It was a bad idea last time, and it is a worse idea this time.
In the midst of a residential neighborhood, QU is now actively attempting to squeeze in a mammoth development that would wreak havoc - with neighbors, public safety, and the environment.
It’s just plain wrong.
PUBLIC PLANNER: KEY DATES AHEAD
The North Haven Planning & Zoning Commission voted unanimously on December 2, 2024 to DENY the application of Quinnipiac University.
The agenda item read “Continuation of the Site Plan Application of Quinnipiac University, Applicant & Owner, relative to 5100 & 5110 Ridge Road.”
What’s Next in Hamden?
The Hamden Inland Wetlands Commission will be continuing its January 8th public hearing, on the revised QU proposal, on February 5, 2025 at its next regular meeting. It is expected to be a hybrid session, both in-person in the third floor conference room in the Hamden Government Center, and via Zoom.
On November 6, 2024 the Hamden Inland Wetlands Commission passed, by a 5-2 vote, a motion to DENY the initial application by Quinnipiac University.
Your Presence Can Make the Difference: Be There! It is important to attend in strong numbers. Commission members can’t help but notice when residents are concerned enough to be there.
WHY IT MATTERS NOW - IN 2025 AND BEYOND
The North Haven Planning & Zoning Commission rightly determined in 2021 that an application by Slate School did not meet the standards or promote the health, safety and general welfare of the community, and did not conserve the value of present and future dwellings and encourage the most appropriate use of the land, as is required.
When that proposal was rejected nearly three years ago, it was a decision driven by the serious and numerous adverse impacts that would have resulted, given the limited size and location of the property, particularly to public safety; given the design and limited sightlines of the roads, and their use by pedestrians, joggers, bicyclists as well as vehicles.
It is those issues that were our focus previously, and merit our attention again, among others. As before, the issue is not about the proposed educational use. It is about the proposed facility itself, which is way out of proportion for the neighborhood, and will unquestionably provide a range of hazards and harms to those who live and travel in the Sleeping Giant neighborhood, and the environment.
That is why the neighbors are together in strenuously opposing the plan proposed by Quinnipiac University. It is, clearly, the wrong plan for the wrong place.”
PUBLIC CONCERNS REMAIN RELEVANT
Legitimate concerns were raised in 2021 by municipal commission members and the community about road dimensions, sightlines, increased traffic, night lighting, proximity to neighboring properties, lack of conformity with the character of the immediate neighborhood, public safety, student population and other substantive issues.
Those issues haven’t changed, and remain legitimate concerns in 2024.
In fact, there are even more concerns now about the troublesome and dangerous array of adverse impacts that would result.
Update from North Haven Planning & Zoning Commission
At its meeting on August 5, 2024, the North Haven Planning & Zoning Commission voted unanimously to approve the request submitted by the Ridge Road neighbors to modify town zoning requirements to require all new schools to be built in residential areas to be on a minimum of 10-acres, exclusive of wetlands, watercourses, and steep slopes.
This is great news for the future - but does not impact the current QU proposal because it was not in place when the QU proposed development was submitted.
The effort to defeat that misguided plan must continue. And so it will.
Yet Another Massive Development Proposal for the Midst of a Residential Neighborhood.
Danger Ahead: Expect Traffic Accidents to Increase.
JULY 28, 2021
Roads in the area are narrow, undulating, with limited sight lines, particularly at intersections. (In snowy winter months, sight lines are reduced further, passable roadways narrowed, and conditions more severe.)
It’s impossible not to be concerned about an increasing frequency of traffic accidents, given the anticipated dramatic increase in traffic if the proposed development is approved.
It seems obvious that more cars on the road would increase the likelihood of more traffic accidents – on roads used by bicyclists, joggers, and walkers, as well as cars.
Consistent History of Environmental Opposition.
Rivers Alliance of Connecticut and River Advocates of South Central Connecticut both urged rejection of the 2021 development proposal.
“A school of the size proposed in this application is a bad choice for this property, given its location within an aquifer protection area of the Mount Carmel wellfield and the watershed of Lake Whitney… the application does not offer adequate protections for the public’s water resources.
- Margaret Miner, Environmental Consultant
An environmental disaster in the making. In North Haven and Hamden.
This is too much development for such a small site. It will cause significant adverse impact to the adjacent wetlands and watercourses.
A local pristine stream will be no more.
Heightened nitrogen levels and increased run-off could make the surrounding flora and fauna unrecognizable.
Levels of unrenovated sewage far exceeding what a residential property produces would reach the wetlands from the project’s septic system.
The proposed development is in conflict with town Zoning Regulations.
“…this particular site, 5100 Outer Ridge Road, has severe, inherent constraints… these constraints conflict with several considerations for decision, per the North Haven Zoning Regulations.
10.1.1.2 “Considerations of the project’s impact on the natural environment with emphasis on minimizing any potential effects thereon.”
8.1.5.1 “Soil and erosion control plans shall result in development that …does not cause off-site erosion and/or sedimentation.”
It would increase runoff volume and unavoidably erode stream channels…and would harm downgradient aquatic ecosystems…
Building the Slate upper School here is not consistent with Slate School’s purported environmental sensitivity.”
- Sigrun Gadwa, wetlands and land management consultant, past executive director of the Quinnipiac River Watershed Association, July 12, 2021
Correcting the reporting. Relying on facts.
