The Development Project is titled "Bellevale" Click here to see a proposed plan version dated Feb 2006 (JPEG format 640kb).The proposed cluster residential subdivision consists of 274 acres, of which 254 are located in the Town of Chester and the remaining 20 acres are in the Town of Monroe. "Camp Monroe" is in the Town of Chester near the border of the Town of Monroe (off of Lakes Road and Trout Brook Road) The Camp has not been sold and is continuing to run its summer program. A subdivision has been proposed but not yet approved.
Since the Scope meeting, The applicant designs a new plan to incorporate feedback from Planning Board. The new plan eliminated proposed through road, set aside land for Town, and removed proposed homes off mountain ridge. More details and changes will likely take place as the developer finalizes environmental studies....Update: 08/09 applicant appears before the Monroe Planning Board:
The project was on the Planning Board agenda on July 18, 2007. The scope document was accepted. In Nov 2007, notification of other another alternative to the site was submitted. In Dec 2007, a new layout was proposed to the Town Board: http://www.strausnews.com/articles/2007/12/08/the_chronicle/news/4.txt
A "Scope" is a written outline of issues the applicant will need to address in an Environmental Impact Study (EIS) since the Planning Board has already determined that the project may have a significant impact. The board will try to identify each relevant issue during the scoping process so the applicant will know what information they need to prepare (i.e. traffic, water and sewer studies, etc) and what mitigation is needed to avoid or minimize those impacts. Note, scoping should also identify the reasonable alternative(s) to their proposed action, which in this case, is the clustered development plan. For information on the procedures, visit our new links at/chester_citizens_guide.html
Reminder - you can go to the Chester Town Hall and request to see the file containing all correspondence and maps pertaining to the Bellevale project.
As a review....Over the Summer 2006, Residents packed the Town Hall in June 2006 stating they are concerned about impacts of this new development on the school district, water and sewer usage plus the long term cost acquiring the Camp facilities. They also have questions about allowing small 1/2 clustered lots vs 3 acre zoning on the top and hillside of Bellevale Mountain (i.e. erosion/visual impacts/higher lot count). In addition, residents are concerned about new access streets causing increased traffic and changing the character and integrity of their existing neighborhoods. The Chester Town Board was deciding whether or not to grant a * bonus cluster authorization in the Ridge Overlay district for this project. At the Town Meeting June 13, the board passed a motion to "deny request for a cluster of 149 lots and refer to the Planning Board for submission to Town Board of a plan which depicts the conventional lot count." In other words, the board still can authorize a cluster of X amount of homes but didn't feel they had enough information at this time to make that decision. The Town Board agreed that there are problems with the way the cluster code was written in regards to the procedure for approval and adopted revisions in 2007. Authorization for the Planning Board to approve a cluster plan is granted by the Town Board subsequent to a SEQR determination at the conclusion of the SEQRA process.
If you want to get the latest updates...please get on our email distribution list by contacting us at info@thepreservationcollective.comand specify you are interested in Camp Monroe news in the subject line.
* Cluster = a residental development that modifies the lot dimensional and area requirements in the zoning code for the purpose of providing a benefit to the town consistent with the Comprehensive Plan.
In the case of Camp Monroe/Bellevale, one portion is already zoned for medium density (2 lots per acre) but the applicant is asking for a lot bonus on the other portion that is in the low density zone (3 acres per lot) because they will give the town more than 50% open space which includes the camp buildings, lake and ballfields. One issue being disputed is the town doesn't have to choose between low density on the mountain to acquire the camp as open space since preservation of both are goals of the Comprehensive Plan. As for the "bonus", this allows the applicant to demonstrate 1 lot per 2 acres (instead of 3 acres) then move housing site closer together on 1/2 acre lots providing they have central water and sewer (not individual wells and septics).
Camp Monroe future in question mnmcampm.htm, Search in: 2004 Archives
File size: 19K, Create Date: Nov-21-2004 01:12The camp's owners and a Rockland County builder with a not-so-clean track record, want to build 168 single-family homes on the property. Herskowitz was involved in the bribery of local officials in Rockland County READ MORE..... http://www.th-record.com/archive/2004/11/21/mnmcampm.htm
2004 MAP/Initial Stetch Plan of Proposed Development Project:
note: map is subject to change as the project moves through the planning process. New maps are on file at Chester Town Hall dated 2006.
Letter to Editor of Photo News & Chronicle February 2005 "Big Picture of Camp Monroe" Dear Editor -
First let me say, I agree the Town of Chester has a great opportunity to acquire approx. 25 acres of existing park facilities for free as part of a subdivision proposal. However, it is important to remember that it is a long review process of the remaining land and there is more here than what meets the eye. To get to the park, the proposal is through an existing neighborhood of homes and through the new development of homes on the other side of the ridge rather than having direct access from a county road close to the village. As a result, there will be safety, traffic and police issues to address. * In addition, the interconnecting of Trout Brook and Lake Hill Farm developments, the relationship to the Henry Farms project across the street ** as well as the Chester Golf Club proposal on adjacent land is a major concern to those that live there. The cumulative impacts on the combined 700+_ acres in this one area alone needs to be looked at closely since these 3 housing developments could bring in approx. 1,500 more people to this one rural corridor not including the park, golf and office/retail business attractions from each proposal. There is obviously a need to have an extensive review of the groundwater, sewer and other environmental impacts from all these development projects together. I hope this helps to shed some light on the big picture and raise awareness to residents' concerns on the other side of the story. While I plan to follow the Town and Planning Board meetings and stay in touch with you via our website /chester_developments.html, everyone interested can go to the town hall to review the file and maps directly. I urge you to join in and give your input in the early planning stages rather than wait to the end of the process when you will have little impact.
* These comments are based on the intial sketch plan by the developer, which does not include the entire park (i.e. current entrance, parking & tennis courts). We are sure there are certainly ways to create the park design to have less impact on current neighborhood roads inorder to reduce traffic and improve safety. We believe the site plans need to be reviewed not only by the Planning Board but also by the Town Board, Park & Rec Committee and the community as a whole for input in order to see that the site plan moves in a favorable direction.
** Henry Farm Estates has their groundwater wells within 500 feet of the Old Monroe Landfill and residents in the area are concerned about their drinking water being contaminated once the project is approved due to the disturbance of this unlined/uncapped site with sporadic water quality testing over 15 years.
