HomeMy WebLinkAboutZONE CHANGE AND GENERAL PLAN r
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE ACCEPTED BY
APPLICATION # THE PLANNING AND ZONING COMMI
SSION AT
RECEIVED DATE: THE REGULARLY SCHEDULED MEETING ON THE
APPROVAL DATE: FOURTH TUESDAY OF THE MONTH. IT SHALL
REJECTED DATE: BE SUBMITTED TO THE PLANNING AND
RECEIPT # ZONING COMMISSION OFFICE ONE (1) WEEK
PRIOR TO THE FOURTH TUESDAY.
APPLICANT:_jyAN MAg; JACpUES
ADDRESS: 626 1F11 i nl2fM Rriac3 s -gni*h Wi nrlsnr, mnecti cut TELEPHONE # 52B-6054
OWNER OF RECORD ON S.W. LAND RECORDS The Hartman Tobacco Co.
ADDRESS: C/O Attorney Harry Nair 111 Pearl St. Hartford, Connecticut
COMPLETE DESCRIPTION OF LOCATION OF PROPERTY 25 acres, more or less, bounded by Pleasant
Valley Road, Wheeler Road, and Smith Street
Z ONE RR
NAME, ADDRESS & TELEPHONE # OF PERSON TO WHOM CORRESPONDENCE AND INQUIRIES SHOULD BE
DIRECTED: Attorney Raymond G. 1eFo11, 2307 Silas Deane Hiqhway, l>cky Hill, ODnnecticut 0(
TELEPHONE # 563-2355
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING)
_X 1. Zone Change to Mp A Zone (public hearing)
2. Filing for Subdivision
3. Filing for Open Space Subdivision (public hearing)
4. Filing for Resubdivision (public hearing)
5. Special Exception to Article of the Zoning Regulations (public hearing
6. Site Development Plan
7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (public hearing)
8. Other (explain in detail) C44m,� f Q,�p
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND THE OWNER OF THE PROPERTY AND
SUBMITTED ALONG WITH THREE SETS OF PLANS BEFORE IT WILL BE ACCEPTED BY THE PLANNING AND
ZONING EAC=ZaMS
SION
JEAN JEAN NJAOQUES
CANf R
no 3 . LeFoll, His Attorney LeFoll, His Attdney
The Zbbacco Co.
arry Nair4 Its Attorne
(Mover)
-' TABLE OF CONTENTS
1 . SUMMARY 1
2. STUDY PURPOSE 3
3. MONITORING PROGRAM 5
4. SURFACE WATER HYDROLOGY 8
5. GROUNDWATER HYDROLOGY 14
b. COMPUTER SIMULATION 20
7. CONCLUSION 22
8. REFERENCES 24
1 . SUMMARY
1 ) A ground and surface water monitoring program was
undertaken to assess the hydrologic setting of the
proposed Pleasant Hills Condominium construction site .
2) Seven (7) groundwater monitoring wells were installed on
the Pleasant Hills site and water table measurements
_ were made from January 265 1984 to March 5, 1984. Inlet
and outlet flow volumes to the Cinnamon Springs Pond
were also measured during this period.
3) Precipitation falling on Pleasant Hills contributes
water primarily to the Plum Gully Brook watershed with a
small portion going to the Whaples Brook watershed.
4) Precipitation events are the primary control over
fluctuations in the water table .
5) Inlet flow volumes into Cinnamon Springs Pond rang d
from 0 to 44,000 gallons per day (gpd) during the study
period. Discharge flow volumes from the Pond rang d
from (9,500 gpd to 77,000 gpd.
6) Cinnamon Springs Pond reached a seasonal high pool
_ elevation during the late part of February at which time
the discharge volume peaked at 77,000 gpd.
_ 7) Groundwater flowing across Pleasant Hills f 1 ows from a
southeasterly to northwesterly direction at the rate of
0 .27 feet/day.
8) The detention basin located in the northwesterly corner
of the Pleasant Hills property has a bottom elevation of
92.0 feet above mean sea level (MSL) , and, is currently
serving as a point of groundwater discharge .
9) Prior to construction activities in the Cinnamon Springs
_ area, it appears from mapped soil units, that
groundwater on this property flowed in a northwesterly
direction . Since construction , surface and groundwater
flowage appear to have been altered to a northeastly
-' direction .
10) Footing drains should be considered for use around
buildings to be located in the northwesterly section of
the Pleasant Hills site . These drains, in turn , should
be discharged into the detention basin in order to
reinstitute flow back into the watershed.
11 ) The interrelationship between groundwater beneath th
Pleasant Hills sit and Cinnamon Springs Pond is on of
a r g i oval nature . From a site-specific standpoint ,
1
f l owag of groundwater on the Pleasant Hills site is
• independent of groundwater flowage on the Cinnamon
Springs site . Both areas ultimately contribute water to
the Plum Gully Brook watershed.
12) Construction activities, as currently planned, on the
Pleasant Hills property will not effectively lower the
water table contributing to Cinnamon Springs Pond.
2
2. STUDY PURPOSE
A study was undertaken to determine the impact , if any,
of the proposed building of the Pleasant Hills Condominium
complex on an existent pond located in the central area of
the Cinnamon Springs Condominium complex . The project site
is located on Pleasant Valley Road in South Windsor ,
Connecticut , and is delineated on the Manchester topographic
quadrangle map (FIGURE 1 ) .
In assessing the potential impacts, a monitoring program
was initiated to obtain site specific ground and surface
—' water data, and to document the following:
1 ) Seasonal high groundwater elevations and runoff
volumes at the Pleasant Hills site during high
water table periods;
2) Precipitation impacts on groundwater elevations
at the Pleasant Hills site , and on observed surface
water discharge rates from the Cinnamon Springs
Pond;
3) Components affect.i ng surface and groundwater
flow entering the pond, and;
4) Hydrogeologic relationships between the Pleasant
Hills site , and Cinnamon Springs Pond.
Several groundwater monitoring wells were installed on
the Pleasant Hills property, and samples of subsurface
sediments were collected from the saturated zone . These
samples were analyzed in the laboratory for saturated
hydraulic conductivity, matrix- porosity, and particl siz
3
1
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•_��, SCALE
low,
gT IN = 2000�'
AP—
FIGURE I
distribution . These data were subsequently used in th
de t rm i nat i on of groundwat r f 1 ow parame t rs.
Three surface water locations were monitored. This
information was used to evaluate stormwater runoff , and th
components of ground and surface water entering the pond at
Cinnamon Springs.
Information from published 1•iterature , maps, reports,
and other data bases has been researched during th
formulation of this report . All information gathered has
been combined with field data to make the assessments
presented in this report .
Data obtained during the study was used • as input to a
computer simulation model . The simulation was used to
v rify the nature of the local groundwater regime .
4
3. MONITORING PROGRAM
During the course of this study, a program of - ground and
surface water monitoring was undertaken on the propos d
Pleasant Hills and existent Cinnamon Springs condominium
sites. Water table elevation measurements and other
observations were made on a routine basis from January 269 to
March 5, 1984.
Seven (7) groundwater monitoring wells were installed on
the Pleasant Hills site (FIGURE 2) . Since the wells wer
installed during January, a power auger was used to penetrat
b low the frost line ( i .e . , below 9 to 21 inches) . Hand
augering equipment was then used to excavate well auger holes
to depths ranging from 7 to 24 feet be 1 ow surface grade .
The wells were constructed of two inch diameter PVC
(polyvinylchloride) casing material , with 24 inch , slotted
(0 .015 inch slots) well screens attached by threaded joints
to the bottom ends. All casing joints were threaded. The
w 11 screens were wrapped with a non-woven polyester mesh
fabric to retard the entrance of fines into the wells. Well
casings were sealed with a minimum 12 inch diameter bentonit
collar , six inches in thickness around the upper portion of
the pipe . The bentonite collars serve to protect surface
waters from channeling along the outside casing sidewalls. A
typical well construction is shown in FIGURE 3. Water
elevation data obtained from the monitoring wells are
-- 5
Y I 1 I I I I I I I I I I I I I 11 I
PROPOSED
PLEAc.,*JT HILLS w
i ONE)CO 114 i Ut 1 ,
to C011PLEx 1
PH •12 u
240 STORMWATER •
PIPE
� 1 y
PH •Is
BURR MEADOWS , •''
CONDOMINIUM /
COMPLEX PH •IS ;
/ 1Ar PH Of
. PH 015 pH •1• SCALE
OVERFLOW WEIR t•
/ 0 200
FEET
\ • ` ' PH •14
• o LOCATION
POND i•�� ��
• CINNAMON SPRINGS M A P
• CONDa•1 I N I lS1
` COMPLEX
c 1 r 441l0i4 c� • / PH 01I =
SPRINGS '•PROPOse� MONITORING WELL
C0tjDl_lr-11141 LIN
1 PLEASANT "ILLS
C011PLE� •� • .-.0,cakD011N1
STOiE�IAT ��PLEX
PIPE .1 _ 1 FIGURE 2
PLEASANTVALLEY DAD L "'�
PVC WELL CAP
LAND SOIL
SURFACE BACKFILL
• -1 IAJ. 4
_ 20 DIAMETER 120 BENTONITE
_ SCHEDULE 40 PVC
CASING
MINIMUM 4' DIAM: • 0
.•t • .• .- • . SAND BACKFI LL= _oN BOREHOLE
Z" DIAMETER •
2 FT. LENGTH,SLOTTED r
SCHEDULE 40 PVC
SCREEN "
r
sz % WATER
t TABLE
POLYESTER FABRIC
FOR REMOVAL •
OF FINES •'
PVC CAP
GROUNDWATER MONITORING WELL
FIGURE 3
pr s nted in TABLE 1 .
— Samples of subsurface soil materials were collected from
the saturated zone during the well installation process.
These samples were analyzed in the laboratory for saturated
hydraulic conductivity, matrix porosity, and particle size
distribution . Values of hydraulic conductivity indicate how
r adily water moves through a material . The matrix porosity
m asurement represents the void space present in a sample .
Particle size distribution analyses quantify the nature and
— d gree of sorting that has taken place during the deposition
of unconsolidated sediments. The results of these anal ys s
-' are presented in TABLES 2 and 3.
Surface water drainage from the Pleasant Hills site is
— controlled by the topography, antecedent moisture conditions,
v getative cover , and intensity of precipitation events.
Flow of surface runoff is primarily toward a 24 inch diamet r
reinforced concrete pipe located at the northwesterly corner
— of the property (FIGURE 2) . On several dates during th
— monitoring period, overland flow was observed entering th
pipe from the Pleasant Hills sites and/or from the adjacent
— Burr Meadows condominium development area. Water depths in
the pipe were measured, and used in calculating discharg
rates (TABLE 4) . In order to determine flow volumes in the
pipe , the slope was measured at 2 percent , and a Manning
roughness coefficient of 0 .0125 was used.
6
TABLE 1
WATER TABLE ELEVATIONS
Well Date
1/26/84 1/27/84 1/31/84
PH 010 t 111 .34 t 111 .34 < 111 .34
PH 011 103. 16 103.70 103.55
PH 012 97.77 97.70 97.20
PH 013 101 . 17 101 .07 100 .48
PH 014 < 106.38 < 106.38 4 106.38
PH 015 104.68 104.85 104.72
PH 016 101 .70 101 .40 101 .07
Values represent groundwater elevations above mean sea level .
TABLE 1 (Continued)
Well _ Date
2/0 3/84 2f 0 7i 84 2/16/84
PH 010 < 111 .34 < 111 .34 < 111 .34
PH 011 103.57 103.47 103.45
PH 012 97.08 97.47 97.70
PH 013 100 .40 100 .86 101 .05
PH 014 < 106.38 < 106.38 < 106.38
PH 015 104.70 104.82 104.80
PH 016 101 .03 101 .52 101 .37
TABLE 1 (Continued)
Well Date
2/'27/84 2/29/84 3/0 6/84
PH 010 < 111 .34 < 111 .34 < 111 .34
PH 011 103.69 103.78 103.90
PH 012 97.53 98.25 97.66
PH 013 100 .40 101 .21 100 .67
PH 014 < 106.38 < 106.38 < 106.38
PH 015 105. 10 105.26 105.42
PH 016 101 .59 101 .99 101 .66
TABLE 2
VALUES FOR
POROSITY AND HYDRAULIC CONDUCTIVITY
Sample Porosity K
M (cm/sec)
PH 010 39 3.46X10-3
PH 011 44 2.62X10-3
PH 012 43 6.37X10-3
PH 013 38 3.38X10-4
PH 015 45 6.97X10-3
PH 016 46 2. 10X10-3
IV
K = saturated hydraulic conduc t i w i t:y .
TABLE 3
PARTICLE SIZE DISTRIBUTION ANAL" SES
Sieve SAMPLE
Size PH 010 PH 011 PH 012
3/8 i n . 100 100 100
1/4 in . 100 100 100
#4 100 100 100
#8 99 100 100
#10 99 100 • 100
#1 b 98 100 100
#20 98 100 99
#30 97 99 97
#40 94 99 91
#50 84 97 74
#80 33 67 20
#20 0 4 15 2
Retained 4 15 2
in pan
Values represent percent f i ner (by� ome i yh t)passing individual
sieves.
TABLE 3 (Continued)
Sieve SAMPLE
Size PH 013 PH 015 PH 016
3/8 i n . 100 100 100
1/4 i n . 100 100 100
#4 100 100 100
#8 100 100 100
#10 100 100 100
#16 100 100 100
#20 99 100 100
#30 99 100 100
#40 99 99 99
#50 97 99 98
#80 71 63 62
#20 0 20 6 12
Retained 20 6 12
in pan
-
A 36 inch diameter reinforced concrete stormwater pipe
d i scharg s surface runoff wat rs into a trap rock-lined
drainage swal e located on the southwesterly portion of th
Cinnamon Springs site (FIGURE 2) . The swale in turn , directs
the runoff into Cinnamon Springs Pond. Water depths in the
pipe were measured, and flow rates calculated (TABLE 4) . The
slope of the pipe was 2 percent , and a Manning coefficient of
roughness of 0 .0125 was used.
Water discharges from Cinnamon Springs Pond via a 32
inch wide rectangular weir structure located at the pond's
northerly end (FIGURE 2) . During the monitoring period,
water depth measurements were made at the weir crest and
overflow discharge rates were calculated using a rectangular
w i r formula (TABLE 5) .
Precipitation data for the monitoring period was
obtained from the National Weather Service station located in
Manchester , Connecticut . This information is presented in
TABLE 6.
7
TABLE 4
MEASURED DISCHARGE RATES FROM
STORMWATER PIPES
Date 24 Inch Pipe 36 Inch Pipe
Discharge D i scharge
(MGD) (MGD)
1/26/24 - 0 .042
1/27/84 0 .360 0 .010
1/31/84 < 0 .006 < 0 .009
2/03/84 15.430 0 .300
2/07/84 < 0 .006 0 .000
2/16/84 0 .014 < 0 .010
2/27/84 0 .006 < 0 .009
2/29/84 < 0 .006 < 0 .009
3/06/84 < 0 .006 < 0 .009
TABLE 5
MEASURED DISCHARiGE RATES FROM
OVERFLOW WEIR
Date Discharge
{MOD}
1/26/84 0 .045
1/27/84 0 .028
1/31/84 0 .007
2/03/94 0 .039
— 2/07/84 0 .023
2/16/84 0 .059
2/r27/84 0 .025
2/29/84 0 .077
3/06/84 0 .077
TABLE 6
P P E C I P I TAT I ON DATA
Date Inches
1/18/84 0 .25
1/19/84 0 . 10
_ 1/24/84 0 .45
1/29/84 0 .05
1/30/84 0 .20
1/31/84 0 .25
-' 2/03/84 0 .05
2/04/84 0 .25
2/05/84 0 .30
— 2/11/84 0 . 15
2/12/84 0 .05
2/13/84 0 .25
_ 2/15i84 0 . 75
2/16/84 0 . 10
2/17/84 0 .20
2/18/84 0 . 10
2/19/84 0 .05
2/20/84 0 .05
2/24/84 1 .05
2/28/84 1 . 10
3/0 5/84 0 .55
3/0 6/84 0 . 10
3/09/84 0 .25
Values represent eater equivalent of
rain and/or snow.
4. SURFACE WATER HYDROLOGY
Precipitation which falls on the Pleasant Hills sit
flows in one of three directions. Surface water flowing in
the extreme southeasterly quandrant is routed to roadside
drainage ditches which ultimately are discharged to Whap 1 es
Brook watershed. Surface runoff from the extreme
-- northeasterly section of the property f l ows directly toward
the roadside drainage ditch along Smith Street . For the
remaining portion of the site , runoff travels in a
northwesterly direction toward an existent stormwater drain
which goes beneath Smith Street and ultimately directs
stormwaters toward Plum Gully Brook . The entire site is
situated on a glacial terrace deposit consisting of sand and
gravel . Under present conditions, the field is covered with
corn stubble .
-' On the upslope areas of the property toward Wheel r
Road, well -drained to excessively drained Merrimac soils
predominate . Merrimac soils are often found in a drainage
s quence with well drained Agawam soils and moderately well
drained Ninigret soils. This drainage sequence exists on the
site progressing from the upslope section along Wheeler Road
downward toward the northwesterly corner of the property.
The t4gawam soil series comprises the bulk of the property.
Merrimac soils are coarse textured soils that hav
d v lop d ov r coarse sand and gr av 1 d rived f r om
8
crystalline rock and r ddish-brown Triassic rock . The Agawam
soil se r i s consists of medium to moderately coarse- sands.
They differ from the Merrimac soils in not having a gravelly
substratum. Ninigret soils are moderately coarse to medium
t xtured and tend to be waterlogged in the lower subsoil
during wet seasons.
-- soil material found on the site be 1 ow a depth of 5 feet
consists of gently dipping laminated lenses of sand, gravel
and silt . According to available published geologic
references, this deposit can be as much as 70 feet thick .
Where the Ninigret soils are found in the northwesterly
section of the property, the geologic unit has been mapped as
a terrace deposit with a thickness ranging up to 20 feet .
Topographic mapping of the site has been performed by
the engineering firm of Reino E. Hyyppa & Associates from
Glastonbury, Connecticut . In accordance with this mapping,
the average slope for the property is 3.5 percent . The total
approximate area of the property which contributes surface
runoff to the Whaples Brook watershed is 2.2 acres. Th
remaining portion , approximately 22.6 acres, contributes
surface runoff to the plum Gully Brook watershed.
During the course of this study, surface water runoff
_ from the site was severe due to frozen ground conditions and
the type of vegetative cover . In cultivated, sandy soil
-- fi Ids such as this runoff coefficients will vary betw n
9
0 . 18 and 0 .22 for average slopes ranging from 2 to 7 percent .
Since runoff app erred to be at a maximum throughout th study
-' period., the higher figure of 0 .22 was used for all surface
water calculations involving the site . Precipitation for
this area of Connecticut averages 42.70 inches annually and
th average annual temperature is 50 . 1 F. Typically, the net
vaporation rate for the period from the last week in
November through the first week in April is negligible .
To the west of the project site there is a manmade
surface pond in the central area of the Cinnamon Springs
Condominium complex . Prior to the construction of th
complex , the pond area was mapped as a Walpole soil , which
under present day standards, indicates that it was a wetland.
Th standing pool elevation of the pond under seasonally wet
_ conditions is 101 .0 feet above mean sea level (MSL) and the
bottom elevation , as shown on the original engineering plan
sheets, is 90 .8 feet above MSL. The pond is fed by
stormwater discharge pipes from surrounding parking areas, a
stormwater inlet channel on the southerly end, and
groundwater seepage . Discharge from the pond is at th
northerly end over a weir overflow structure which directs
th water through a pipe below surface grade and off the
property of the complex .
As is the situation in most of southern New England,
there is a strong interrelationship between localized
precipitation ev n ts, surface wat r runoff and ' th
10
groundwater regime in the Pleasant Hills area. Using the
average precipitation and temperature data presented, an
estimated total annual precipitation volume available for
runoff and infiltration may be calculated by using the
Vermue 1 e equation , developed for New England, as follows:
F = R -( 11+0 .29R) (0 .035T-0 .65)
._ where ,
F = annual runoff in inches
T = mean annual temperature (F)
R = annual precipitation in inches
thus,
F = 42.70 - ( 11+0 .29*42.70) ( (0 .035*50 .1 )-0 .65)
= 16.90 in .
This precipitation volume may, in turn , be _ used to
calculate the average annual contribution of precipitation to
the local groundwater regime .
Average Annual Infiltration
Precipitation Available for Infiltration - Runoff
( 16.90 in . ) - (0 .22*16.90)
13. 18 inches.
Total Annual Precipitation Volume to Groundwater from
Pleasant Hills
13. 18 in . x ift/12in x 28.8 Acres x 439560 ft2/Acre x
7.48 gal/ft3
10 ,306,615 gal/yr or 28,237 gallons per day.
11
The final flow volume represents the amount of
pr cipitation which is incid nt on P1 asant Hills that
actually infiltrates into the groundwater as opposed to
running off as stormwater drainage .
Surface runoff into the Cinnamon Springs pond through
the inlet channel on the southerly end occurred only during
heavy rainfall and snowmelt periods. The remainder of the
time , water flowing in the channel was derived- from
groundwater seeps. Groundwater seeps are defined as
locations where water oozes from the ground to form a pool .
The groundwater seeps contribute substantially to the inlet
flow volume to the pond during high water table periods.
When there is no concern with heavy rainfall or snowme l t
events, the stream, undoubtedly, becomes intermittent as a
result of the water table declining below the stream chann 1
bed.
During the time period covered by this report , weir
overflow measurements were made at the spillway structure on
the same days that water table elevations were monitored in
the wells. TABLES 4 and 5 summarize the weir and inlet
channel data for the duration of the study. Weir overflow
rates varied from 6,500 gallons per day (gpd) after 0 .50
inches of precipitation which fell between January 29 and 31 ,
1984, to 77,000 gpd after 1 . 10 inches of rain which fell on
February 289 1984. Measurements of flow volume in the inlet
-' chann 1 w re 9,500 gpd and <91500 gpd respectively for the
12
same runoff p riods.
The difference between the inlet channel and the
discharge weir flow rates represents a correlation between a
rising water table and a point where the pond provides
essentially no more storage volume so there is an increased
rate of runoff over the weir . For the last two periods when
— the overflow rate was measured, the volume of 77,080 gpd
remained constant . This discharge rate occurred during th
latter part of February which is considered to be the time of
year when the seasonal water table is normally at its highest
elevation . The ground is generally saturated from
mid-February through mid-March and, therefore , most rainfall
will end up as surface runoff .
13
5. GROUNDWATER HYDROLOGY
Pleasant Hills is situated in a nearly level , narrow
terrace deposit which extends from Glastonbury to the
Massachusetts State line . The terrace topography varies from
nearly level to gently undu l,,at i ng or sloping. Elevations
range from 50 to 120 feet above mean sea level .
Geologically, a terrace is an old alluvial plain , ordinarily
flat or undulating, bordering a river , a lake , or the sea.
In general , the site can be characterized as zone of
groundwater recharge with the exception of the northwesterly
corner of the property. Under high water table conditions,
groundwater does surface in the existent drainage channels in
this area thereby indicating a zone of groundwater discharge .
It is apparent from surface topographic contours that the
general direction of groundwater movement across the site is
toward the northwesterly corner of the property. There is
undoubtedly a groundwater divide in the southeasterly portion
of the site where some of the groundwater actually f 1 ows
_ toward the Whaples Brook watershed.
Groundwater movement into and through the Cinammon
Springs Pond is essentially in a northeasterly direction . It
is important to note that the mapped soil unit for the pond
is a Walpole soil which consists of moderately coarse to
medium textured, poorly drained soils that have developed
from sandy or sandy and gravelly terrac d posits. From the
14
original soil maps of th site , this Walpole soil unit tr nds
in a northwesterly direction toward the intersection of Clark
Street and Smith Street . This soil feature has been modified
by construction activities. Modification of groundwater
movement within the soil has probably also occurred to some
degree due to the excavation process.
As previously indicated, an extensive groundwater
monitoring program has been undertaken as an integral part of
this report . The purpose of the program has been to
determine the elevation of the water table , the direction of
groundwater movement , the rate of groundwater movement and
the possible interrelationship between groundwater beneath
Pleasant Hills and Cinammon Springs. Monitoring wells were
placed in a sequential triangular format on the site in order
to develop an overall planar configuration of the water
table .
To determine the extent of geologic controls over th
movement of groundwater , soil samples obtained from the well
bores of the monitoring wells were analyzed in the
laboratory. The measured parameters, as shown in TABLES 2
-" and 3, were then used to calculate groundwater flow rates.
The rate of f 1 ow of groundwater in the unconsolidated
sediments found at the site , is dependent upon the hydraulic
conductivity, the water table gradient , and the porosity of
the material . Wat r tabl gradients can b calculated by
--- 15
using the actual measured elevations from the monitoring
wells. By combining this figure with average laboratory
r values, groundwater seepage velocity can be computed from the
following equation :
Q = K/N( (h(a)-h(b)/L)
where ,
K = saturated hydraulic conductivity
N = porosity
h(a)-h(b)/L = head decline
thus,
Q ( (4.48 x 10-3 cm/sec)/0 .425) (0 .009)
9.49 x 10-5 cm/sec = 0 .27 ft/day.
Throughout the study period, the water table gradient
across the site averaged less than 1%. The flatness of th
water table is indicative of a coarse textured, unconfined
aquifer in unconsolidated material . The water table gradient
also becomes flatter progressing toward a point of surface
discharge ( i .e . , discharge zone) .
The primary control over fluctuation in the water tabl
at Pleasant Hills will be precipitation events. This fact
was evidenced several times throughout the study period.
Using the rainfall event which occurred on February 28, 1984,
and amounted to 1 . 10 inches, the total amount of rainfall
that was available for infiltration can be calculated as
shown in th pr v i ous s c t i on of this r port as follows:
16
Infiltration = Precipitation - Runoff
I = ( 1 . 10 in . ) - (0 .22 x 1 . 10 in . )
0 .86 inches.
Corresponding to this amount of infiltration , the rise
in the water table from February 27 to February 29, averaged
0 .76 feet near Wells 012 and 013. Rises in the water table
w re proportionately less going upslope in a southeasterly
direction . This data is similar to previous findings in
m dium to coarse sand deposits in Southern New England wher
-- a one ( 1 ) inch rainfall results in an approximate rise of one
( 1 ) foot in the water table . The rise usually disappears
within 24 hours and flows down gr ad l e n t toward a zone of
groundwater discharge .
— Maximum, seasonal high water tables were recorded during
this study. Starting in the southeasterly corner of th
property, no groundwater was encountered to an elevation of
111 .34 at Well 010 and 186.38 at Well 014 feet MSL.
N ar the central portion of the property, maximum elevations
w re 103.90 for Well 011 and 105.26 .for Well 015 feet abov
MSL. In the northwesterly corner of the property, th
r highest elevations were 98.25 for Well 012 and 101 .21 for
W 11 013 feet above MSL.
The low st bas ment elevation in th northw st rly
17
s ctor will be 96.50 f et . To alleviate seasonal water table
probl ms with this structure , footing drains will be
required.
The bottom of the proposed stormwater detention basin is
92.00 feet which is comparable to the existing elevation of
the invert of the stormwater culvert under Smith Street .
-- Groundwater will discharge into the basin during seasonal
high water table periods ( i .e . , mid-February through
mid-March) .
Inlet channel flows into Cinnamon Springs Pond have
ranged between no flow conditions to a peak of 42,000 gallons
per day (gpd) . Outlet flows for ' the same time interval have
ranged from 6,500 gpd to 77,000 gpd. The last two f 1 ow
measurements taken at the overflow weir showed readings of
779000 gpd when the inlet flow was {9,500 gpd. This is th
same period that maximum water table elevations were record d
on the Pleasant Hills site . The pond appears to have met its
maximum storage potential during this time period and all
excess water is resultingly discharged over the outlet weir .
The interrelationship between the groundwater on th
Pleasant Hills site and Cinnamon Springs Pond is one of a
regional nature as opposed to site-specific . Both sites
ultimately have seasonal surface discharge points with
flowage in a northerly direction toward Plum Bully Brook . As
-' shown on the original plan sheets for Cinnamon Springs Pond,
_ 1$
the pool elevation is 101 .00 feet and the original bottom
elevation was 90 .00 feet . These elevations are coincid ntal
with groundwater elevations at Pleasant Hills. However , the
original gelogic setting, prior to the construction of
Cinnamon Springs, allowed groundwater on that site to flow in
a northwesterly direction , actually away from the Pleasant
Hills site . Therefore , groundwater from the two sites
actually merged in a point of surface discharge in the former
wetland and surface flowage channels. If groundwater was
going to be drained away from Cinnamon Springs Pond, it would
currently be happening in association with the, existent
surface drainage channel and detention basin separating the
-- two properties.
r '
— 19
6. COMPUTER SIMULATION
Field data obtained from the groundwater monitoring
. w lls was used in a numerical model to simulate the contours
of the water table on the Pleasant Hills site . All monitored
dates exemplified seasonal high water table conditions.
The computer model uses irregularly distributed water
table elevation data points. Subsequently, the data points
are contoured by a subroutine developed by the National
C nter for Atmospheric Research . Each monitoring date was
simulated by the program. FIGURES 4 and 5 represent the
-' water table configurations for January 27, 1984 and February
27, 1984', and are typical of the contours recorded throughout
the study period.
Results from the simulation for the high water tabs
-' period, showed that groundwater flows toward th
northwesterly corner of the property. There is a trough in
the water table which lays beneath the surface depression
where stormwater drains across the site from a southeasterly
to northwesterly direction . FIGURES 4 and 5 have been
oriented on the computer so that the upper right hand corner
of the graph is the southeasterly corner (upgrad i en t) of th
property. The closeness of the contour lines in the low r
left hand corner of the graphs, represents a point of
groundwater discharge which in this instance was the
de t n t i on basin .
20
AATmmR TABLE" CONTOURS FOR PLEASANT HILLS- t /27 /84
Iwo
- ae.
39.
FIGURE 0
AATcR TAKE CONTOUR MAP FOR PLEASANT HIuL.S-2/27/8"i
-m Be 47, 8B, 176.
FIGURE 9
From th computer simulations, it was inter sting to
note that ach mapp d period was nearly identical . The only
` variation appeared to be changes in contour elevation
immediately following rainfall events. The consistency of
the water table plane , as. mentioned in the previous section
of this report , is indicative of an unconfined aquifer in
medium to coarse textured sediments.
21
7. CONCLUSION
Groundwater primarily flows across the Pleasant Hills
site from a southeasterly to a northwesterly direction at an
average rate of 8 .27 ft/day. Prior to the construction
activities surrounding the Cinnamon Springs Pond area,
groundwater in this region flowed in a nothwester 1 y
-' direction . Under current conditions, the direction of both
surface and groundwater f 1 ow around the Pond has been
somewhat altered to flow more northeasterly. Both
groundwater regimes ultimately contribute to the Plum Gully
Brook watershed.
Proposed construction activities to occur at Pleasant
Hills will have a limited, site-specific impact on . the water'
table in the northwesterly corner of the property. This will
be related to the need for footing drains around buildings
with bottom elevations below 98.25 feet above MSL. These
drains will in turn be outletted to the detention basin in
th northwesterly corner so that water will be reinstituted
into the watershed.
-' Drainage of groundwater away from Cinnamon Springs Pond
as a result of construction at Pleasant Hills will not occur .
Th installation of previous surface and groundwater control
d vices, such as the existent surface drainage channel and
d tention basin separating the two properties, would have
b n more apt to hav had such an impact on the Pond.
22
Existing and proposed bottom elevations for the detention
basin are 92.8 feet above MSL. According to the original
` engineering plans for the Pond at Cinnamon Springs, its
bottom elevation is 98 .8 feet above MSL. In addition ,
subsurface placement of storm and sanitary sewer lin s
interceding the two properties would have more of a tendency
to intercept groundwater along the pipe bedding materials
than would construction activities at higher elevations on
the Pleasant Hills site .
23
8. REFERENCES
F tter , C.W. 1988 . Applied Hydrogeology. Charles E.
Merrill Publishing Co. Columbus, Ohio. 488 pp .
Flint , R.F. 1971 . Glacial and Quaternary Geology. John
Wiley & Sons, Inc . 892 pp .
_ Freeze , R.A. and J.S. Cherry. 1979. Groundwater .
Prentice-Hall , Inc . , Englewood Cliffs, N.J. 684 pp .
Hardenbergh , W.A. 1953. Water Supply and Purification .
-- International Textbook Co. , Scranton , PA.
Linsley, R.K. , M.A. Kohler , and J.L.H. Paulus. 1982.
Hydrology for Engineers. McGraw-Hill , Inc . 588 pp .
Morton , B.L. , J.J. Kolega, and H.D. Luce . 1984. Ground
_ water monitoring at a septage lagoon facility in
Connecticut . Groundwater Monitoring Review. Spring
1984.
U.S. Dept . of Agriculture . 1962. Soil Survey of Hartford
County, Connecticut . Soil Conservation Service .
Washington , D.C. 126 pp . plus maps.
U.S. Geological Survey. 1965. Geologic Map of the
Manchester Quadrangle , Connecticut . Map GQ-433.
U.S.G.S. Washington , D.C.
24
PUFWELL
ASSOCIATES
September 1, 1983
Kenneth B. Smith, P.E.
Reino E. Hyyppa E Associates
124 Hebron Avenue
Glastonbury, CT 06033
Dear Mr. Smith:
Enclosed are ten (10) copies of our Traffic Impact Study for the Pleasant
Hills Condominiums on Wheeler Road in South Windsor, Connecticut.
We trust this satisfactorily responds to your needs and we appreciate the
opportunity to be of service to you.
r Very truly yours,
PURCELL ASSOCIATES
._ Bruce A. Hillson, P.E.
Principal Traffic Engineer
BAH:bb
(83-276)
ENGINEERS ARCHITECTS PLANNERS
90 National Drive Glastonbury, CT 06033 • 203-633-8341
TRAFFIC IMPACT STUDY
IN CONNECTION WITH THE
PROPOSED 130-UNIT PLEASANT HILLS CONDOMINIUMS
ON WHEELER ROAD
IN
SOUTH WINDSOR, CONNECTICUT
PREPARED BY:
PURCELL ASSOCIATES
90 NATIONAL DRIVE
GLASTONBURY, CONNECTICUT
SEPTEMBER, 1983
TABLE OF CONTENTS
I. INTDODUCTION 1
_ Ii. EXISTING CONDITIONS 1
III. IMPACT OF PROPOSED DEVELOPMENT ON TRAFFIC FLOW 3
IV. CAPACITY ANALYSIS OF THE SURROUNDING ROADWAYS 5
V. FUTURE CONSIDERATIONS 6
VI. SUMMARY AND CONCLUSIONS 7
FIGURES
Figure 1 Location Plan following page 1
—. Figure 2 Future Roadway Improvments by Others following page 7
I. INTRODUCTION
The purpose of this study is to evaluate the traffic impact of the proposed
Pleasant Hills Condominium development located on Wheeler Road in South
Windsor, Connecticut.
The scope of services covered in this study included making Automatic
Traffic Recorder (ATR) counts; making peak period turning movement
counts; obtaining information from the Connecticut Department of Transpor-
tation (ConnDOT) relating to the reconstruction of 1-86 and associated local
roadway improvements; obtaining data relating to the surrounding proper-
ties; discussions with representatives of the Town; and reviewing studies
prepared for other developments in the area.
I1. EXISTING CONDITIONS
A 130-unit condominium development is proposed for the approximately 26-
acre site located along the westerly side of Wheeler Road between Smith
Street on the north and Pleasant Valley Road on the south (See Figure 1).
Wheeler Road is a local roadway that is 1400 feet long. It runs in the north-
south direction terminating at Smith Street at the northerly end and Pleasant
Valley Road at the southerly end. The roadway varies in width from 20 to 30
feet and has one lane in each direction. The southerly end of Wheeler Road
was recently reconstructed and is in very good condition; the remainder of
the roadway is narrow (20 feet) with unimproved shoulders. The land along
both sides of Wheeler Road is presently undeveloped agricultural land.
Turning movement counts were made at the intersection of Wheeler Road with
1
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1
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PUFWL
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1
SCALE:l'=1000' FIGURE NO. 1
-- Pleasant Valley Road. These counts show that the two directional volume of
traffic on Wheeler Road is 16 vehicles during the morning peak hour and 12
— vehicles during the afternoon peak hour.
Smith Street runs in the east-west direction between Buckland Road at the
._ easterly end (approximately 3000 feet east of Wheeler Road) and Clark Street
at the westerly end (approximately 2200 feet west of Wheeler Road). The
— roadway width varies from 18 feet to 24 feet and has one lane in each
direction. The land use along Smith Street includes single family homes,
agricultural land and a -unit condominum development (Burr Meadow)
adjacent to the Pleasant Hills site. This development is not complete and
presently has limited occupancy. Twenty-four hour counts were made s
Smith Street. The daily two-directional volume is 265 vehicles with 21
vehicles traveling the roadway during the morning peak hour and 30 vehicles -�� <i��
traveling the roadway during the afternoon peak hour.
Pleasant Valley Road runs in the east-west direction beginning at Buckland
-' Road in Manchester at the easterly end and extending about 3.75 miles to
Main Street in South Windsor at the westerly end. East of Wheeler Road
portions of Pleasant Valley Road have been reconstructed as a modern two
lane 30 foot roadway. Immediately westerly of Wheeler Road, the roadway
tapers to 24 feet and continues with a 22 to 24 foot width to Main Street.
-- Land use along Pleasant Valley Road includes single family homes, agricul-
tural land, and multi-family homes (Westage Condominiums and Cinnamon
Springs). Two partially completed developments on Pleasant Valley Road are
located approximately one mile west of Wheeler Road. A 12-lot subdivision
(Case Hill) is presently under construction with no completed units, and
— Pleasant Valley Homes subdivision has 50 unconstructed or unsold units.
_ 2
The daily two-directional count on Pleasant Valley Road is 3500 vehicles.® U1r��i
The morning peak hour occurred between 7:00 a.m. and 8:00 a.m. when 134
vehicles traveled eastbound and 183 vehicles traveled westbound (317 total).
The afternoon peak hour was observed between 4:45 and 5:45 p.m. when 225
vehicles traveled eastbound and 164 traveled westbound (389 total) .
III. IMPACT OF PROPOSED DEVELOPMENT ON TRAFFIC FLOW
The Institute of Transportation Engineers' (ITE) Trip Generation Manual and
ConnDOT's Trip Generation Study by Israel Zevin were reviewed and found
to contain only limited data for condominiums. Since the generation rates for
condominiums were somewhat less than the rates for apartments, as well as
being based on limited data, it was decided to use the ITE's generation rates
for apartments in determining the number of vehicles which would be
expected to enter and leave the site during the peak hours of the day.
The generation rates used are as follows:
Peak morning hour exiting 0.4 vehicles per unit
Peak morning hour entering 0. 1 vehicles per unit
Peak afternoon hour exiting 0.2 vehicles per unit
Peak afternoon hour entering 0.4 vehicles per unit
The average daily number of vehicle trips is 6.1 per dwelling unit resulting
in an average daily volume of vehicle trips equal to:
130 x 6. 1 = 793 vehicle trips per day.
3
The peak hour volumes of vehicle trips generated by the proposed develop-
ment are as follows:
AM Peak hour exiting = 130 x .4 = 52
AM Peak hour entering = 130 x . 1 = 13
PM Peak hour exiting = 130 x .2 = 26
PM Peak hour entering = 130 x .4 = 52
The above figures indicate an expected daily impact on the roadway system of
793 vehicle trips with 52 vehicles exiting the site and 13 vehicles entering
during the morning peak hour and 26 vehicles exiting and 52 vehicles
entering during the afternoon peak hour.
The proposed access to the site will be on Wheeler Road approximately 600
feet southerly of Smith Street. The sight distance provided to drivers
leaving the site is approximately 600 feet toward the north (to the intersec-
tion with Smith Street) and about 500 feet toward the south. Both distances
greatly exceed the minimum distance required by ConnDOT design
standards.
.- I? A conservative estimate of the distribution of the generated traffic would be
100 perce toward the south (toward Pleasant Valley Road) an 50 percent
toward the north (toward Smith Street). The expected post-development
volumes on Wheeler Road are as follows:
4
Morning Peak Afternoon Peak
Wheeler Road South of Access Drive 81 90
Wheeler Road North of Access Drive 49 51
— IV. CAPACITY ANALYSIS OF THE SURROUNDING ROADWAYS
The level of service of the intersections at both ends of Wheeler Road were
determined using the procedure for Unsignalized "T" Intersections outlined in
the Transportation Research Circular 212 - Interim Materials on Highway
-- Capacity published by the Transportation Research Board. The intersection
at Smith Street is expected to operate at a Level of Service A throughout the
day. This Level of Service will be realized even with all of the generated
traffic from Burr Meadow passing through the intersection. The intersection
of Wheeler Road and Pleasant Valley Road is expected to operate at a Level of
Service B during the morning and afternoon peak hours and at a Level of
Service A during the remainder of the day. The analysis for this intersec-
tion assumed that 50 percent of the Burr Meadow traffic and all of the traffic
from the incomplete 62 single family units one mile west of Wheeler Road would
travel through this intersection in addition to 100 percent of the site
generate traffic.
The developer proposes to make roadway improvements along Wheeler Road
and Smith Street (to the site property line) to provide appoximately 25 feet
of pavement along both roadways.
5
V. FUTURE CONSIDERATIONS
r' The Connecticut Department of Transportation is presently reconstructing
Interstate 86 through Manchester into Vernon. In conjunction with this work
several interchanges are being relocated and local roads reconstructed near
the new ramps. Westbound exit and entrance ramps to 1-86 will intersect
Pleasant Valley Road immediately east of Windsor Street in Manchester.
Approximately 1700 feet of Pleasant Valley Road from Buckland Road west
will be reconstructed as a multi-lane roadway with a median and left turn
lanes. The design hourly volume on Pleasant Valley Road west of the ramps
for the year 2000 is 470 vehicles westbound and 515 vehicles eastbound.
These volumes consider the commuter parking lot that is being constructed at
-- the intersection of Pleasant Valley Road and Buckland Road.
The site is located along the westerly side of Wheeler Road. Along the
easterly side of Wheeler Road is the site of the proposed Buckland Commons,
a regional shopping mall exceeding one million square feet. The option on
-- this property recently changed hands and various types of development are
presently being evaluated. According to Town Officials, the developer of the
— Buckland Commons Site will be required to construct a connector road
beginning at the present intersection of Pleasant Valley Road with Wheeler
Road and extending toward the southwest along the town line to the inter-
section of Chapel Road at Clark Street. Additionally, the northwest corner
of Pleasant Valley Road and Wheeler Road will be relocated toward the north-
west with a smooth curve replacing the corner. As a result of these
changes, Pleasant Valley Road will become discontinuous at Wheeler Road. It
is also expected that Smith Street will be made into a Cul-de-sac west of
6
Buckland Road (See Figure 2). These improvements would separate the
residential neighborhoods in South Windsor from the commerical developments
at Buckland Commons and in Manchester and would significantly reduce the
traffic volumes through the intersections at either end of Wheeler Road.
-` VI. SUMMARY AND CONCLUSIONS
The proposed 130-unit condominum development is expected to generate a
total of 793 vehicle trips per day. During the morning peak hour 52 vehicles
will exit the development and 13 will enter; the number of exiting and
— entering vehicles during the afternoon peak hour are 26 and 52 respectively.
The Level of Service at the intersection of Wheeler Road and Smith Street is
expected to continue at Level A throughout the day. The analysis for this
intersection considered the existing traffic, all of the generated traffic from
the Burr Meadow development and 50 percent of the generated traffic from
Pleasant Hills. The intersection of Wheeler Road at Pleasant Valley Road is
expected to operate at Level of Service B during the morning and afternoon
peak hours and Level of Service A during the remainder of the day. The
analysis for this intersection accounted for all of the additional trips expected
from completing the 50 remaining units in the Pleasant Valley Homes develop-
ment, 12 units in the Case Hill development, half of the expected traffic from
Burr Meadows and all of the generated traffic from Pleasant Hills.
The sight distance provided to drivers exiting the development greatly
exceeds the minimum standards established by ConnDOT. The developer will
make improvements along Wheeler Road and along the frontage of the site on
Smith Street to provide approximately 25 feet of pavement on both roadways.
-
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ei�t°��►"° oNRoi� FUTURE ROADWAY
' IMPROVEMENTS BY OTHERS
I
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\ ASSOC.TES
I SCALEA':1000' FIGURE NO. 2
MEMORANDUM September 6 , 1983
. TO: Mr. Peter DeMallie
Director of Planning
RE: Preliminary Review "Pleasant Hills Condominiums"
The Engineering Department has completed its review of the
subject proposal for completeness and feasability. The
following comments are offered:
1. The plans and computations as submitted are complete
and adequate for acceptance.
2. The applicant should be instructed to submit the
proposal to the Water Pollution Control Authority for
review of the sanitary sewer layout.
Overall, the development concept appears feasible.
Robekt Aese,zfault
Director of Public Works
RA/ds
0,0 s C4
1540 SULLIVAN AVENUE - SOUTH WINDSOR• CONN. 06074
OR,co AREA CODE 203/644-2511
September 14, 1983
Jean Marc Jacques/The Hartman Tobacco Company
626 Ellington Road
South Windsor, Connecticut 06074 CERTIFIED MAIL
Dear Sirs:
At the September 12, 1983 meeting, the South Windsor
Inland Wetlands Agency approved with conditions Application
NO. 247 for the detention basin for the Pleasant Hills
Condominium units located between the boundaries of Pleasant
Valley Road, Wheeler Road and Smith Street, South Windsor,
Connecticut. -
• The permit is based on the plans entitled "Site Plan,
Pleasant Hills Condominium,- Prepared for J. & R. Realty of
Connecticut, Inc. , South Windsor, Connecticut," dated,
January 29, 1983, sheets 4 and 5; drawn by Reino E. Hyyppa
and Associates, Civil Engineers and Land Surveyors.
The following conditions must be adhered to for this
permit to be valid:
1. This proposal is subject to the approval of the
Town Engineer.
2. The applicant shall indemnify and hold harmless
the Town of South Windsor against any liability
which might result from the proposed operation
or use.
3. The permit is valid for one year and shall expire
Jean Marc Jacques/The Hartman Tobacco Company
626 Ellington Road
South Windsor, Connecticut 06074
Letter of Permit - Application NO. 247
September 14, 1983
Page 2.
if not initiated and completed within one year
from the date of approval.
Very truly yours,
Constance Erik on, Chairman
INLAND WETLANDS AGENCY
TOWN OF SOUTH WIND SOR
CE:chm
cc: Raymond G. Le Foll, Attorney
H. L. Nair, Attorney
A. Bowen Davies, Deputy Town Engineer
Charles Enes, Town Clerk
Edward F. Havens, Mayor
Richard J. Sartor, Town Manager
Marshall Montana, Chairperson, PZC
Richard Ryan, Town Council Liaison
Thomas D'Auria, Building Official
ter De Mallie, Director of Planning
Peter Bortolan, Chairman, EDC
�ovl 8E�
C�
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C �
1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06074
OR- 0 AREA CODE 203/644-2511
October 10, 1983
Attorney Raymond G. Le Foll
2307 Silas Deane Highway
Rocky Hill , Connecticut
Re: Pleasant Hills Condominiums
Dear Attorney Le Foll :
At a regular meeting of the Water Pollution Control Authority held
on October 4, 1983, the Authority voted to approve the proposed
sewer line for Pleasant Hills Condominiums - J. R. Realty of
Connecticut - map dated 6/29/83 - Map #1-83-1A - 17 sheets.
Enclosed please find a copy of Robert Arsenault' s memorandum
dated October 4, 1983, titled: Re: HYDRAULIC CAPACITY OF PROPOSED
SANITARY SEWER PROPOSED TO BE INSTALLED IN CONJUNCTION WITH "PLEASANT
HILLS CONDOMINIUMS." This is for your records.
• Very truly yours,
Ralph J. Alexander, Chairman
TOWN OF SOUTH WINDSOR
Water Pollution Control Authority
RJA:pm
Encl .
CC: Mrs. Marshall Montana, Chairperson, Planning & Zoning
Mr. Peter DeMallie, Director of Planning
Mr. Thomas P. D'Auri a, Building Inspector
Mr. Robert Arsenault, Acting Town Engineer
��owN aE4` -2, 07e So-am ?At�
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4 �a SOUTH WINDSOR COMMUNITY CENTER - 91 AYERS ROAD,SOUTH WINDSOR, CONN. 06074
Solt-C a� RECREATION DEPT. 203-644-2434 HUMAN RESOURCES 203-644-2571
October 13, 1983
TO: Marshall Montana, Chairwoman
Planning & Zoning Commission
FROM: James Snow, Director
Recreation Department
SUBJECT: PLEASANT HILLS CONDOMINIUM
I have reviewed the site plan of the proposed Pleasant Hill Condo-
minium project. The recreational land use as proposed is well planned.
The location within the parcel is good.
I do suggest that the proposed lot be completely fenced at a minimum
height of four (4) feet. If possible, the proposed tennis courts should
be laid out so that the direction of play would be directly north/south
as much as is feasible.
n
ff r�
I
-James Snow, Recreation Director
JS/SB
cc: R. G. LeFoll , Attorney
Peter DeMallie, Planning Director
`'10� REaIOry
crcog
CAPITOL REGION COUNCIL OF GOVERNMENTS
z
0
214 MAIN STREET — HARTFORD, CONN. 06106
Co Tel. 203 522-2217
o�
ERMINENTS DANA S HANSON
EXECUTIVE DIRECTOR
TOWN PLANNING AND ZONING COMMISSION REPORT ON ZONING REFERRAL # 84/27
TOWN OF SOUTH WINDSOR OCTOBER 16, 1983
Commissioners:
Receipt is acknowledged of the above-numbered referral . Notice of this proposal
waswas transmitted to the Planning Division of the Capitol Region Council of
Governments under the provisions of Section 8-3(b) of the Connecticut General
Statutes, as amended.
The referral involves: amendment to zoni map to change zone RR to MFA to allow
for construction of condos. Property abuts town of Manchester.
COMMENTS:
The staff of the Regional Planning Commission of thN Capitol Region Council of
Governments has reviewed this referral . The proposed density of approximately
5 units per acre is within the density recommendations for areas designated as
suburban on the Regional Plan of Development. However, the site i's- shown as
an envirommental and open space preservation area on the regional plan as a
result of its designation as prime agricultural land.
Questions concerning this referral should be directed to Mary Barnes..
In accordance with our procedures for reporting on routine referrals, no
further action will be taken unless specifically requested by local offi:ci.als
or Regional Planning Commission representatives before 10/17. The public
hearing date is scheduled for 10/18.
DISTRIBUTION Respectfully submitted,
TPZC• S.W. Harb.ara Surwi lo, Chairman
Planner: Htfd. , Windsor, E.W. , Frank Dzurenda Vice-Chairman
Ell . , Vernon, Manchester, E.H.
?lane A. Beaulieu
learinghouse Representative
A VOLUNTARY COUNCIL OF GOVERNMENTS FORMED TO INITIATE AND IMPLEMENT
REGIONAL PROGRAMS OF BENEFIT TO THE TOWNS AND THE REGION.
�01111 aE4
y Tlo 0-1 C�.o a
C V
1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
R.CO AREA CODE 203/644-2511
October 24, 1983
Mr. James Holtrop
178 Quarry Brook Drive
South Windsor, Connecticut
Dear Jim:
Re: Information Reauest
As requested, the South Windsor Planning Department has
calculated the area of multi-family developments within
the Quarry Brook Drive Census Tract (No. 4875) .
The area of the tract currently in multi-family use is
110 acres, or 3.1% of the total tract area. The area
of the tract currently in the multi-family zone is 173
acres, or 4. 9% of the total tract area.
I trust this satisfactorily answers your question, raised
at the October 18 public hearing. If I may be of further
assistance, please don't hesitate to call.
Sincerely,
Peter R. DeMallie
Director of Planning
PRD/ml
cc: Marshall Montana, PZC Chairperson
Planning & Zoning Commission -9- 11/29/83
considered. Mr. DeMallie explained that the interchange will be east
of the temporary road, just east of the J. C. Penney entrance. The
total traffic on Smith Street before Burr Meadows was constructed
was 100 vehicles per day. Mrs. Montana noted that if 130 units
are added, plus if Buckland Commons Mall comes, traffic must be
considered. There was a lengthy discussion about traffic in this
area. Mrs. Montana said she has a number of concerns about traffic,
but knows that the possibility of single family houses is somewhat
remote. Mr. Mainelli said he also has concerns but when you look
at the alternatives he can' t see anything else happening since
condos appear to be acceptable. Mr. Conde said he also cannot
sed single family homes on this site and there' s nothing else
you could put on it. Mr. Gilligan noted that the intersection of
the highway will be there and there' s bound to be development in
this area. Mr. Conde noted that Manchester will highly develop
the adjacent area, and he has no problem with multi-family in
the area since there is ready access to the highway.
Mrs. Sorosiak said there are other Towns that have malls with
single family dwellings around them. Mr. Gilligan said he knows
people in the area would prefer it not be developed for multi-family
use , but he is convinced that it is not a bad place lax mu3ti-family.
2ar_ Mal-ell; made z m ti-cm to .approve the application of Jean
Marc Jacques for a zone change from RR to MF A far approximately
24.44 acres located on *the nth side of Pleasant Valley Road,
west side -of Wheeler Road and south side of Smith Street, as shown
on a plan prepared by Reino E. Hyyppa & Associates, dated 5/23/83,
Map No. 1-8 3-1.
Within 90 days (by February 27, 1984) you must submit a zone
change map (1" = 40 ' ) , with an A-2 certification, showing the
distance and bearings of all boundary lines and acreage of the
land where the zone change was granted. The map shall be drawn
in accordance with the rules and regulations of the State
Board of Registration for Professional Engineers and Land Surveyors ,
and shall be stamped and signed by a Registered Land Surveyor and
submitted on black and white mylars. After it has been stamped ;
and signed by the Commission the mylar must be filed in the Town
Clerk' s Office.
The effective date of this zone change is the date the mylar
is filed in the Town Clerk ' s Office.
Mr. Mosher seconded the motion. Commissioners Montana, Mosher, Smith,
Conde and Gilligan voted in favor and Commissioner Sorosiak was
opposed. The motion was duly carried and so ordered.
Planning & Zoning Commission -10- 11/29/83
After a review of the General Plan of Development, -Mrs. Sorosiak
moved that the General Plan of Development as shown on plans prepared
by Reino E. Hyyppa & Associates, dated 6/29/83, consisting of
17 sheets, Map No. 1-83-1, be approved, subject to the following
modifications:
1. Parking areas shall be revised to adhere to the Regulations.
2. Play areas for children shall be provided, and shall not be
located near the main road.
3. Density shall be reduced in the "villages" , particularly in
in the Areas designated I and III on the key map. _
c. Consideration shall be given to the architectural
style and colors .
5 . The modified General Plan of Development must be
submitted to this Commission for approval.
mr. Maine > ; .sQoonded the motion and it was unanimously voted in favor
and so sordered.
There being no further business, Mrs. Montana moved the meeting
be adjourned at 12:i5 A. M. Mrs. Sorosiak seconded the nation and
it was voted in favor unanimously and so ordered.
Respectfully submitted,
f
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1
Virginia S. Graney, Recording ecretary
APPROVED:
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
AREA CODE 203/644-2511
OR•CO� •
December 2, 1983
Raymond G. LeFoll, Esq. r
2307 Silas Deane Highway ,
Rocky Hill, Ct. 06067
Dear Ray:
Re: App. 946 - Jean Marc Jacque
Zone Change and General Plan of Development
Please be advised that the Planning and Zoning Commission voted
on November 29, 1983, to approve the application of Jean Marc
Jacques for a zone change from RR to MF-A for approximately
25. 44 acres located on the north side of Pleasant Valley
Road, west side of Wheeler Road and south side of Smith Street,
as shown on a plan prepared by Reino E. Hyyppa & Associates,
dated 5/23/83, Map No. 1-83-1.
Within 90 days (by February 27, 1984) you must submit a zone
change map (1" = 40 ' ) , with an A-2 certification, showing the
distance and bearings of all boundary lines and acreage of the
land where the zone change was granted. The map shall be drawn j
in accordance with the rules and regulations of the State
Board of Registration for Professional Engineers and Land Surveyors,
and shall be stamped and signed by a Registered Land Surveyor and
submitted on black and white mylars. After it has been stamped
and signed by the Commission the mylar must be filed in the Town
Clerk' s Office.
The effective date of this zone change is the date the mylar
is filed in the Town Clerk ' s Office.
The Commission also voted to approve the General Plan of Development
as shown on plans prepared by Reino E. Hyyppa & Associates, dated
6-29-83, consisting of 17 sheets, Map No. 1-83-1, subject to the
following modifications:
1. Parking areas shall be revised to adhere to the Regulations.
2. Play areas for children shall be provided, and shall not be
located near the main road.
3 . Density shall be reduced in the "villages" , particularly in
in the Areas designated I and III on the key map.
Planning & Zoning Commission -2- 12/2/83
4. Consideration shall be given to the architectural
style and colors .
5 . The modified General Plan of Development must be
submitted to this Commission for approval.
Yours very truly,
PLANNING AND ZONING COMMISSION
vg By:
Bert Gilligan, Ch° irmah
CC: R. Arsenault, Public Works Director
P. DeMallie, Planning Director/
T. D'Auria, Building Official
Inland Wetlands Agency
Reino Hyyppa & Associates
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�v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
soR•co AREA CODE 203/644-2511
February 1, 1984
Raymond G. LeFoll, Esq.
2307 Silas Deane Highway
Rocky Hill, Ct. 06067
Dear Ray:
Re: App. 946 - Jean Marc Jacques
The Planning and Zoning Commission voted last night to
approve the General Plan of Development for Pleasant Hill
Condominiums, as shown on the plans prepared by Reino E. Hyyppa &
Associates, dated 6/29/83, revised 1/17/84 .
Please submit mylars for Sheets #1, #2 and #3, with the original
approval letter dated December 2, 1983, azd this letter, reproduced
thereon to be stamped, - signed and filed in the Town Clerk' s Office.
The mylars must be filed no later than February 20, 1984 .
The use of berms and landscaping should be considered, especially
in the areas adjacent to Burr Meadow Condomoniums and along
Wheeler Road, when the application for Special Exception/Site
Plan approval is submitted.
The issue of density still remains an issue to be resolved.
Yours very truly,
PLANNING AND ZONING COMMISSION
vg By:
Robert F. GiUigan, Ch irma
CC: R. Martel, Town Engineer
P. DeMallie, Planning Director
Reino Hyyppa & Associates
t(>Vl N SE -Own- 0-/2 sottm, ?dlizd4-at
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�v 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
sae•co r AREA CODE 203/644-2511
February 2, 1984
Raymond G. LeFoll, Esq.
2307 Silas Deane Highway
Rocky Hill, Ct. 06067
Dear Ray:
Re: App. #946 - Jean Marc Jacques
The Planning and Zoning Commission voted last night to approve
the General Plan of Development for Pleasant Hill Condominiums,
as shown on plans prepared by Reino E. Hyyppa & Associates,
dated 6/29/83, revised 1/17/84 .
Please submit mylars for Sheets #1, #2 and #3, with the original
letter of approval dated December 2, 1983, and this letter,
reproduced thereon, to be stamped, signed and filed in the Town
Clerk' s Office. The mylars must be filed no later than February 20 ,
1984 .
The u'se of berms and landscaping should be considered, especially
in the areas adjacent to Burr Meadow Condominiums and along Wheeler
Road, when the application for Special Exception/Site Plan approval
is submitted.
Density at several locations will be reviewed and may be revised
by the Commission when the final site plan is considered.
Fours very truly,
PLANNING & ZONING COMMISSION
vg -��Wj/J,�,& -4
By
Rbbert F. 1lligan, ; Chairman
CC : R. Martel, Town Engineer
P. DeMallie, Planning Director ^�
Reino Hyyppa & Associates