MONROE, CT — Concerns over its potential impact on area wells led to the narrow denial of Sun Valley Glen, an eight lot cluster housing subdivision proposed for 1536 and 1564 Monroe Turnpike, across from Z-Topia.
Nicole Lupo, a commission alternate who was a seated member at the May 1 meeting, said she would have been more comfortable if testing of the water table had been done. She said the commission must ensure developments do not have a negative impact upon surrounding neighborhoods.
“I do have concerns about that,” Lupo said of area wells. “My issue is the people on top of the hill.”
Commissioner Robert Westlund said he felt the applicant, Jans Land Development LLC, went over and above to meet many of the abutters’ concerns. He said he liked how the plan preserves over 57 percent of the property as open space, eight houses were proposed when it could have been 12, and that the developer has “a good track record in town.”
“I’m not an expert, but I know these modern systems for wells, with variable speed pumps and everything else, are much more efficient and viable than the old systems,” Westlund said.
“I guess the concern is that the rest of the wells there aren’t those new wells,” Commissioner Ryan Condon said of the existing homes.
Condon also summed up the applicant’s answer to what recourse homeowners would have if their wells failed, to say “nothing can be done if those wells get damaged from this — if you could even prove its from this.”
Michael Czesnowski, of Jans Land Development LLC, a town resident of 48 years who has built dozens of homes, said his developments have never negatively impacted area wells and he defended the technology, which goes deep down into the water table.
A motion to approve the application was defeated with Westlund and Chairman Michael O’Reilly voting in favor of it and Lupo, Condon and Vice Chairman Bruno Maini voting no.
During the hearing, Maini had made a case to include sidewalks in the application, especially because the commission has required that from other developers building projects along Route 111.
Condon and Lupo agreed.
The commission considered amending the motion for approval to include sidewalks to see if that could make it pass. But after hearing arguments against the sidewalks, Maini changed his mind and withdrew the amendment.
During the hearing Christopher Russo, the attorney for the applicant, said, “we’re taking a property where a conventional subdivision of 12 houses could go and applying for eight in what we think is a much better location environmentally.”
Over the course of the hearings, the applicant reduced the proposal from nine lots to eight and recent changes to the drainage plan were made to reduce the potential impact upon Paula Jelly’s Cottage Street property.
Neighbors had expressed concerns over the potential loss of historic stonewalls in the area, but Russo said the stonewalls are in environmentally protected areas and would not be disturbed.
The commission seemed agreeable to a waiver request to reduce the width of the proposed driveway to 28 feet.
Russo noted how their two environmental experts and one from the town were satisfied that there were no vernal pools on their property.
Many neighboring property owners expressed strong opposition to the Sun Valley Glen development out of concern over area wildlife, their wells and drainage.
Residents continued to voice their concerns during the public comment portion of the hearing,
For her peace of mind, Samantha Theoret, of Sunrise Terrace, expressed a wish to have an independent expert assess neighbors’ wells and determine they have nothing to worry about.
“Sidewalks was the one hopeful thing I had about this project, because the area is notoriously un-walkable,” she said, adding her hope that the railroad extension could be made into a Rails to Trails someday.
Theoret said she knows people who walk down to Route 34 to get coffee at the Dunkin’ Donuts or to get supplies from the Henny Penny gas station’s convenience store. She said she was disappointed to hear the applicant list reasons why sidewalks would not be feasible.
Czesnowski had said it would negatively impact on wetlands that would have to be filled in and that a stonewall would be lost.
Michele Soltisiak, 237 Cottage St., told the commission she felt neighbors’ concerns were not being properly addressed and she wondered why she had not seen any water studies.
While understanding how things work sequentially during a hearing, Soltisiak complained over different topics coming up that she and her neighbors did not have time to prepare for. “We constantly feel like we’re chasing a fire,” she said.
All respectful comments with the commenter’s first and last name are welcome.
Remember what happened on West Maiden. The neighbors “WON” by getting 8 houses turned down and ended up with 30. When I remodeled the home at 1520 Monroe Turnpike there was so much water it poured out of the top of the well casing.
In 1973 my wife and I were looking for a way to get away from the overcrowded towns on Long Island . We met Richie Czesnowski and his wife on vacation and they invited us to their home in Trumbull. There we saw how the zoning regulations prevented overbuilding. We moved to Monroe which had even larger lot sizes than Trumbull. But after 52 years, the zoning is being manipulated with cluster housing. Well, it was nice while it lasted.
I completely agree Bill! We moved here from southern Fairfield county to escape the hustle and bustle and live in a more rural setting. Sadly Monroe is heading in the direction of what we moved here to escape. It’s such a shame!
John that property is located high above on a hill. That’s great you had a lot of water then, the problem is the area in which the neighbors live is NOT NORMAL. We have small plots with sometimes hand dug wells. One size does not fit all. Your situation was completely different to ours.