Time to Decide On the Stop & Shop Gas Station

The contentious public hearing on a proposed gas station at 528 Monroe Turnpike finally came to a close last week.

After three nights of testimony, a public hearing on a controversial proposal to construct a gas station with five bays and 10 pumps on vacant property at 528 Monroe Turnpike came to a close last Thursday. Now it's up to members of the Planning & Zoning Commission to decide on the special permit application filed by Monroe Gas LLC.

Stephen Studer, the attorney for the applicant, touts a "state-of-the-art" gas station that will offer discounts for Stop & Shop customers. Opponents of the plan have expressed concerns over traffic safety, flooding and pollution. The property is a brownfield that had housed leaky underground oil tanks for decades.

In his closing statement last Thursday, Studer called testimony against the gas station "conjecture" and claimed no hard evidence was presented to back it up.

"Simply suggesting everything that can go wrong will go wrong is not substantial evidence," Studer said. "Stop & Shop has a stellar environmental record."

Bernard Prushko, whose family owns a Shell station right next to 528 Monroe Turnpike, is suing to overturn the Zoning Board of Appeals approval of the gas station. His attorney, Keith Ainsworth, also applied for and was granted intervenor status during the P&Z hearing on Prushko's behalf.

Ainsworth presented traffic photos as evidence and cross examined Studer and the applicant's experts on two fronts, environmental issues and an alleged unfair use of the regulations to create a competitive disadvantage for Prushko's Shell and Big Y supermarket.

'An Anti-Competitive Thing'

"The motivations of Stop & Shop of putting its facility across from Big Y and next to Shell ... it's by places it competes with," Ainsworth said. "Competition is not a problem, but unfair use of the regulations is not right."

Ainsworth contends that the proposed turning lane for the gas station on Route 111 would hurt Big Y, and would make it an easier right hand turn from Stop & Shop's gas station and a more difficult one from Shell.

"That's an anti-competitive thing," he said. "Stop & Shop has another option: To put it on their property," Ainsworth added of the supermarket at 470 Monroe Turnpike.

"The project has to not harm neighboring properties," he said. "You have to consider this."

Studer said Stop & Shop's property is not zoned to allow a gas station, so that is why the supermarket chain is applying for one on the Sippins' property at 528 Monroe Turnpike.

"I can assure you there is no truth to the concern that this site was chosen for strategic reasons, to compete with Mr. Prushko and Big Y," Studer said.

He called Ainsworth's testimony that traffic would be adversely affected "unfounded" and "a distortion and fabrication of the facts."

"If Big Y thought traffic was being used as a weapon, they would be here," Studer said.

Environmental Impacts

Ainsworth peppered the applicant with questions about a Department of Energy & Environmental Protection consent order to clean up the property and of past efforts to remove petroleum pollutants from the soil.

"Was there any indication from DEP that satisfactory remediation was achieved?" Ainsworth asked.

"Not to our knowledge," Studer replied.

During the Inland Wetlands Commission hearing, Aquarion Water Co. had written a letter in opposition of the gas station because it says it is too close to a public watershed. Ainsworth asked if Aquarion's position had changed since that time.

"No, their position has not changed," Studer replied.

Ainsworth questioned the drainage system and how it could handle a catastrophic spill and whether or not existing pollutants in the groundwater could be flowing off of the property.

Studer defended the proposed drainage as "state-of-the-art" with every modern safeguard and he dismissed questions of pollutants in the groundwater flow as speculative, because he said no tests were done for that.

Closing Statement

One recurring concern during the hearing was what would happen if a tanker truck has an accident and spilled its entire 8,500 gallon load on the Route 111 property.

An expert for Monroe Gas cited statistics showing major tanker accidents are extremely rare and that most are on highways at high speeds, not parking lots. He added that truck tanks are divided into three sections, making the possibility of an entire load spilling even more remote.

Prior to coming before the P&Z, the Inland Wetlands Commission approved a wetlands permit for the application. In his closing statement, Studer reminded the P&Z that environmental experts hired to represent the Inland Wetlands Commission had concurred with Monroe Gas LLC's experts that the gas station would have no significant adverse impact on the environment.

"You can't disbelieve an expert unless there is evidence that undermines their credibility and conclusions," Studer said.

Other than Prushko's Shell, Studer said neighboring commercial property owners — the owner of Steeves Office Systems, the owner of the Rite-Aid property and David Sippin, who owns 528 Monroe Turnpike and the Big Y shopping center — testified in favor of the gas station, so there should be no concern over negative impacts on property values. Studer had also submitted reports from Real Estate appraisers to bolster his position.

Route 111 is a state road and Studer said the Connecticut Department of Transportation does not believe there would be a detrimental affect on traffic.

Studer closed, "We respectfully request the prompt approval of our application."

Gerald M. Gaynor January 21, 2013 at 12:23 PM
Cui Bono?
Laura January 21, 2013 at 02:47 PM
Carl Kolchak January 21, 2013 at 02:53 PM
Abundans cautela non nocet.
Rick Strong January 21, 2013 at 03:34 PM
So what happens when the truck delivering to Prushko has a "catastrophic spill"? Can Prushko submit to a full and thorough testing of soil all around his property so he can say there are no exitsting concerns or issues? Sounds like SS will be putting a MUCH safer station in than exists now.
Walt January 21, 2013 at 04:06 PM
How does aquarion feel about prushkos old tanks and no containment? Stop all the bs obstacles and bring on the gas.
Alex January 21, 2013 at 04:36 PM
Yeah I thought that too. If we're concerned about the effects of a spill on the environment in that area then a Shell station spill would be just as potentially devastating. Sounds like the S&S station has plans for the worst, how does the Shell station measure up?
captrips January 21, 2013 at 04:39 PM
Just say, "Yes"! If all of these environmental concerns were anything other than conjecture, I'd hazard to guess that Mr. Prushko's station would be closed due to the same concerns being thrown at Stop and Shop.
Tom Drago January 21, 2013 at 05:02 PM
We need another gas station in this town like we need another bank. Cmon people, give me a break!!
Schap January 21, 2013 at 07:33 PM
It seems like this town always wants it both ways.1) Prusko isn't going to loose much business.What % of his income is gas vs. mechanical work & propane.2)People are going to get the cheaper gas that shop at S & S rather than drive into Trumbull, does monroe get any portion of the taxes paid at the pump.3) What are the economic dollars that this old empty lot will add to the ever increasing budget for education. Maybe an estimate from our assessor could add to the article.4)Traffic will always be there and atleast the citizens in Monroe know how to avoid it.5)IF it was really dangerous would the "state" let us proceed. I guess we prefer empty lots with big signs that say "build to suit". When will the decision be made, that would have added to the article.We all want to spend more money for our town, but don't want it to grow.Make a decision and lets get the P & Z regs completed so some "real" growth can take place. What would you rather see instead of the many gas stations so the commercial real estate brokers know what to go out and attract to this TOWN.Let's hear from those that don't want another gas station, pizza place, bank or nail salon.
anon January 21, 2013 at 08:03 PM
maybe that station needs to go too ... i bet something better could be put on the combination of both those properties
jim laguardia January 21, 2013 at 08:31 PM
As far as traffic goes, it is not like Monroe has a bunch of big box stores that people will say "oh I am gonna fill up at the S&S while I am getting (fill in the blank) in Monroe.... If Aquarion is against this project, then that should give a cause to think twice about it. Has anyone from aquarion said anything recently about this project??
Geezer January 21, 2013 at 09:02 PM
If Prusko goes out of business, what is going to happen to his property? Maybe S&S should buy him out.
captrips January 22, 2013 at 04:46 PM
Geezer, I could be wrong but I believe S&S tried to buy out Prushko but they were unwilling to sell.
Geezer January 22, 2013 at 05:38 PM
@captrips - If I know those two, they're holding out for a higher price and laughing at all these comments :).
Michael Raimondi January 23, 2013 at 03:58 PM
Here is the definition of Irony for me anyway..Moved to this quiet,groomed, small town from NYC about 11 yrs. ago.,to escape the crappy schools,bodegas,double and triple parked cars and garbage in the streets. But there I was paying appx. 3000.00 in yrly taxes. Here over 14K and for what to have the same thing..Look at Trumbull, planned growth,not desperado economics..One reason,sewer systems. Hello, anyone out there reading this stuff..Keep doing this unplanned development and see what you'll wind up to look like town wise..Take a step back officials and look at the bigger picture. No we don't need stuff like this,but do need light industrial for tax and job opportunities..I can't count how many closed businesses in Monroe, why not look at these buildings that are rusting away and make something happen there. If so, jobs,broader tax base and maybe a little relief for the taxpaying homeowners....
captrips January 23, 2013 at 09:31 PM
@Geezer-You may be right however they're expending legal fees doing so. However, it may be a negotiation tactic. Based on their repair prices and gas prices, one would guess it to be true. Great point!
JoAnn Toth January 23, 2013 at 10:39 PM
I would rather see a nice coffee shop go on that property. ANOTHER gas station?? Seems like a waste of thinking.
captrips January 24, 2013 at 12:41 PM
@JoAnn - With all due respect, we have two coffee shops within 1000 yards of the property who sell coffee at market prices. It's about time that the colluding stations in Monroe get a wake up call with respect to dictating gas prices at premiums relative to the surrounding towns. No, I don't want anyone to lose their livelihood but the concept of free enterprise suggests that the best product at the best price wins. Based on Mr. Prushko's comments, he's concerned that he'll be forced out of business. Perhaps he should negotiate to sell his station to Stop and Shop as S&S allegedly tried to do previously. As for environmental concerns, of course Aquarion is against the proposed project as any risk to the watershed is just that, a risk. From their point of view, no additional risk is always better than any potential risk. However, if a new, modern station is a risk, is there any risk based on the existing Prushko-owned station that is not state-of-the-art? Finally, the traffic argument is flawed. For one, the State of CT dictates road modifications that must be made to accomodate any project that impacts a state road. And two, a 10 bay station will not be a destination for increased traffic from out of town drivers who already pay lower gas prices in those towns.
captrips January 24, 2013 at 12:41 PM
(cont'd) I've lived in this town for almost 20 years and never cease to be amazed by the backward thinking of the town as a whole when it comes to commercial development and financial prudence. From the lack of sewers, to not buying Whitney Farms inclusive of a building that would have been the Senior Center, to the argument of keeping un-needed schools open with declining student populations, our ability to manage a town in the 21st century econonomic realities is mind boggling.
Geezer January 24, 2013 at 01:49 PM
lived here 40 years - what you see is what you get :)
captrips January 24, 2013 at 05:59 PM
@Geezer-I respect your 40 year view and all that it brings. However given the quantum change in the world in general, and in the second richest county in the United States, it's hard to watch what takes place here. It's time for Monroe to make decisions based on information and objective processes versus mis-information, scare tactics and personal whim. However, I unfortunately understand exactly what you're alluding to with your last post.
JoAnn Toth January 25, 2013 at 03:01 AM
captrips...please notice the key word in my comment... " a NICE coffee shop " I meant it to state a place to sit, converse, study, relax, internet access and such. It would far surpass the standards of the 2 shops that you are refering to. It is just my opinion.


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