigated to a self-sustained channel, including riparian habitat enhancements.
History of the Property
Dating back to the early 1930s, the property that would become The Estates at 100 Oakland was primarily used as farmland. For decades, it supported active agricultural operations, including tobacco fields, barns, and related farming activities. Over time, as cultivation ceased, the land naturally transitioned to woodlands—setting the stage for its next chapter as a thoughtfully planned, environmentally mindful community.
Environmental Review
Independent studies by a Professional Soil Scientist and REMA Ecological Services confirm that The Estates at 100 Oakland has been carefully designed to protect and even improve the site’s wetlands and wildlife habitat.
Key findings include:
-
Net gain of wetlands: The project will create new, high-quality wetlands that more than offset the small, low-quality areas affected by construction, resulting in a healthier and more resilient wetland system.
-
Improved water quality: Modern stormwater systems will treat runoff before it reaches wetlands, reducing erosion and protecting downstream rivers.
-
Healthier habitat for wildlife: Efforts will focus on reducing invasive plants like Japanese knotweed and promoting native species that support birds, pollinators, and local wildlife.
-
Stabilized stream conditions: A new 60-foot bridge and streambank restoration will correct long-standing erosion issues and improve the brook’s health.
Overall, both reports conclude that the project represents the most feasible and environmentally beneficial plan for this property, balancing thoughtful community development with meaningful ecological restoration.
📄 Read the Wetland Evaluation Report (Aug. 12, 2025)
📄 Read the REMA Wetlands Review (Aug. 13, 2025)
About the Homes & Community
Communities designed for adults aged 55 and over are among the quietest owner-occupied neighborhoods in South Windsor. The Estates at 100 Oakland will feature 69 one-floor high-quality single-family homes and duplexes, all with 2 bathrooms, 2+ bedrooms, an attached 1- or 2-car garage, a full basement, whole-house air conditioning, and pedestrian friendly access.
-
All residences at The Estates at 100 Oakland will be single-story. Most will have a front porch, and they will range in floor area from 1,200 to 2,400 square feet each.
-
As required by the Planning & Zoning Commission’s new Senior Residence Development zoning regulations, eleven of these homes will be designated as affordable, for residents whose income is at or below 80% of the area’s average median income. These 11 homes will have an attached garage, two full bathrooms, two bedrooms, a full basement, and be indistinguishable from the market-rate homes.
-
The Estates at 100 Oakland will feature a beautiful 1,200 square-foot community clubhouse with a kitchen, bathroom, large outdoor patio, and lawn for recreational activities.
-
A landscape architect is designing a wildlife garden with a babbling brook connecting two small ponds (one with year-round fish), and an abundance of native plants selected to attract pollinators, birds (including hummingbirds), and other species, including monarch butterflies, as well as a trail system with exercise stations.
-
The development will be constructed with a combination of plantings and planted perimeters to both enhance the natural resources, community aesthetics, and minimize the initial visual impact on neighboring homes that the clearing, grading, and creation of this two-street neighborhood will bring.
-
The only vehicular entrance to the neighborhood will be via Oakland Road (State Route 30) to prevent additional traffic on nearby residential streets, and The Estates’ private roads will be maintained, and repaired, if necessary, by the homeowner’s association, not by the Town.
-
As a 55+ community, The Estates will not pose an added burden to the South Windsor public schools, nor to the taxpayers. The Town will receive real property and motor vehicle taxes from the residents and from their Homeowners Association (HOA).
Positive Impacts for South Windsor
-
South Windsor’s POCD calls for the creation of more active-adult housing to allow residents to downsize from their larger homes and live in Town in a one-floor home where they can age in place. Indeed, the Planning & Zoning Commission has recently provided for such developments in their zoning regulations.
-
There are approximately 350 adult 55+ homes in Town available to South Windsor’s 8,000 and growing population of residents aged 55 and over. (Coldwell Banker’s Bob Knurek recently testified to the Planning and Zoning Commission that he estimated only 48 adult 55+ resale homes have come on the market in the past three years, equating to approximately 4% of the 55+ homes being available for purchase each year.) Active adults are an underserved housing market.
-
William Snowdon Appraisals has stated that the proposed development will have no negative impact on surrounding property owners, and “will be an asset to the community, providing a needed market segment (over 55) to boost the tax base.”
Planning, Listening, Learning
As we continue to shape our vision and plans, we have launched this website to serve as an information and engagement hub for our project. We will post information and updates on the progress of our plan development and provide a comment/email feature to allow South Windsor neighbors and residents to send us their thoughts, comments, suggestions, and questions, which are most welcome. We will also feature a “Frequently Asked Questions” section with questions and responses to issues related to the project that people are talking about.
Our initial discussions with South Windsor’s land use, wetlands, and planning and zoning staff and commissions have begun, and the input we have received is helping to improve our plans to create a walkable, welcoming neighborhood that will fit well into its surrounding area of residences and the town center.
Resources
Our Resources section will be the central hub for project updates and supporting information as the community develops. Here you’ll find news articles, environmental and wetland reports, and other key documents that provide transparency and insight into the progress of 100 Oakland. As the project grows, we’ll continue to add new materials so residents and neighbors can stay informed every step of the way.
This independent evaluation by Soil Scientist Ian Cole reviewed the site’s wetlands, soils, and habitats at 100 Oakland Road. The study confirmed that while some wetlands are currently degraded by invasive plants such as Japanese knotweed and burning bush, the proposed plan will improve conditions. The project avoids high-value wetlands, limits disturbance to already impaired areas, and introduces stormwater systems that protect water quality. Importantly, the development will restore and expand wetlands with native plantings, creating healthier, self-sustaining habitats for wildlife.
REMA Ecological Services reviewed the project design and found that the plans not only protect wetlands but also correct long-standing erosion problems caused by a historic farm embankment. Their report highlights how the new bridge crossing will stabilize the stream, prevent further sediment from washing downstream, and improve overall watercourse health. REMA also recommended additional habitat restoration by removing invasive species and replacing them with diverse native vegetation. Their conclusion: the project represents the most feasible and environmentally beneficial option, leaving the site’s wetlands stronger and more resilient than they are today.
The Hartford Courant recently covered the Estates at 100 Oakland, highlighting the proposal to build a 55-and-over housing community on former farmland in South Windsor. The article discusses how the project could provide much-needed housing options for local residents who wish to remain in town as they downsize, while also addressing community concerns and the balance between development and preservation.
FAQ
We believe that good decisions come from good information.
Here are some of the most common questions and concerns we’ve heard — and the facts behind them.
Q: What is The Estates at 100 Oakland?
A: It’s a proposed 55+ active adult neighborhood in South Windsor, featuring 69 one-story, owner-occupied homes designed for quiet, walkable living close to Town Hall, the library, shops, medical offices, and restaurants.
Q: Who is behind the project?
A: Local resident and lifelong South Windsor community member, Jim Newbury, and his wife Judith, who live on the property in a historic home, are leading the project. Their vision is to create a senior-friendly neighborhood that blends into the community with minimal disruption.
Q: How will this affect local wetlands and wildlife?
A: Any temporary disturbances will be restored, and new wetlands will be created—resulting in more wetlands than exist today. The restored stream and new plantings will improve habitat quality, making the ecosystem healthier and more self-sustaining.
Q: How will the project improve the condition of the wetlands?
A: Currently, the wetlands are being overtaken by invasive Japanese knotweed and burning bush, which displaces native plants and harms local ecosystems. As part of the development, these invasive plants will be managed, reduced and replaced with native species, restoring a healthier, more balanced environment.
Q: Will the Estates at 100 Oakland harm the wetlands on the property?
A: No. The development has been carefully designed to minimize impacts and actually results in a net gain of wetlands. Temporary disturbances will be restored, and new wetlands will be created with native plants to improve water quality, habitat diversity, and ecological function.
Q: What about the wildlife that lives in the wetlands?
A: The project preserves a natural, north–south vegetated corridor along the brook, allowing wildlife to continue moving through the property. Invasive plants like Japanese knotweed and burning bush—which can block tree growth and provide little food for native insects—will be managed, and areas will be gradually restored with diverse native shrubs and wetland plants to foster healthier habitats that support birds, pollinators, and other wildlife over time.
Q: Are there any rare or endangered species on the property?
A: Based on available historical and environmental records, there are no known rare or endangered species on the site.
Q: Isn’t building a bridge across the wetlands harmful?
A: Actually, the planned 60-foot bridge will improve conditions. The new design stabilizes the banks, restores the stream channel, and reduces erosion—helping protect both the on-site wetlands and waterways downstream.
Q: How much open space will be preserved?
A: Of the 32+ acres, about 12 acres (over one-third of the property) will remain in their natural state, with efforts focused on reducing invasive plants like Japanese knotweed and burning bush while supporting wildlife, native plants, and scenic enjoyment.
Q: Will the project burden the school system or town services?
A: No. The neighborhood is age-restricted to adults 55+, meaning no added school enrollment. Roads will be privately maintained by the homeowners’ association, not the Town.
Q: What about traffic?
A: The only entrance will be from Oakland Road (Route 30). There will be no new traffic through nearby residential streets.
Q: Will this harm nearby property values?
A: Independent appraisal reports state the development will have no negative impact on surrounding property values and will be a community asset, meeting a growing housing need.
Q: How will this benefit South Windsor?
A:
-
Meets the Town’s Plan of Conservation and Development goal for more 55+ housing.
-
Provides a rare opportunity for residents to downsize while staying in South Windsor.
-
Increases tax revenue without adding strain to schools or town-maintained roads.
-
Creates a landscaped, environmentally mindful neighborhood with community amenities.
Q: What will the neighborhood look like?
A: The Estates will feature high-quality one-floor homes (1,200–2,400 sq ft) with garages, basements, and porches. Eleven homes will be affordable units that look identical to market-rate homes. There will also be a community clubhouse, landscaped walking trails, a wildlife garden, and ponds.
Q: Why is this project important now?
A: With over 8,000 residents aged 55+ in South Windsor and only a small number of homes available for this age group each year, The Estates at 100 Oakland will help meet a critical housing shortage for active adults.
Contact Us
Please complete the contact form to send us your thoughts and questions.