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HomeMy WebLinkAboutZONE CHANGE/ GENERAL PLAN FOR DA-15 i TOWN OF AOUTH WINDSOR PLANNING AND ZONING COMMISSION PLANNING AND ZONING CAiH IISSION A ION TSIS APPLICATIONS L ACCEPTED BY APPLICATION # THE PLANNING AND Z N SSION AT RECEIVED DATE: THE REGULARLY SCHWE TING ON THE APPROVAL DATE: FOURTH TUESDAY OF, H. IT SHALL REJECTED DATE: BE SUBMITTED TO NG AND RECEIPT # ZONING COMMISSION I ONE (1) WEEK PRIOR TO THE FOUR T S'AY. a APPLICANT: R.S.K. CON TRAC TORS INC. 06074 ADDRESS: TELE 444-8448 OWNER OF RECORD'.ON S.W. LAND RECO LOUIS BOXER AND SHIRLEY E ADDRESS: 945 Ellington Road, South Windsor, Connecticut 0'I COMPLETE DESCRIPTION OF LOCATION OF PROPERTY East side of Ell to Road (See copy of description and map attached) .;01 E. RR & A-20 NAMB,. ADDRESS & TELEPHONE # OF PERSON TO WHOM CORRESPONDENCE AND I tI S SHOULD BE DIRECTED: Attorney William E. Grace, 35 Oakland Road, Sout1t W. dsor, Connecticut 06074 TE, 0 # 644-1528 THIS APPLICATION IS FOR: (CHECK CNE OF THE FOLLOWING) XXX 1. Zone Change to D.A 15 Zone (public hearing) An Vk it 1 m nt 2. Filing for Subdivision 0 � 14� 3. Filing for Open Space Subdivision (public hearin I-XI1d'C �ss;�� 4. Filing for Resubdiv Sion (public hearing) 5. Special Exception to Article of the Zoning Rer"$ � o 3Ls (public hearing) 6. Site Development Plan 7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (public earing) 8. Other (explain in detail) THIS APPLICATION MUST BE SIGNED B THE APPLICANT AND THE OWNER OF THE 1,PRDPERTY AND SUBMITTED ALONG WITH THREE SETS 0 PLANS BEFORE IT WILL BE ACCEPTED BY TE PLANNING AND ZONING COMMISSION R.S.K COaCTORS INA.Ao G , RWEICANT ry9hali_Mumirka B r R e By: William E Grac , Atto n y For 1P ge de OWNER - SHIRL Y B XER By William B G ,) � I Ile, LA 4r- r �I s� , ji� tk of 0,0 400, of 4.o 'o& iC4'M���f �e�k I VOW-7 CL4 -Awl C., STc p�v,,:� if S r .. --� i i Az IIL4 4L too 1 ' ld1lrye © G[A t I ` � D t f e. ��- AFL 6 l IL OZ �o E � I r I � i r S l 'J llvf fl -ew� a4 Aim,& �4s W",�v vvj V-;4�vv 67 t f ......../101, �o s II 0CIA,� Q PlaA, e �7 �s - A-0 IrA t f/( . G OZ- --00 r � 1 j ) I /✓� r y'1/13h4, E 5T i J„ r17 .o�� wo-� pEif. wr. L4 Ot LA- � 1 � � P - �,, � �te, ►, � �r . �- ✓G- �— �' �J � �/ �� , i c� ® � � � � �'lJ-e-tom � � ���_ � ICI � � � �- I � � � �� ��� � ��� �� �� � � �� o � I�� � �I �� � r r � � .� � � � v� ` � �y N,�M ��� �� �I���7 v _ ��� �, 'I ' nl a � ' i V~(�� �� �,�� ��, -. �- � �' f �[ ���/�� �' �� '� � ��� I �� � �� �� � �� �" - ��,t�-� � �� �� I i i l i rInA ZY, i !1't. 6�- oo't4 f�- W —ze /V-41 l . PL 3 EXHIBIT A A certain piece or parcel of land to to with the buildings thereon standing located in the To of $outh Windsor , County o Hartford and State of Conn cti Ot and b ing bounded and descr bed as follows: i NORTHERL : by land now or former o Podunk Mill Enterprises, Inc. and b x 1l Pond, EASTERLY by land now or former y o IStella Peterson in part and y 1 r d now or formerly of F.W. Hoff a nl part SOUTHERL s by land now or formerly o IStella i Peterson, in part, by 1 n now or formerly of Aaron Dub t k 'in part, and j by land now or former y o j1da Moulton, i in part WESTERLY:II by Ellington ton Road and b aInd now or formerly of Podunk Mill t rprises, Inc. The foll ing premises are excluded: Nort erly by land to be acquired y Oyer, 280 feet above, East rly by land to be acquired B yer, 125 feet above, Southerly by land to be acquired y 0y r, 280 f f ee t,, above,, I ' W s teir ly by Ellington Road, 125 f t F. A. HEK � TH & A AT I S SSOCI ESQ NC. 101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755 November 26 1984 i Mr. Buck Page g Page Engineering 1750 Ellington Road South Windsor, Connecticut 06074 RE: Lakewood Ellington Road South Windsor, Conn. 83330 Dear Mr. Page: In accordance with your request we have reviewed t e traffic impact that might be expected for the develo m n:t of Lakewood a proposed 100 unit residential develo m==,nt in a Designed Residence (A-15 ) Zone proposed on the east ide of -4 Ellington Road south of the Podunk River and Mill Pond. oi 9 Our study consisted of' a site investigation, an an l s s of roadway and traf f ici conditions on Route 30 in t is area, a projection of traffic expected in the near f t r!e with the completion ofthousing presently under const u tion at Chapel Hill, Mills Pond and Parkview South and r 'ec- P I � tion of the e cted1tio antici ated traffic that would be ex P P result from the development of 100 designed residence P g housing units at Lakewood. The purpose of our ana ysi was to provide you and South Windsor officials with a ocumeint to utilize as a guide in assessing the expected traffil� impact that might result from the construction of ake ood. Ellington Road carries Connecticut Route 30 through this section of South Windsor along a two lane highway with ! a f i engineering traf f is Tannin traffic studies traf c g g g -2- pavement in generally good condition. The pavement width in this area P rovides for a singe 12 foot lane in ach ' direction with shoulders which vary from 4 to 8 feet i , width such that the total pavement width varies fr 31 to 36 feet. Curbing and paved sidewalk areas are ot generally available in this section of roadway which serves primarily residential land uses in the area et een Pleasant Valley Road and an area near Deming Street west of the Five Corners area. Exceptions to the residentL4 character of the roadway are the commercial activi ' es, near the Pleasant Valley Road intersection, the Po nkl Mill, immediately east of the site, and a small office, building and fire station headquarters near the in rsiotion bui g q of Foster Road somewhat to the west. The posted s edljn this area is 35 miles per hour to the west of Quar�y B ook Road and 40 miles an hour to the east of that poin adar speed studies conducted by the Connecticut Departm t f Transportation indicate an average speed (at a location' east of Beldon Road) at 42 to 43 miles per hour with all 85 percentile speed (that speed at or below which % If the motorists are found to be travelling) at 48 to 49 Wes per hour. The roadway follows a gently winding alignment with fe areas of extensive vertical grades or hills. Ellil gtoo' Road along the site frontage is at a downgrade of bout , 4�% as one travels from west to east approaching t e low' -3- point at the bridge over the Podunk River and horizb tall curves frame the section of roadway both east and wl t 'of this site. The curvature at both ends of the site a pod �- with the vertical grade in this area does produce sO e sight distance limitations for traffic negotiating hie curves. The present traffic levels on this roadway can be a pro.l' i;- mated from count data conducted recently includingdata ', collected by the office of Fuss & O'Neill in June 1983 counts conducted by the Connecticut Department of Transportation in October 1983 the data co llected y F. A. Hesketh & Associates, Inc. in May 1984. Table 1 illustrates the results of those counting programs and provide an indication of the hourly variations in t a f 'c on Ellington Road near the site proposed for develo m n as Lakewood. The data indicates average daily traf i n this section of roadway at 10, 000 to 11 , 000 vehicle wi h' peak hour traffic between 7: 00 and 8: 00 a.m. and 4 : 00 t ' 5: 00 p.m. carrying a total traffic flow of 1200 to 1310 vehicles per hour. A review of the peak hour traffic i comparison to the traffic flow in non peak hours in Table 1 reveals the extreme peaking characteristics of this a !r wa y and demonstrates the importance of this roadway as all commuter highway connecting South Windsor, Ellington and sections of Vernon and Bast Windsor with the Bissell) Bridge/Route 5/East Hartford area. Studies of the -4- directional distribution of traffic in this section o roadway reveals that 75% to 80% of the hourly traffic of the roadway is destined in the. predominant direction during the peak hour, that being toward the south and west during the morning commuter period and to the north and east during the afternoon commuter traffic hoursll�. Hourly traffic flow during the time from 9 : 00 a.m. to 3: 00 p.m. is less than $00 vehicles per hour with trlIa fi�c exhibiting generally equal flow in both directions d' i Ig ' that time period. Figures 1 and 2 depict the resultlls of'i May 1984 counts taken on Ellington Road and Quarry Brook', Drive. Those counts alsoreveal that 65% to 75% of thel traffic departing Quarry Brook Drive in the morning entering Quarry Brook Drive in the afternoon period ve' origins or destinations to the southwest. Table 2 ill a summary of the turnip mocements observed at the Qua g Y Brook Drive intersection. Our observations indicatell ha traffic in Quarry Brook Drive has difficulty at time entering Ellington Road during the commuter peak. T fflic has waits varying from 15 seconds up to 60 seconds while' waiting to enter the westbound traffic flow. It wou�d bell expected that the completion of the Mill Pond Condom' iu with about 250 units and the Parkview South Community with an additional 98 units will produce up to 140 additional westbound trips during the morning commuter period. Additional residential construction in the rt east section of South Windsor in areas off Ellington Roadl -5- Abbey Road and Nevers can be expected to provide adliti6, nal increases in peak commuter hour traffic. It would el expected that the completion of interstate Route 91 between the Bissell Bridge and Route 86 in Manche tar ' will eventually provide alternate routes for somelo this traffic but the expectation over the near futu elwill be for a gradual increase and a lengthening of the e k '1 hour traffic flow over a greater time period with �a corresponding increase in the delay experienced by i e street traffic enteringEllington Road. The resin g P characteristics on this roadway indicate an extreme short term peak even within the peak hour as illustrate n '' the following table: PEAR PERIOD TRAFFIC 15 MINUTE INTERVALS ELLINGTON ROAD NEAR QUARRY BROOK ROAD I TIME EASTBOUND TRAFFIC 7:00 - 7: 15 AM 200 7: 15 - 7:30 222 7:30 - 7:45 285 7:45 - 8:00 242 8:00 - 8: 15 197 8: 15 - 8:30 128 8:30 - 8:45 110 8:45 - 9:00 80 Increased residential development, be it in condominium, development, clustered single family or typical sub i ision type single family homes, will increase the peak ho r traffic such that each 15 minute interval will carry more nearly equal portion of the total hours traff i . -6- Those increases will accelerate the need for ca a i P Y � improvements at major intersections along route 30I in- cluding those at Whapping Five Corners as well as ar the signalized intersection with Pleasant Valley Road and at Chapel Road. Additional turning lanes on the app o c eo to those intersections to provide maximum efficiency in, traffic signal operations should be considered in the ', near future so that intersection capacity can match t e P Y capacity of approach J roadways at those major intersections. In addition, by pass or speed change lanes would be necessary at all major land uses such as the widening ' that was accomplished at the Candlewood/Bryrewood complex and at the Mill Pond Condominiums under construction opposite Foster Road. My understanding is that a bond has been posted by the developer of that facility to cover the cost of a traffic signal at the Mill Pond exit r ''ve at such time as traffic volumes warrant. A signal at that point will create additional gaps which will b utilized by traffic at Lakewood or in Quarry Brook r ''Ive. The most effective means of estimating traffic pote t ' al at a new land use is a study of similar land uses whic h have been constructed in the past. The Institutelo Transportation Engineers in a document entitled, "Trip Generation - (Third Edition) an Informational Report" published in 1983 summarizes trip generations for a l types of residential dwellings. We have provided here- with reproductions of some of the data published by Iq S. -7- The Connecticut onn ticut Department of Transportation some year, ago developed data from 63 single family subdivision and 12 multi-family communities in the Hartford Cou ty area. We have also reproduced information from that report. The overwhelming preponderance of evidence indicates that single family detached housing gene to average weekday vehicle trip ends of about 10 autos the trips per dwelling unit. Apartment complexes gene ate4 traffic at between 6 and 7 trip ends per unit per ay while condominiums generate daily traffic at a rat slightly more than 5 trips per unit per day. It is my understanding that the proposed Lakewood community would contain homes similar to those norm 11 found in a typical subdivision except that the mar et studies indicate a smaller minimum floor area in s ze generally between 1000 and 1200 square feet will b provided. The expectation of development in a sm ller building led us to research the traffic generation characteristics at Pond Place in Avon, a community ) of clustered single family homes similar to that envision d at Lakewood. That facility has 210 living units and generates daily traffic at a rate between 6 and 6 ri s per day per dwelling unit. Studies conducted by our office in the past extend g over several days at the Candlewood/Bryrewood cond in' um complex to the east of this location indicates dai -8- traffic generation of slightly less than 5 trips p r dwelling unit per day. As is evident in the transportation engineers data as well as that produced by CONNDOT the heaviest traffic hour of a day produces generally 8% to 10% of the ota daily traffic at residential communities. Based upon these studies we would estimate that 100 units of clustered housing similar to that present at Pond lac in Avon would produce between 600 and 650 additional trips with peak hour traffic ranging from 50 to 70 vehicles. Interestingly, these volumes are somewhat less than the peak hour traffic recorded at Quarry Brook Drive which is summarized in Table 2 . The peak hour impact of the proposed housing at Lakewood would h ve impact on Route 30 traffic similar to that P presently occurring at Quarry Brook Drive. The ease or diff ' ul Ey with which traffic enters Route 30 at Quarry Brook ril � is comparable to that expected at Lakewood. Figures 31 and 4 illustrate the projected peak hour traffic at the proposed driveway to serve Lakewood following the comp1lotion of Parkview South, Chapel Hill and Mill Pond Condo ' ni4os. A driveway to serve Lakewood must be selected with qon - deration of the emoetr of Ellington Road along t siteg Y frontage and in areas immediately east and west of he'I site frontage. Traffic on Ellington Road approac ' ngl the site from the west enters a left horizontal cu e - 9- near the western property line and then travels ra downgrade of about 4�% to a right horizontal curve) at the bridge crossing the Podunk River. In order to achieve adequate sight lines for enter ' g and exiting traffic to see and be seen by traffic on E lin 4ton Road it is essential that any driveway to serve thi property be located at the south or west corner of theli, property. The grading of the entrance drive must be such that adequate vision is available for exiting traffic I to see and be seen by traffic on Ellington Road for all distance of 600 feet. It appears that such sight ' st aces can be achieved with proper elevation of the entry e road and proper grading and control of vegetation withia the highway right of way both east and west of the drill location. There is also a concern that westbound of �c have adequate vision to any vehicles slowing or st pe on Ellington Road to make a left turn into the property. ! The curve near the bridge over the Podunk River affords sit distance limitations for westbound traffic. Fortu to the projected directional distribution of traffic indilutes a limited amount of left turns. Nonetheless the O ova' $ion of a safe position to slow or stop for that traffi re fires a widening of Ellington Road such that left turnip tr �fic will be provided a separate storage lane. The widerin can be accomplished on either the north or south side of Ellington Road to insure that a 12 foot left turr l ne is available so that traffic is not slowing or sto ped,p - 10- within the travel lane. Appropriate tapers will be rl � quired to return the roadway to its normal cross ct 'Qn. Determination of the exact design for the left to facility will require a detailed topographic surve o Ellington Road along the entire site frontage and orIA distance of 500 feet both east and west of the si e toll assure proper design of the various lanes to meet thil condition. Our review of the geometry of the roa ay� and the rights of way, however, reveals that such a d ig is possible even though the details have not been ev� loped at this stage of the design effort. I would expect. a .Y zone change on this property and preliminaty site pla approval would include a requirement that the final. site plan include adequate engineering for such a left turn, facility. It will also be necessary during the f ' al', design phase of this project to secure a permit from the State Traffic Commission since 100 units of h usini on this site will require 200 or more parking spa eS necessitating a submission to the Commission pursaant, to Section 14-311 of the General Statutes. We appreciate the opportunity to provide our analy islwith respect to the application for zone change and pre mi4�ry site plan approval and we look forward to the opp t Infty to assist you in the development of design detail necessary for the final site plan submission and for -11 - application to the State Traffic Commission. Very truly yours, F.A. HE KETH & ASSOCIATES, INC. r Frederick A. Hesketh, P.E. i i TABLE 1 OBSERVED � ERVED TRAFFIC VOLUMES 'I ROUTE 30 -- WEST OF QUARRY BROOK DRIVE TIME OCT. 17/18 1983 JUNE 1/2,1983 MAY 2 / 3,1984 12: 00 - 1 : 00 AM 77 85 1 : 00 - 2: 00 2: 00 - 3: 00 27 2916 24 3: 00 - 4 : 00 12 14 4: 00 - 5: 00 36 27 5: 00 - 6: 00 120 118 6: 00 - 7: 00 606 596 7: 00 - 8: 00 1275 1146 8: 00 - 9: 00 , 687 1158 9: 00 -10: 00 340 625 ' 694 10: 00 -11 : 00 448 329 399 11 : 00 -12: 00 409 440 99 12: 00 - 1 : 00 PM87 4 1 . 00 - 2: 00 98445 418 2: 00 - 3: 00 502 3 : 00 - 4 : 00 491 761 730 4 : 00 - 5: 00 8 l l 1178 1145 5: 00 - 6: 00 976 1�203 6: 00 - 7: 00 1061 11047 638 591 7: 00 - 8: 00 514 496 8: 00 - 9: 00 296 408 9: 00 -10: 00 281 302 10: 00 -11 : 00 210 22� 11 : 00- 12: 00 126 152 ADT 10, 300 9, 775 �013 0, TABLE 2 QUARRY BROOK DRIVE TURNING MOVEMENTS MAY 22 & 23, 1984 TIME IN FROM ELLINGTON ROAD OUT FROM QUARRY BROOR TOTAL RIGHT TURN LEFT TURN RIGHT TURN LEFT TURN 7:00 - 7: 15 2 1 1 9 13 7: 15 - 7:30 2 0 9 15 26 7:30 - 7:45 0 2 2 12 16 7:45 - 8:00 1 1 3 6 11 8:00 - 8: 15 0 1 4 3 8 8: 15 - 8:30 2 0 1 7 10 8:30 - 8:45 1 2 2 5 10 8:45 - 9:00 3 1 4 11 19 Subtotal 11 8 26 68 113 3:00 - 3: 15 8 3 0 3 14 3: 15 - 3:30 5 3 1 8 17 3:30 - 3:45 3 6 3 0 12 3:45 - 4:00 5 3 4 0 12 4:00 - 4: 15 8 7 3 1 19 4: 15 - 4:30 9 4 4 2 19 4:30 - 4:45 4 6 3 5 18 4:45 - 5:00 7 5 3 2 17 5:00 - 5: 15 10 3 12 1 26 5: 15 - 5: 30 13 5 1 2 21 5:30 - 5:45 10 2 7 2 21 Subtotal 82 47 41 26 196 EX Hesketh & ..,4sso cidtes , In c. TRAFFIC COUNT GRAPHIC SUMMARY SHEET LOCATION: ELLINGTON ROAD & QUARRY BROOK DRIVE SOUTH" I DPOR MAY 23, 1984 7:0 8:00 A.M. DATE TIME NORTH ELLINGTON ROAD ROUTE 30 991 949 951 42 1196 1168 205 '200 2115 15 TO ROUTE 5 TO PP IG_ Ln D H g a a a Planning F� URI 1 Tiraffic Engineering Design EX.Hesketh & Associates b1c. TRAFFIC COUNT GRAPHIC SUMMARY SHEET LOCATION: Ellington Road and Quarry Brook Drive South W i d b1 GATE : May 22, 1984 4: 0 - 5:30 P.M. TIME NORTH ELLINGTON R 'ROUTE 30 286 276 95 10 1293 1287 1007 973 9 2 _ 19 �Mom To ROUTE 5 /04000 TO WJkPPIt4G �r v� M e- M 01 Ln N a � A o N O � a a Planning --ll Tra z Engineering FIGUR c Design EW Hesketh & Asso ciates In c. TRAFFIC COUNT � GRAPH C SUMMARY SHEET LOCATION: ROUTE 30 AT DRIVE TO DATE PROJDLM 1986 TRAFFIC Vow TIME : A• Wm NORTH NO i TO ROUTE 5 1 148 1 100 1 c 4 48 1412 1366 264 Pow 250 6 12 ROUTE 30 TO WA PTNG /00000 cr d+ o 0o �o 0o A a 0 a Planning Ta ZC Engineering FIOU0 �3 Design EX Hesketh & Associates , In C. TRAFFIC COUNT GRAPHIC SUMMARY SHIEET LOCATION: ROUTE 30 AT DRIVE TO LAKEWOOD DATE : PROJECTED 1986 TRAFFIC VOLUME TIME . ,PEAK HOUR NORTH TO ROUTE 5 ELLINGT R -4D 364 350 �36: 14 1564 1516 1200 1�150 115 a 4 C ROUTE 30 / TO WA PING tt1 � N 00 �C r- H A a Co A l w II a � Q a I i H a EPlnganning Trafficineering FIGO E Design II 210—Single-F ly Detached Housing Description:Any single-family detached home on an average weekday trip ends, these variables individual lot is included in this category. A have limited use hisl is because: 1) The typical example is a home in a modern sub- number of vehicles and r•sidents is difficult to division. obtain and very few of he studies contained Slightly over 300 different studies were made these data, and 2) h se data are also difficult of subdivisions containing single-family to predict. Then ber of units has a high correlation with a homes.The average size subdivision contained e age weekday vehicle trip 387 dwelling units for a total of more than ends. This variable is bt st used because it is 119,000 dwellings studied.These subdivisions contained in most studie s,it is easy to project were located primarily in suburban areas and convenient to use. throughout the United States. As indicated on the full' wing tables, single- The average development density was 3.5 units family dwellings Eenerate,on the average 10 per acre with 3.7 persons per unit.The average vehicle trip ends r eaday per dwelling automobile ownership measured was 1.6 vehi- unit. Saturday ve is e t iip generation is-only cles per unit. slightly higher,an Sum ay is lower. Measurements were mz dq since 1979 at 37 Trip Characteristics:The analysis of correlation be- subdivisions ave a in 188 single-family tween average weekday vehicle trip ends and dwellings.The averagre trip rate measured was all measured independent variables is shown 9.95 average weedy vehicle trip ends per in the table. dwelling unit or 4p ro imately one percent Although the number of vehicles and number less than that repdrt d i 1979. of residents have the highest correlations with da Vehicle Trip End; A VTE Equations and Correlation Between Average Weekday p ( � ) and the Independent Variables for Single-Family Detached ot.ses Equations and Independent Variables Co elOiion Coefficient (R) AWDVTE _ — 44.3 + 2.548 x Number of Persons 0.995 _ —391.2 + 11.04 x Number of Units 0.938 _ —186.6 + 6.761 x Number of Vehicles Owned 0.999 Units Per Acre 0.044 Acres —0.024 Rev. 1982 SUMMARY OF TRIP GENERATION RATES Sin e Famil Detached ousin ITE Land s C d 210 Land Use/Building Type g Y � � Independent Variable—Trips per Dwelling Average �1 mb rl Average Size of Trip Maximum Minimum Correlation of Independent Rate Rate Rate Coefficient S udi s; Variable/Study Average Weekday Vehicle Trip Ends Peak A.M. Enter Hour Between Exit of 7 and 9 Total Adjacent P.M. Enter Street Between Exit 0. 37 1.2 0. 1 Traffic 4 and 6 Total 1.00 3.0 0. 4 Peak A.M. Enter 0.21 0.6 0. 1 Hour Exit 0 of Total Generator P.M. Enter Exit [—_—Total Saturday Vehicle Trip Ends 10 - 1 Peak Enter Hour of Exit Generator Total Sunday Vehicle Trip Ends Peak Enter Hour of Exit Generator Total Source Numbers 4 24 26 108 1 4 1 11 ITE Technical Committee 6A-6—Trip Generation Rates Date:Ju 19 7 S, 19 79 , Rev. 1982 22 apartment Apartments in this analysis include both low- Trip Characteristics: Tie m e a'ured correlation P P � rise or "walk-ups" and high-rise multifamily coefficients are shown in he table. dwellings. Included in this category were all the studies that did not specify the type The average weekd y ve �ic!le trip generation was measured at 6.1 rip ends per apartment (height)or apartment studied.An apartment iapartmentdefined as a rental dwelling unit that is located unit. However lim t d e�surements made within the same building as at least three other since 1979 indicate ge eration rate of 5.4 dwelling units. Examples of this category are vehicle trip ends perweek ay per unit.As with single-family dwell in s, fourplexes and all types of apartment build- Saturday generation is slightly higher a Su day slightly lower. ings. See the following tab es. Data were provided from 115 different studies of apartments having an average size of 267 units. The average development density was 21.7 units per acre with 2.1 persons per unit. The average automobile ownership was mea- sured at 1.3 vehicles per unit. Equations and Correlation Between Weekday Vehicle Trip Ends( DVI e) and the Independent Variables for Apartments. Equations and Independent Variables Correlation Coefficient (R) AWDVTE = 263.2 + 2.433 x Number of Persons 0.975 = —134.9 + 5.508 x Number of Vehicles 0.963 = 68.8 + 5.853 x Number of Units 0.963 Acres 0.187 Units Per Acre —0.073 Rev. 1982 SUMMARY OF TRIP GENERATION RATES Land Use/Building Type Apartment ITE Land Use C de 220 Independent Variable—Trips per Dwelling Unit Average Nlumber, Average Size of Trip Maximum Minimum Correlation of Independent Rate Rate Rqle Coefficient Studies Variable/Study Average Weekday Vehicle Trip Ends Peak A.M. Enter Hour Between Exit of 7 and 9 Total Adjacent P.M. Enter Street Between Exit Traffic 4 and 6 Total Peak A.M. Enter 0. 1 0 Hour Exit of Total Generator P.M. Enter Exit Total Saturday Vehicle Trip Ends Peak Enter Hour of Exit Generator Total n -r; 1 - n n - '4 9; 1A7 Sunday Vehicle Trip Ends Peak Enter Hour of Exit Generator Total Source Numbers , ITE Technical Committee 6A-6—Trip Generation Rates Date: Ju g,4, 19 7 5 Rev. 1982 230—Residential Condominium Condominiums are d fin a& as single-family ownership units that av at least one other single-family owned unft within the same building structure. Both o"dominiums and townhouses are included i this category. Vehicle Trip En s A DVTE Equations and Correlation Between Average Weekday e p ) and Independent Variables for Residential Condominiums Equations and Independent Variables Co el tion Coefficient (R) AWDVTE = 320.0 + 3.563 x Number of Units 0.883 = 309.5 + 2.301 x Number of Vehicles l 0.956 = 309.8 + 1.743 x Number of Persons 0.962 Acres 0.460 R v. 1982 SUMMARY OF TRIP GENERATION RATES Land Use/Building Type Residential Condominium ITE Land Use Coe ?0 Independent Variable—Trips per Unit Average Alumber Average Size of Trip Maximum Minimum Correlation of Independent Rate Rate Rate Coefficient Studies, Variable/Study Av ragWeekday Vehicle Trip Ends Y P Peak A.M. Enter Hour Between Exit of 7 and 9 Total Adjacent P.M. Enter Street Between Exit Traffic 4 and 6 Total Peak A.M. Enter 0 - 07 Hour Exit of Total - Generator P.M. Enter0- 17 Exit Total Saturday Vehicle Trip Ends Peak Enter Hour of Exit Generator Total Sunday Vehicle Trip Ends Peak Enter n z [2Q3 Hour of Exit Generator Total Source Numbers ITE Technical Committee 6A-6—Trip Generation Rates Date: TABLE 1 1973 TRIP GENERATION STUDY OF RESIDENTIAL SUBDIVISIONS BASIC DATA COLLECTED AND'RELATIONSHIPS BETWEEN DATA Study Town No. of Total Aver. Peak Maximum Trips Trips A.M. Peak P.M. Peak No. Units Study AWDT Hour Vol. Hour Vol. Per Per Hour As Hour As Pop. Unit Person % of AWDT % of AWDT A.M. P.M. A.M. P.M. - 1 Avon 76 274 691 61 67 68 76 9.1 1 2.5 8.8 9.7 2 Avon 120 360 1176 102 117 128 144 9.8 3.3 8.7 10.0 8 Bloomfield 55 209 645 57 61 62 70 11. 7 3.1 8.8 9.5 9 Bloomfield 205 820 2619 161 235 170 253 12.8 3.2 6.2 9.0 10 Bloomfield 144- 418 1217 92 100 113 118 8.5 2.9 7.6 8.2 11 Bloomfield 136 503 1268 85 100 115 123 9.3 2.5 6.7 7.9 12 E. Hartford 135 431 1271 76 104 97 107 9.4 2.9 6.0 8.2 13 E. Hartford 83 324 848 64 86 67 91 10.2 2.6 7.6 10.1 14 E. Hartford 55 248 816 76 95 83 111 14.8 3.3 9.3 11.6 15 E. Hartford 152 547 1930 125 167 132 176 12.7 3.5 6.5 8.7 16 E. Hartford 89 418 798 61 74 68 81 9.0 1.9 7.6 9.3 c 18 E. Hartford 65 267 685 58 66 78 71 10.5 2.6 8.5 9.6 19 Enfield 65 202 727 54 73 65 83 11.2 3.6 7.4 10.0 20 Enfield 100 410 885 60 94 71 111 8.9 2.2 6.8 10.6 21 Enfield 107 555 1055 92 101 104 117 9.9 1.9 8.7 9.6 22 Enfield 151 649 1547 75 177 87 192 10.2 2.4 4.9 11.4 23 Enfield 233 932 2729 167 252 176 266 11.7 2.9 6.1 9.2 24 Enfield 140 588 1816 128 168 131 192 13.0 3.1 7.1 9.3 26 Farmington 283 934 2337 157 215 202 238 8.3 2.5 6.7 9.2 29 Glastonbury 105 368 758 65 85 68 91 7.2 2.1 8.6 11.2 30 Glastonbury 128 448 1178 87 131 96 141 9.2 2.6 7.4 11.1 31 Glastonbury 48 158 533 47 64 59 71 11.1 3.4 8.8 12.0 32 Glastonbury 101 384 855 66 84 78 100 8.5 212 7. 7 9.8 33 Glastonbury 58 186 609 44 56 48 62 10.5 3.3 7.7 9.2 34 Glastonbury 70 280 574 50 62 62 74 8.2 2.1 8.7 10.8 3-5-- Glastonbury 3 2 573 ­43 63 47 77 9.1 2.5 7.5 11.0 36 Manchester 110 385 901 80 82 85 87 8.2 2.3 8.9 9.1 -- - - - 41 -Meriden 144 547 1076 83 114 9U 128 7.5 2.0 7.7 10.6 - 43 IMeriden 152 608 1959 178 201 196 230 12.9 3.2 9.1 10.3 44 Meriden 90 342 986 78 108 87 121 11.0 2.9 7.9 11.0 49 Rocky Hill 33 129 388 30 41 35 46 11.8 3.0 7.7 10.6 TABLE 2 19 73 TRIP GENERATION STUDY OF APARTMENT COMPLEXES BASIC DATA COLLECTED AND RELATIONSHIPS BETWEEN DATA Study Town No. of % One Price Aver. Peak Maximum Trips A.M. P ak P.M. Peak No. Units Bedroom Range AWDT Hour Vol. Hour Vol. Per Hour As Hour As Units Unit % of AWDT X of AWDT ($ Per Mon.) A.M. P.M. A.M. P.M. 4 Bloomfield 100 60 N.A. 713 59 80 73 89 7.1 8.3 11.2 6 Bloomfield 161 37 225-360 767 70 60 76 67 4.8 9.1 7.8 7 Bloomfield 76 13 175-250 659 42 61 47 69 8. 7 6.4 9.3 27 Farmington 214 50 143-239 1199 97 114 116 131 5.6 8.1 9.5 37 Manchester 344 33 185-255 2544 241 233 257 262 7.4 9.5 9.2 38 Manchester 200 60 195-240 1147 85 121 89 144 5. 7 7.4 10.6 39 Manchester 191 8 126-150 1697 102 158 109 172 8.9 6.0 9.3 46 Rocky Hill 160 50 175-195 1028 92 97 99 115 6.4 9.0 9.4 47 Rocky Hill 60 50 195-225 336 22 51 36 60 5.6 6.6 15.2 65 Vernon 106 15 N.A. 892 53 82 58 99 8.4 5.9 9.2 66 Vernon 260 77 155-190 1372 137 156 145 1167 5.3 10.0 11.4 81 Windsor 432 25 205-235 3345 358 383 390 431 7. 7 10. 7 11.5 Mean 192 40 1308 113 133 125 151 6. 8 8.0 10.2 N.A. Not available R E A. HESKETH & ASSOCIATES, INC. 101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755 December 7, 1984 Buck Page Mr. uci Page Engineering 1750 Ellington Road South Windsor, Connecticut 06074 RE: Lakewood Ellington Road South Windsor, Ct. 83330 Dear Mr. Page: Subsequent to our letter of November 26, 1984 we discussed the basis for our statement within the report which indicated that traffic in Quarry BrooR Drive experienced wait times varying from 15 seco ds up to 60 seconds during the morning commuter peak. That statement was based upon informal observation of traffic in that roadway. Subsequently, and at, your request, we conducted a more detailed study extending from 6: 50 a.m. until 8: 15 a.m. on Frida December 7, 1984. During that time period 61 veh,' le1s entered Ellington Road from Quarry Brook Drive of which 46 turned left and 15 turned right. The 151 right turning vehicles had no difficulty whatsoever with 11 of those vehicles executing the maneuver th' a rolling stop. The maximum wait for those who d ' stop and executed a right turn was 12 seconds. 0 the 46 left turning vehicles, the mazimum wait ti was recorded at 52 seconds . No other vehicles ha a wait time exceeding 50 seconds . The following table summarized the delay time for left turning vehicles . AMOUNT OF DELAY NUMBER OF VEHICLES Less than 5 seconds 5 5 to 10 Seconds 10 10 to 20 Seconds 12 20 to 30 Seconds 11 30 to 40 Seconds 5 40 to 50 Seconds 2 50 to 60 Seconds 1 We would also point out that the maximum number of vehicles at the stop sign during our study was 3 a dl at most occasions there was only a single vehicle w ic- ing the opportunity to enter Ellington Road. traffic studies t r a f f is engineering t r a f f is planning Mr. Buck Page Page 2 Lakewood If we can provide further information to assist yo i evaluating the impact of Lakewood on Ellington Roa traffic, please advise us . Very truly yours, F. A. HESKETH & ASSOCIATES, INC. J. Frederick A. Hesketh, P.E. t��N sft( o w 1540'SULLIVAN AVENUE SOUTH WINDSOR, CONN. O 07 soe-0) AREA CODE 203/644-2511 R IVED DecemberI f 98 SO. WI D OR PLANNING DEPL Mr. Richard K c a d Kelley RSK Contractors, Inc. 1750 Ellington Road South Windsor, Connecticut 06074 CERTIFIED MAA Dear Mr. Kelley: At the December 10, 1984 meeting the South Windsor Inland W tl� nlds approved a General Plan of Development for Application No. 299 f r YIe development of a residential DA-15 Zone on the easterly side of Ellington Road, South Windsor, Connecticut. The approval is based on the plans entitled "Lakewood" preparei for RSK Contractors, Inc. , 1750 Ellington Road, South Windsor, Con e ti ut, by Page Engineering, Inc. Such plans are dated October 15, 1904 b i;ng revised October 18, 1984; sheets 1 through 7 of 7. The approval of the General Plan of Development is subjec o ilite plan approval which will require it to go through a complete a p is tion process. This approval does not in anyway give approval for the prl -i posed construction of sewer lines. Very truly your , Constance Er ks ofn, Chairman Inland Wetlands Agency CE/se Town of South W nldsor cc: Jules Page, Page Engineering William Grace, Esq. A.B. Davies, Deputy Town Engineer Jacqueline J. Smith, Town Clerk Richard Sartor, Town Manager Richard Ryan, Deputy Mayor Robert F. Gilligan, Chairman OZC Thomas D'Auria, Building Official teeter DeMallie, Director of Planning Kenneth Brill, Chairman EDC I PLANNING AND ZONING COMMISSION JANUARY 16 , 1985 PUBLIC HEARING & SPECIAL, MEETING SOUTH WINDSOR TOW HAIL Members Present : Gilligan, Klenke , Sorenson, Conde , Sm ' t ' Alternates Present : Rossi (sitting for Montana) PUBLIC HEARING The secretary read the legal notice which was publish d in the Journal Inquirer , a copy of which is made part hereof . 1 . Application of R. S . K. Contractors , Inc . for a zon change from RR and A-20 to DA-15 , and approval of a Genera 1'an of Development , for approximately 30 . 8 acres located o the east side of Ellington Road , north of Quarry Brook rive , and south of the intersection of Ellington and Be d n koads , to permit 16 two-family and 68 single family dwellings . Attorney William Grace of 25 Oakland Road was present obehalf of the applicant . Mr . Grace said they are asking for appr v 1' of a General Plan of Development and Zone Change for a parce known as the Boxer parcel . He noted that Fred Hesketh , the t a fic consultant ; Buck Page , of Page Engineering , Inc . ; Grego yl Montana , the architect ; and, Dick Kelley , the developer o this project , were all present . He noted that they have had a ' option on the land for several years and once considered devel :)pi.ng it for condominiums , but then the DA-15 zone was created . Mr. Buck Page , President of Page Engineering , Inc . , t4el presented the following information: The land comprises 37 . 1 acres and 2 . 6 acres is zoned A-20 , 28 . 2 is zoned RR, and the remaining . 3 is Flood Plain Zone . The flood plain area will be part of the open space . Allowable density is 3 . 5 units per acre and the are proposing 3 . 25 units per acre . There are two detention basins on the site , and the land drains in two directions . On is next to Ellington Road and will handle approximately half the site . The other detention basin is, on the easterly portion of the site next to the brook and will handle the other half . Theira 3 isrshal one principal street . The roads will be 26 ' wide . The Fir was concerned about access streets being less than 26 ', . Mr . Page noted that pages 2 , 3 and 4 of the plan shows h ' proposed layout . The site can be sewered and drained . Page 5 has a portion of the map which comprises 9 acres which they propose to de'ed to the Town as open space . On the eastern portion the open pace on the Lakewood property would abut existing Town owned r p rty . There is more open space abutting Mill Pond , which will runlet a entire length of the northerly property line . In some areas t ere will be 100 ' wide areas of open space abutting the pond . Th tlopen space will remain in the name of the Association , but would I,b restricted for use as open space . Page 6 of the plans shows thellp o osed sewer concept and they have come up with a capacity liln hich will not require any pumping station. The sewer will be inks a led through Planning & Zoning Commission -2- property owned by the Dalys, to Ellington Road, and the internal sewers would fit into this line, and into the Town' s pumping station on Ellington Road. Mr . Page noted that the site has very large trees of any ' species b and they plan to try to save as many of the existing treeb ,as possible. During the site plan stage they will hire la dscape architect to work with them. Mr . Fred Hesketh, a consulting engineer with offices i Bloomfield, stated that he specializes in highway and traffic engineering . He stated his qualifications. He said he was asked to review this proposal and provide information with respect to the xistlng traffic conditions on Ellington R-oad. in this area , and make r com endations on access patterns that would be safe for new residents ii Lakewood and for the existing traffic that travels the road. I r . ' Hesketh referred to his report dated November 26 , 1984 . Elli gtoa , Road is a two lane road, with pavement in generally good coed io' . The lanes are 12 ' in each direction , with a variable widt sh ulder , and the total width varies from 32 to 36 ' . The posted speed is 35 m. p . h . to the west of Quarry Brook Drive and 40 m.p . h . east of t at point . Radar speed studies 'show the average speed in this area between 42 and 43 m. p . h. , and the speed at or below which 85% of tile traffic is traveling ranges between 48 and 49 m. p . h . In the immediate frontage of the site Ellington Road is on a downgrade as one goesfrom west to east towards the bridge at the restaurant . The grade is about 4k% 9 and there is a horizontal curve at both ends of the site . ) The site frontage is straight . The curves are a cause for conk rnlin selecting driveway locations . Traffic volumes on Ellington Road ha, e been studied many times, including June , 1983 by Fuss & O ' Neill ; October , 1983 by DOT; and May and December , 1984 by himself . 137ene ally the roadway has 10 to 11 , 000 vehicles per day , with the heaviest traffic in the morning and afternoon during the commuter rush The hourly volumes during these times range between 12 and 1300 vehicle per hour . There is a strong directional tendency , with 75 to 80% of'', all traffic in one direction (eastbound in the morning , and westboundli in the afternoon) . Between the peak hours , 9 a . m. and 3 pi m.', the total two-way traffic on the roadway is 500 to 600 v. p . h . Mr . Hesketh said they studied the traffic on Quarry BrcoklDrive , which is about 1100 feet from the proposed entrance t3 Lakewood , and traffic counts were taken on May 23rd and May 24ta, 11984 , showing the movements into and out of Quarry Brook Drive Iduring those peak periods . Referring to a supplemental letter dated December 7 , 1984 , Mr . Hesketh said that from 6 : 50 a . tp 8 : 15 a . m. on the morning of 12/ 7/84 , 61 vehicles entered Elling n Road from Quarry Brook Drive . Forty-six vehicles turned left , ind I15 turned right . The maximum waiting time for a vehicle turning right was 12 seconds . The maximum waiting time for vehicles turning left was 52 seconds . Five vehicles waited less than 5 seconds ; lU vehicles waited 5 to 10 seconds ; 12 waited 10 to 20 seconds ; 11. w#ited 20 to 30 seconds ; 5 waited 30 to 40 seconds ; two waited 40 t 510 seconds , and one waited 50 to 60 seconds . The maximum number vehicles Planning & ZoningCommission -3- 1 6 8/]� waitingat the stop sign was 3 and at p g most occasions the thez e was only a single vehicle awaiting the opportunity to enter E liington Road. Mr. Hesketh said their study also included a review of iow' much traffic could be expected from this type land use . S 'n le family homes typically produce traffic at the rate of about 10 per dwelling unit per day; apartments are 6 to 8 trips per day , and cordominiums are 5 to 6 trips per .unit per day. The DA-15 is unique and is different from single-family or condominium, and the daL13 trips would be somehwere inbetween. At Pond Place in Avon, t e ,e is a similar concept , and counts were made over a 4 day pelr 'o , with daily traffic running between 6 and 61� trips per dwellli g liunit per day. Referringto page 5 of his report , Mr. Hesketh said that f ou P g P � Y look at a peak period within a peak period , you notice there is really an extremely short term peak period: Between 7 and 7 : 15 a. m. 200 cars 7 : 15 and 7: 30 222 7 : 30 and 7 : 45 285 7 : 45 and 8 : 00 242 8: 00 and 8 : 15 197 8 : 15 and 8 : 30 128 8: 30 and 8 : 45 110 8 : 45 and 9 : 00 80 During the 7: 30 and 7 : 45 a . m. period, people exiting a ry Brook Road had an average rate of 33 seconds . Mr . Hesketh s dlcoming to South Windsor this evening , after leaving the Bisse'1 ridge , he went through three traffic lights . At the light after t e ,bridge onto Route 5 , he waited 42 seconds . At Long Hill Road he wait6d 49 seconds , and at Five Corners he waited 68 seconds for a green li hl. It is 33 seconds at Quarry Brook during the heaviest traffic pealk. The total traffic at Lakewood (based on Pond Place) is 650 vehicles per day, and that is two way traffic with half going in and half coming out over the course of the day. During the heavy 7 : 30 to 8 : 0 lia. m. traffic , it will be between 50 and 60 or 70 vehicles entering Elli0ton Road from Lakewood, and this is comparable to what is entering �Ellington Road from Quarry Brook Drive . Mr . Hesketh said he is aware Strawbridge is under construcltion, and he ' s aware of Chapel Hill Condominiums , and other land ses ' 'in the area . Because of the curve in the hill , Mr . Hesketh said he els ' any driveway to serve any land use in this area , must be at the extreme, south or west - end of the property , towards the top of the hi The property P Y line is just to the west or north of the hillcrest , and a (driveway at that location will give it the maximum affordable s 'g t '(distance . The 48 or 49 m. p .h . speed and 85% percentile speeds de nd' a sight line of about 600 ' so that entering and exiting traffic calh see each other . That driveway location is the only place on the site that will afford that sight distance. Planning & Zoning Commission -4- g / 16/85 Mr . Hesketh said he also recommends a widening of the � a way for about 500 ' so that traffic approaching the driveway , �t tlintends to turn left , can be in a protected area and traffic contli u 'In$ westerly can bypass them. We will provide an 11 ' lane for eachll f I,the movements , and there will be a painted island directing traffic . urling peak periods about 65% of the traffic is heading back towar H Iartford , and only 35%is heading to Five Corners . In the afternoon, the reverse is true . Therefore , only about 35% of the traffic, ente i g the driveway will do so by a left turn . The majority will come along Route 30 and make a right turn into the facility . Aiy General Plan of Development approval should include a requirement tiat the final site plan include complete engineering for the left turn facility . Necessary permits will also have to be secured from the State since this is a State roadway . Mr . Hesketh said its his opinion, that the State would find this to be an acceptable solution to, new access point on this roadway . Gregory Louis Montana stated that he is a registered archiltoct in the State of Connecticut and several other States , and has adl27 years of experience . He said they have been working on this project for about 2� years , and it has gone from condominiums to this Inew DA-15 development . The site is unique and consists of about ) 0 )acres connected to the existing Mill Pond. There are magnif enit trees and beautiful vistas to Mill Pond. The basic design concept they have tried to use is privacy , visual views of the pond and preservation of the existing woodlands. This is not a very high density project and they have tried to work with the existing contours land trees on the site . The houses will be in clusters , and the in4ivi4ual houses will be expandable and custom designed by an ar itect . Mr . privately Montana noted that the Mill Pond is rivatel owned . � e Olans presented this evening may be used , but the final decisionlregarding theme has not been determined . It ' s more than likely it will be a Colonial designed complex , with two or three bedroom units , whicb ale expandable . Under the DA-15 zone , the owner can have either total in, enance , zero maintenance , or partial maintenance by the As-sociation� They plan on about 25 houses in the first phase . Mr . Richard Kelley, of R. S . K. Contractors , then spoke length about P the desirability of this type of housing . He noted the tw , family houses will give the outward appearance of being single fa ily dwellings . There will be much open space around the clusters . He ot' d that CHFA has set aside $15 million , and the deadline for applying for a loan is February 15th . and he may be able to secure % onstruction financing and this could be passed along to the buyers A 13% $60, 000 montage results in $663 . 72 payments , while a CHFA % $60 , 000 mortgage would have a $428 . 44 payment . He estimated that these homes would cost $15 , 000 less than a similar house in an A 20 sub- division. An A-20 subdivision in this location will result in 45-50 houses , and there would be relatively little differenc in traffic . They plan to use skylights and thermopane doors facing the sun to provide some ,heat , and also providing a view. Planning & Zoning Commission - - 1/ 16/8 Attorney Grace explained that they y chose the option oft r v�iding 3 , 600 s . f . of recreational space for every unit . Thera ill be no pool that has to be maintained by the association. rhe new Connecticut Statute , called the Common Interest Ownershp ,l allows some flexibility that was not available before. A buyer would buy an exclusive parcel of land around his house, and 't a I,bkiyer would have exclusive use of this land and it would not e ',common land owned by the Association. He could have a patio,ll rIgarden, and he could maintain it himself if he chose to do so .l If the owner didn ' t want to maintain his area, he could pay extra to the Association and they would take care of it . This would also mean that you could expand your house since you have exclusive use of that i ce . How you could add on is strictly controlled by the regultip s . A young family , for example , could add on a bedroom. Under th'e M -A zone you could not expand . Mr . Grace concluded that he bel,i vls this development meets the criteria set forth at the beginni glof the regulations . Town Engineer Martel reported that his comments are tel n ''I,cal in nature. If the General Plan is approved it will nee a, surveyor ' s certification and seal . The location and orientation :)f the detention basin is also of some concern . Due to the apparent nat a lof the soils and its proximity to the parking area, Mr . Martel said le (would like to see a different configuration . He noted this is a basic engineering problem that can be worked out in the future and could, a addressed prior to the final site plan approval . Mr. DeMallie , Town Planner , said the DA-15 zone is a flcatliag zone . The applicant first has to come in with a Genera l Plan an& Zone Change Map . Upon approval they return with a site plan/special a ception application which requires another public hearing . This i the first development in Town under the new DA-15 zone. Sheet #� sh ws the open space , and the applicant proposes to deed to South Wi dsor 9 acres of open space at the mouth of Quarry Brook. This its in well with the existing and proposed open space in the area,. The Town has 811 acres of open space in connection with the Tudor Hills subdivision . When Beechwood Farms is approved again , thero will be additional open space . Pleasant Valley Homes II has or wi l deed about 14 acres along the southerly shore of Mill Pond , ' as qell as 10 acres along Plum Gulley Brook, just upstream from M111 qnd . The north side of the Mill Pond has development and there is about 100 ' along the pond in connection with Strawbridge C Odominiums . Lakewood ' s public open space conforms to the 1968 Plan of evelopment . About 3 additional acres of open space will be retained bylt'he Lakewood Association and provide a natural buffer . To 'ltheisouth it is zoned A-20 and RR ; to the north MF-A, A-20 and RR; to he i lest A-20 and to the east is A-20 . There is also the F1oodtPlain zone surrounding the Pond. Mr . DeMallie noted that the DA-15 zone is a logical tr nsi Tonal zone between Tudor Hills to the east and Strawbridge t th 'north. He noted this is a beautiful site , heavily wooded, with a water view. Planning & Zoning Commission -6- '1 1 '/85 Mr . DeMallie indicated that the single most important thi glin considering this application is the traffic . Sightline li3 one concern, and fir . Hesketh ' s report concluded that satisfal,c o y sightline can be achieved if the entrance is elevated ablo elthe current grade , and is located as far south as possible and there is control of vegetation growth. The second concern is vehicles' entering Lakewood from Route 30 north or southbound. Mr'. DeMallie suggested a turning lane , at least southbound. Th-e Hesketh report indicated turning lanes in both directions were feasible . This should be made a condition of approval . Mr . Hesketh indicated this evening that there would not be unreasonable delays), n leaving this subdivision . Mr . DeMallie concluded that his concerns were addressed by Mr . Hesketh this evening. He also noted that ,the turning lanes would be subject to approval of the State Traffic Commission . Referring to the architectural design, Mr . DeMallie said this will be an evolving process. He noted the two family dwellings must be designed to look like single family dwellings . Mr . DeMallie noted that this project will make available affordable housing,, and smaller houses . No one spoke in favor of the application . Speaking in R Ellington opposition were Julia Fox of 899 d � who - g � . I cited traffic problems , and submitted a letter opposing is� application. She noted that the Hesketh report only took into conside tilon good road conditions , and the site should evaluated under mar na',l ' conditions . Salley Edlung of Hilton Drive , expressed concern with the grade , ana noted this subdivision shouldn ' t be compared with Qua ry'' Brook Drive since those residents have other ways out of their) ub4ivision• She noted that Beldon is more similar to the proposed LaC wo d Road . Connie Moulton of 11 Beldon road, noted there are many accid etts in this area , and because of the crest in the road it ' s ' fficult to make a left hand turn. She expressed concern about a idodts and traf f is . Rose Pastula of 889 Pleasant Valley Road said she ' s no t pp I red but is concerned with traffic . Mrs . Rossi asked how far it was from the entrance on Ell '�. gt n to the o first cul-de-sac within the subdivision, and Mr . Page said i was about 160 ' . Mrs . i:lenke asked if there has been a study which considered all the Y developments in this area, and Mr . Hesketh said the did con ider Strawbridge , Chapel Hill and other residential developments in the area . Commissioner Sorenson noted he has car-pooled with someo e on Quarry Brook, and there doesn ' t appear to be too much delay for 'Itho a that _ P Y aren ' t faint-hearted. .Planning & Zoning Commission -7- 1/l6/8 Mr . Conde asked if the grid-square formula has been applied, Mr. Page replied that you are approaching 7 units in so e areas , with the average at about 5 units. Mr . Conde asked if they everiieached the 9 units , and Mr . Page said no . Mr . Conde suggestedlcon ideration be given to passive solar energy. Mrs . Smith noted that the development looks beautiful , nd sked Mr . Martel if he was implying earlier there was a probl m with the detention basin. He replied that the detention basin could 'ibe worked out with the site plan, and there is no major problem. Mrs . Smith said the Purcell report indicated the inters��cti n of Quarry Brook with Ellington was Level "e" . Mr . Heskethlls i he ' s not familiar with that report and even Five Corners onl hai a level of "c" or "d" . Mr . Gilligan said he assumes the improvements to Ellingtoa o;ad will be at the expense of the developer , and Mr . Kelley replied hat that was unfortunately correct . A discussion ensued regarding t e cost of the units , with Mr . Gilligan clarifying that the sin le wwI,elling units should sell for approximately $15 , 000 less than a ,s 'm 1'ar unit in an A-20 zone. Mr. Kelley noted that much depends upon t e available financing and interest rates . There beingno further comments the public hearing was a urned . � P g �J 5. A . #1039 - R. S.K. Contractors if Zone Cha o DA-15 and General Plan of Development (public nearing was 1/16)11 F Commissioner Sorenson said he was concerned with the analo 'between this 1+. y development and Quarry Brook Drive. He said he thinks i�$ i 1 be difficult to get out on a curve on a hill. Mr. Gilligan noted tha# r d' Hesketh \✓� said the sight-line was acceptable if the road was eleva e . Commissioner g P Smith said she is concerned with the number of cars coming in ',and out and the difficulty in seeing them. Mrs. Klenke said her c n ern is the widening of Ellington Road with Beldon coming out to Ellin t n and the Podunk Mill Restaurant right there. Mr. Sorenson said a d i er can't see the road curves until he goes over the rise. Mrs. S i h staid the turning lanes must be installed, and Ellington is one oft a major through streets in Town and people cannot get in and out o their driveways. She pointed out that the Commission would be putting in something comparable to Quarry Brook Drive and not just a driveway. M .lSorenson noted that people in Quarry Brook can get out in different directions and do not have to come out to Ellington Road. He said the Commission is asking for trouble by allowing more density in a high 1 v 1! traffic area like this. Mrs. Klenke raised a question as to how this land could be developed. A discussion ensued about the traffic 1 s of a single family conventional subdivision compared to the proposed DA-15 use. Chairman Gilligan pointed out that the queuing lane on E1 ngton Road will be about 150 feet long, and Mr. DeMallie noted that most of the afternoon rush hour traffic will be coming from Hartford and will be able to turn right into the proposed street. Mrs. Smith ai she is concerned with commuter traffic coming out of the street ' tie morning during rush hour. Traffic on Ellington Road will be movi f $t. Mrs. Klenke noted that if traffic lights are ever install a Strawbridge Condominiums it will help. Mr. Gilligan said the Commiss n is holding a $35,000 passbook from Strawbridge in case a light is re it d by the State. The Commissioners then reviewed the statis - cslcontained Planning & Zoning Commission -3- 2/1.3/8 in the Hesketh report which was submitted at the public h a i gj. They also reviewed the general plan and Mrs. Smith consi e e how else the road could go through. They again discussed whether phis site is suitable for a DA-15 development, and Mr. Gilligan noted that there was testimony at the public hearing that sight-line would be adequate. He asked if the Commissioners were concerned that traffic concerns could not be addressed. He noted that this application is for a zone change and one of the Commission' s criteria is tha the use be workable, and they will be submitting a detailed site lan He again asked if the Commission is saying that this just won't wo k, 40d that there can' t be that many trips per day onto Ellington Roa . ts. Smith said she has serious concerns.. Mr. Conde noted that if the t 4ffic increased there will be a point in time when the State will r align Ellington Road and install traffic lights. Mr. Gilligan to that road improvements are noted in these plans. Mrs. Smith said hat they must do the road improvements. She said she is still concerned with left hand traffic onto Ellington during rush hour. Mr. G li a'n said at the public hearing it was indicated that by elevating e dad the sight-line would be increased. Mr. DeMallie noted that a single family subdivision such as Quarry Brook, would produce 900 trips per day, and the proposed -1 ,development would produce 600 trips per day. Mr. Sorenson replied that here would be fewer homes if this area was a single family subdivisi n'd there would be less density. He said that by allowing high density levelopment on a busy road the Commission is creating a problem. He said he does notthink the DA-15 is suitable for this area. Mrs. Smith said the reason she likes the DA-15 here is fo th !,open space and wetlands it will preserve. Mr. Conde said he t ink traffic will be the same with either development. He pointed out hat you are talking about almost the same number of vehicles that Qua xy took Drive has coming onto Ellington Road. Mr. Gilligan said is Xperience with driving down Ellington is that traffic is really onl he vy in the afternoon or morning with commuter traffic, and th t. h doesn't really see that Ellington is that congested. He said you are talking about adding another 48 cars during rush hour. Mr. Conde said he thinks the area is good for DA-15 and that the traffic can be worked out in the detailed site plan. He said it is not the best in the world, but going up the hill people tend to slow down and there won't be any more traffic coming out of here than Quarry Broo , Drive. Mrs. Smith said she doesn' t agree with the Hesketh report. Chairman Gilligan said the Commission may not be able to ac a unanimous decision on this matter. The Hesketh reported ndi�ates that it will meet standards. He noted that it appears ev yo 0. thinks it will be safe except during the one hour morning rush. Mr. Conde said he believes there will be a break in the traffic and peo le will be able to get out. Mr. Gilligan said he has looked at it d 37in ilrush hour and it didn' t seem bad to him. He noted, however, he was no trying to make a left hand turn onto Ellington. Mrs. Smith said she is also concerned with the parcel between this development and Quarry Brook Drive. A discussion ensued r girding a Planning & Zoning Commission -4- 2/1 /8 possible road stub, and Mr. Martel, Town Engineer, pointe ou ithat the proposed Lakewood Drive will not be a town-owned road T Association will own it. There was further discussion a 0 subject of the left-hand turn onto Ellington was brought again. Mr. Gilligan suggested that the developer could be asked r - think how this turn could be improved, and Mr. Conde said he do n' think anything will improve it and as long as there is adequate ig t-line it should be all right. Mrs. Klenke made a motion to approve the above applicatio fo �a zone change from RR and A-20 to DA-15, for approximately 30 . 8 cre (located on the east side of Ellington Road, north of Quarry Brook Dri e, and south of the intersection of Ellington and Beldon Roads, nd Down on a map prepared by Fuss & O'Neill, dated 4/17/84 , revised c 5 10/84, Proj . No. 80-98a. Within 90 days (by May 21, 1985) you must submit a zone ch nIge map (1" = 40 ' ) , with an A-2 certification, showing the dis a c and bearings of all boundary lines and acreage of the land lie el the zone change was granted. The map shall be drawn in acc rd nce with the rules and regulations of the State Board of Registratio f r, Professional Engineers and Land Surveyors, and shall be stamped and s g ed by a Registered Land Surveyor and submitted on black and white ylars. After it has been stamped and signed by the Commission the mylar will be filed in the Town Clerk' s Office. The effective date of this zone change is the date the 1 r is filed in the Town Clerk' s Office. Mrs. Klenke further moved approval of the General Plan f D velopment as shown on plans prepared by Page Engineering, Inc. , ate 10-15-84 , revised to 10-18-84, consisting of 7 pages, to permit 6 two,-family and 68 single family dwellings, subject to the followi g m difications : 1. The site plan shall indicate the detailed design of th proposed improvements on Ellington Road. Consideration must be given to improving the left-hand turn onto Ellington Road from he proposed Lakewood Drive in order to maximize maneuve a i'lity during rush hour. 2. The site plan should consider preserving this land in ts natural state where feasible, and this will be carefully re vie ed by this Commission. Black and white transparent m lars of Sheets 1 through i Y g elusive, with the letter of approval of this Commission as well E t 0 Inland Wetlands Agency, together with three paper prints, must he submitted to this Commission to be signed, and filed in the Town q1er ` s Office within 90 days of the date of approval (by May 2 , 1 05) . Mr. Conde seconded the motion. Voting in favor were Commis i nors Klenke, Conde, Smith, Sorosiak and Gilligan. Opposed to the motio w s, Commission Sorenson. Commission Hallowell abstain. Them liln was duly carried by a vote of 5 to 1 with 1 abstention. C V wT-Own- O-A soubo� ?dzt� (d 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 05074 l�oSOR,CO AREA CODE 203/644-2511 February 21, 1985 Willi G William E. race, Esq. 25 Oakland Road South Windsor, Ct. 06074 Zt Dear Bill: Re: App. #1039 - R. S.K. Contractors - Lakewood Zone Change to DA-15 and General Plan Please be advised that the Planning & Zoning Commission votedon February 13 , 1985, to approve the above application for a zone;, change from RR and A-20 to DA-15 , for approximately 30. 8 a r sl located on the east side of Ellington Road, north of Quay-ry Brook Drive, and south of the intersection of Ellington and Be d n Roads, and shown on a map prepared by Fuss & O'Neill, dated 4/1 / 4 revised to 5/10/84, Proj . No. 80-98a. Within 90 days (by May 21, 1985) you must submit a zone changelmap (1" = 401 ) , with an A-2 certification, showing the distance nld bearings of all boundary lines and acreage of the land w e e the zone change was granted. The map shall be drawn in accord n e', with the rules and regulations of the State Board of Registration f r Professional Engineers and Land Surveyors, and shall be stamped and s ' g a Joy a Registered Land Surveyor and submitted on black and white mylars. After it has been stamped and signed by the Commission the m l6r will be filed in the Town Clerk' s Office. The effective date of this zone change is the date the m 1 r is filed in the Town Clerk' s Office. The Commission also voted to approve the General Plan of D v 1ppment as shown on plans prepared by Page Engineering, Inc. , dated 0�1_15-84, revised to 10-18-84, consisting of 7 pages, to permit 16 two- family and 68 single family dwellings, subject to the following modifications : 1. The site plan shall indicate the detailed design of the proposed improvements on Ellington Road. Consideration must a given to improving the left-hand turn onto Ellington Road from h proposed Lakewood Drive in order to maximize maneuverability during rush hour. 2. The site plan should consider preserving this land in itE natural state where feasible, and this will be carefully reviewed by this Commission. William E. Grace Esq. -2- 2 2 5 Black and white transparent mylars of Sheets 1 through 5, in l4sive, with the letter of approval of this Commission as well as th Inland Wetlands Agency, together with three paper prints, must be s bmitted to this Commission to be signed, and filed in the Town Clerk s� Office within 90 days of the date of approval (by May 21, 19 5) . Yours very truly, PLANNING AND ZONING O S'ISION vg By: - tACI�a ' Robert F. illiga , rman CC: R. Martel, Town Engineer / P. DeMallie, Planning Director3/ Page Engineering, Inc. Fuss & O'Neill Water Pollution Control Authority Inland Wetlands Agency