Planning and Zoning commissioners already approved a developer’s plan for an age 55 and older community of 15 detached housing units at the corner of Purdy Hill and Cutlers Farm roads, but now Beaver Brook LLC wants to build 10 more two-bedroom units.
Since the original housing plan was approved in 2016, David Bjorklund, an engineer for the applicant, says the state of Connecticut changed the health code, increasing the allowable daily wastewater discharge from 5,000 gallons per unit to 7,500 gallons.
As a result, Beaver Brook LLC is now proposing to build eight buildings with a total of 25 two-bedroom-units, increasing the number of bedrooms from 30 to 50, on the 10-acre-site owned by Kenneth and Priscilla Twombly.
“Each building would have its own septic tank and own field,” Bjorklund said. “It’s not a community septic system.”
A hearing held on the special exception permit and site development plan application for the property at 269 Purdy Hill Road before the Planning and Zoning Commission on Dec. 19 was continued to Jan. 16.
In addition to proposing a plan for higher density housing, Beaver Brook wants approval to demolish an existing house and shed on the otherwise vacant property. A raised ranch was built on the property in the 1950s.
“We can’t keep it because of the wastewater flow,” Bjorklund said. “We will use it until 80 percent of the certificates of occupancy are issued. Then, maybe the house will be removed.”
A bill was before the legislature to increase allowable wastewater discharge from 7,500 gallons per unit to 10,000 gallons. It nearly passed and could come back, according to Bjorklund. If it does and passes, he said the house can remain on the site.
A 1,000 foot road called Rhubarb Lane would be constructed to access the housing. The driveway will be as far away from the Purdy Hill and Cutlers Farm intersection as possible, Bjorklund said. There will be one exit onto Cutlers Farm Road from the property.
Bjorklund said sidewalks along Cutlers Farm Road are not necessary in the rural area. He also disagreed with Town Engineer Scott Schatzlein’s recommendation for improvements on Cutlers Farm and to widen the driveway.
A 2016 traffic study in the area was updated by traffic engineer, Michael Galante, who found the development would not have an adverse effect on traffic on Purdy Hill and Cutlers Farm roads.
Under the plan, visiting parking spaces for the housing community would increase from five to seven.
Kenneth Twombly, who owns Twombly Nursery on Barn Hill Road in Monroe with his wife Priscilla, did the landscaping plan, which incorporates native plants and trees. Bjorklund said residents of three homes on Blueberry Hill Road, whose backyards border the property, will not see the buildings over the trees.
Bonus rooms or bedrooms?
Patrick Rose, the Fairfield-based architect hired by the applicant, said seven of the buildings would have three units and one would have four. Each unit would have two bedrooms and two-and-a-half baths.
Each building would have white vinyl siding and asphalt shingles. The units would have decks with wall-mounted sconce lighting and basement space off the kitchen.
There would be a light pole at the entrance of the housing development and eight-foot-high pole lighting for each driveway. The architect agreed to the commission’s request for black poles.
An exterior mailbox cluster would be enclosed with a large roof over it and the same siding and trim as the buildings, to give some protection from rain when residents get their mail, according to Rose.
Rose said buyers will be offered the option of adding a “bonus room” above their two-car garage. Otherwise, the space could be used for storage.
Chairman William Porter asked if that could be made into a third bedroom. Rose said there would be no closets there.
“Can you make it open, so there is no wall?” Porter asked. “I just want to make it, so it’s not easy to be a bedroom.”
Bjorklund said the Connecticut Health Department would factor in whether there are closets and the proximity of a bathroom when considering whether a bonus room should count as another bedroom. “The Health Department would pull the permit if it ruled there were 51 bedrooms, so that is the safeguard,” he said.
Bjorklund said the closest bathroom to a bonus room would be a powder room downstairs.
“I guarantee you some of those bonus rooms will become bedrooms, whether it’s legal or not,” Porter said.
If that turns out to be the case, Porter asked if there would be enough septic capacity to handle it. Bjorklund said there would. “We are not creating a threat to public health,” he said.
During the public comment portion of the hearing, Terry L. Greene, who owns property on Purdy Hill Road, praised the buffer the Twomblys have on their property and asked if there are any restrictions for adult children to live in an age 55-and-older community.
Porter said the regulation says no one under age 18 can live in a unit for more than three months in a 12-month-period.
Greene disagreed with the traffic study, saying there is heavy traffic on the roads certain hours of the day. She supports having sidewalks, so residents can safely walk to the Monroe Senior Center and Wolfe Park.