HomeMy WebLinkAboutSUBDIVISION, 1182, DENIED TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
The Commission will officially receive applications
pplication No. ��� at either Special or Regular meetings provided they
eceived Date : — L -��, were submitted to the Commission Chairperson, Secrets
Ction or Public Hearing by : r or agent, at least fourteen (14) days prior to the
meeting at which they will be officially received.
No application officially received at a Special Meeti
eceipt No. will be acted upon at that meeting.
APPLICANT: Vito Covensky
} 301 Summer Hill Drive, South Windsor, CT 644and Fyinite
-0494
ADDRESS : TELEPHONE
CL&P,
OWNER OF RECORD ON LAND RECORDS : Vito Covensky & Estate of Moses Maskel/ Maske,
C/O Howard Maskel
ADDRESS : 490 Buckland Road, South Windsor, CT
COMPLETE LOCATION OF PROPERTY: East side of Abby Road opposite Old Farm
Road North of Maskel Road (see attached maps)
ZONE A-20, A-30
NAME , ADDRESS & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED : William E. Grace
25 Oakland Road, South Windsor, CT TELEPHONE644-1528
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWI
• ����iii.111I
1 . Zone Change to (public hea ing x�.gj� r�
X 2 .1 Filing for Subdivision HUB
South LjJrdsar
3 . Filing for Open Space Subdivision (pu1Pj8kj0ngh&a&djfugC *%iPeed)
4 . Filing for Resubdivision (public hearing required)
5 . Special Exception to Article (public hearing required)
6 . Site Plan of Development
7 . Removal of Sand , Gravel , Clay or Quarry Stone & Ore (public
hearing required)
8 . Other (explain in detail )
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND OWNER OF THE PROPERTY
AND SUBMITTED WITH 6 SETS OF PLANS ( 7 sets if public hearing is required)
BEFORE IT.IS RECEI�D Y THE PLANNING & ZONING COMMISSION
for
Vito CovenskyApplicantby William E. Grace Vito Covensky Onlrfor the Estate of
Moses Maskel and Hymie Maskel , & CL&P
by William E. Grace
� A
JMEMORANDUM
South Wlndsur
Planning & Zoning Commission
To: Peter R. DeMallie, Director of Planning
From: William R. Ryan, Chief of Police
Date: February 3, 1986
Subject: Coven Mountain Subdivision -`;1985 Draft Concept
Dear Peter:
In my capacity as the Traffic Authority for the Town of South
Windsor and as Chief of Police, I have had the opportunity to review
the concept plans for the Coven Mountain subdivision and conclude,
that in the interest of public safety, Maskel Road should be extended
northward to tie into the proposed project's road network.
This inclusion will increase and enhance the advantages for
emergency vehicle and personnel response by furnishing a second access
point for the Maskel Road area, as well as the new development.
It appears unlikely that additional access points for either
development will be provided in the foreseeable future.
Respectfully,
I!-mot/
William Ryan
WRR:eoc Chief of Police
cc: Robert Arsenault, Director of Public Works
William Lanning, Fire Marshal
Ilk,
HOLMES AND HENRY ASSOCIATES
P.O. BOX 238
COVENTRY, CONNECTICUT 06238
(203) 742-0340
1
April 8, 1986
South Windsor Planning and Zoning Commission
c/o Peter DeMallie, Town Planner
Town Hall
South Windsor, Ct. 06074
Re: Traffic Report for Coven Mountain Subdivision
Abby Road
South Windsor, Ct.
Mr. Vito Covensky proposes to divide the 35.8 acre site into 41
single family house lots . The lots are to be served by a new subdivi-
sion road constructed to Town standards . This new road will provide
future access to three adjacent properties.
The proposed Vicki Lane will enter Abby Road approximately 200
feet north of Old Farms Road. This entrance provides adequate sight
distance for the speeds observed on Abby Road during traffic counting.
The sight distance to the south on Abby Road is 600 feet, more than the
distance required for the observed 40 mph traffic. The unhindered
sight distance to the north is presently 380 feet. At that point a
large bush at the edge of Abby Road's pavement (and within its ROW) in-
terferes with further sight distance although the road itself remains
relatively level and straight. If the bush were trimmed, then an addi-
tional 100 feet of sight distance would become available which would be
adequate. The American Association of State Highway Officials re-
quires 275 feet for 40 mph (attached) . Conn. D.O.T. attempts to pro-
vide 475 feet of sight distance for entry onto State Highways posted
for 40 mph. This is far more conservative than the National Standards.
Manual traffic counting shows Abby Road to be lightly travelled
even during peak periods . The following table shows peak hour and
total day volumes in both directions. Also, when the predicted 10
trips per day from each house in the proposed subdivision are added to
the present traffic flow the road will continue operating at Level of
Service A (free flow)
■
EXHIBIT A
Abby Road Traffic Volumes Trips
AM Peak Hour (veh. per hour) 32
PM Peak Hour (veh. per hour) 69
ADT present (veh. per day) 300
ADT generated by Coven Mountain (veh. per day) 414
ADT result (veh. per day) 714
AM Peak result (veh. per hour) 60
PM Peak result (veh. per hour) 98
Level of Service A Limit (veh. per hour) 400
Thus , in conclusion, the proposed development will provide for
safe entry onto Abby Road and will not cause congestion for those
travelling on Abby Road.
Sincerely,
W. Donald Holmes , P.E.
Attachments - 290
WDH/srh
No. 09399
a!
�F' ^TFaE 'II��!!!
16 SG CL
United States Soil
r � Department of Conservation 1 101 Kennedy Road Rat 105B
Agriculture Service Windsor, CT 06095
TO: Amy Parker, District Manager
HCSWCD
FOR: Lucek Engineering Assoc., Inc.
490 Buckland Road
South Windsor, CT
FROM: J.Eric Scherer, Resource Conservationist
USDA-SCS
RE: REVIEW OF EROSION AND SEDIMENT CONTROL PLAN FOR
"COYDI- 1OUNLAIN" - ABBY ROAD - SOUTH WINDSOR, CT.
On July 21 , 1986, a meeting was held at the South Windsor Town Engineers
office to discuss the above proposal relative to soil erosion and sediment
control . In attendance were Emil Lucek, Lucek Engineering; Vito Covensky,
property owner; Bo Davies, Deputy Town Engineer; Amy Parker, District
Manager; Marcia Banach, Director of Planning and myself. The site plan
and concerns of the developer and the town were discussed. The following
recommendations/comments are offered for consideration:
-The construction entrance pad is on a 3 percent slope and
is approximately 120 feet long. It is recommended that at
STA 0+25 that the road be recessed 1 .0 below Abby Road
elevation to prevent stormwater from entering onto Abby
Road. Stormwater at this low point could be directed to
both sides of the road to catch basins.
-All catch basins should be protected with silt fence ringed
around from as well as an envelope over the grate. The area
around catch basins should be depressed to act as a sediment
trap.
-A hay bale check dam should be installed on top of slope of
proposed road cut on north side to direct surface water
away from cut area.
-Phasing of construction on this project will be very
important. The follow sequence of activities is suggested.
1 . Gain access to site and Install silt fence around
proposed detention pond.
2. Excavate detention pond and stabilize it with
vegetation. Do not onlet storm drain system into pond
until stabilized.
3. Construct temporary drainage berm (STA 4 + 50) and
vegetate berm.
4. Clear proposed drive to limits needed for road and
cut.
5. Install hay bale check dam on north side.
6. Excavate and install construction entrance pad as well
as catch basins.
7. Excavate remaining road to temporary berm.
8. Seed mulch and Jute net side slopes of road according
to specifications.
9. Install road utilities and road base.
10. Black top road.
The aUil CprSnr .11,Cn $eriC@
t / ts .1'1 1; my of t.:n
-2- "Coven Mountain"
--All exposed areas should be seeded to temporary. seeding by September
15th irregardless of final grades. Past this date the chance of
establishing a vegetative cover is small . These areas should be mulch with
1 1/2 to 2 tons/acre of straw mulch and ,Jute netting used on any slopes
exceeding 3: 1 .
--Lots I thru 4 and 34 thru 38 should not be developed until vegetation on
road sides is well established (6 inches or better) . When these lots are
developed, hay bale check dams should be installed between lots prior to
clearing.
--The remainder of Vicki Lane can be installed up to Valerie Lane after
the first 4 + 50 feet is stabilized and approved by Town Engineering
staff. Valerie Drive should not proceed until all of Vicki Lane is
stabilized.
--Suggest individual house lot construction not proceed until all roads
and utilities are installed and area is stabilized.
--It is recommended that the same sequence of construction be followed for
Michael Lane and Valerie Drive (up to STA 7 + 00) as was done forl Vickie
Lane.
--Because of the high erosive nature of these soils and the steep slopes,
winter construction is not recommended and that all exposed areas be
seeded by September 15 or sooner, if possible. Installation of roads and
utilities prior to house construction will greatly aid in controlling
runoff.
--Outlet of the detension basin Into the Maskel Road storm drain system
should only occur after the basin is stabilized vegetatively.
--Selection of one seeding recommendation for both temporary and permanent
seeding should be done and not the slopping list shown on sheet 3 of 3.
--Figure 7 - 7 on sheet 3 of 3 should show 4" depth and 41 depth for hay
bale.
Hartford County Soil and Water Conservation District Inc.
_ 1101 KENNEDY ROAD • ROOM 105B • WINDSOR, CT 06095 • 688-7725
August 7, 1986
Lucek Engineering Assoc. , Inc.
490 Buckland Road
South Windsor, CT
Dr. Mr. Lucek,
Enclosed please find the review you requested from this agency.
If you have any questions, please call this office.
Sincerely
Amy M.UParker
District Manager
Enc.
September 26, 1986
Ms. Louise Evans, Chairperson
Planning and Zoning Commission
Town of South Windsor
Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Ms. Evans:
On behalf of residents in the second district_ , the Second District
Democratic Town Committee has concerns about the long-term effects
of the proposed subdivision known as Covens Mountain to be constructed
on the east side of Abbe Road.
We would hope that the Commission will give consideration to the
issues and problems that will occur as stated in the attached petition.
Please advise us as soon as possible as to the action you will take
pursuant to the above matter.
Respectfully submitted,
i
Second District Democratic
Town Committee
Robert J. Myette, Chairman
cc: Mayor John Mitchell
Richard Sartor, Town Manager
t A,
.
pla
nn»� � Ton"�ng Comm�ssio�+
174 Maskel Road
South Windsor , CT.
October 3, 1986
Town of South Windsor
Planning and Zoning Commission
Town Hall
1540 Sullivan Avenue
South Windsor , Connecticut 06074
Attention : Mrs. Louise Evans, Chairperson
OCT
Since we live in close proximity to the land now slated for -SoM oOftdkopf the
Coven Mountain subdivision , we would like to list a fewPidoitagr�szAff o �S'51011
regarding this proposal .
1 .) Our main concern deals with the drainage in the area. Since we own
the land which will border a planned detention basin , we are concerned that
the drainage has been adequately planned and that after completion of the
subdivision we will not experience an increase of water flowing across our
property. To date we have had no basement water problems. During times of
heavy rain we do experience water flowing across our property in both a
southwesterly and southerly direction . Should problems develop in the future
due to the felling of trees and the building of the subdivision , we will have
to pursue this matter with the builder and the Town of South Windsor .
2.) Since we currently grant to the Town of South Windsor a right of wav
on the temporary cul -de-sac now in place at the north end of Maskel Road, we
will be interested to learn of the particular legal responsibilities of the
town and the builder in releasing this right of way if it is decided to extend
Maskel Road as planned.
3.) Should the extension of Maskel Road take place we shall be interested
to learn of the responsibilities of the town and builder concerning the
extension of our driveway to meet the road and the landscaping of land granted
back to us on the former right of way.
4. ) Should the planned subdivision be built we shall be interested to
learn how the Police of the Town of South Windsor plan to patrol the area to
provide increased protection to ourselves and our property.
5. ) We respectfully request that trees, shrubs, etc . which are clearly
standing on land owned by us not be cut or altered in any way before , after or
during any construction process. Furthermore we stipulate that our property
shall not be used as access to adjacent property not owned by us.
Let us close by saying that while we are strongly opposed to the building
of this particular subdivision and to the planned extension of Maskel Road on
the grounds that we believe drainage in the area will prove to be inadequate ,
we are nevertheless realists in the arena of local politics. We realize that
eventually the land around us will be somehow changed or developed despite the
concerns of the present residents. We will , however , do everything in our
paler to correct any wrongs which are done to ourselves or our property as a
result of the building of this subdivision .
EXHIBIT C
Town of South Windsor October 3 , 1986 �
Planning and Zoning Commission
Town Hall l
1540 Sullivan Avenue
South Windsor , CT 06074
Attn : Mrs . Louise Evans , Chairperson
Dear Madame or Sir :
It is our understanding that the application of Vito Covensky, for
a subdivision consisting of 38 lots , to be known as Coven Mountain,
located on the east side of Abbe Road , and at the northerly end of
Maskel Road has been filed with your Commission and is scheduled for
a public hearing on Tuesday, October 7 , 1986 . �.
We , the residents of Maskel Road oppose the cutting through of the
northerly end of Maskel Road to accomodate the Coven Mountain subdivision ,
for the following reasons :
i
(1) If the subdivision is approved, it would make a safe street
dangerous for our children. We have not had any fatalities on Maskel
Road and the cutting through of Maskel Road would unreasonably increase
the risk of fatality;
(2) If the plans for the subdivision as submitted are approved ,
it will unreasonably increase traffic flow on our small street ;
(3) If the plans for the subdivision as submitted are approved, it
will cause financial hardship by decreasing our property value because
our street will not be asdesirable to prospective buyers ;
EXHIBIT B "`
(4) If the plans for the subdivision as submitted are approved,
it will spoil the character of this 27 year old peaceful and tranquil
neighborhood -,
(5) The Zoning and Planning Commission ' s need to extend Maskel
Road for what the Commission says are "safety and maintenance" reasons ,
does not out weigh our concern for the safety and welfare of our
children . We have had emergencies on our street , i . e . a hurricane and
a maior fire and we survived both . To date , we have not had any motor
vehicle fatalities on Maskel Road and , the cutting through of Maskel
Road would certainly increase the risk of a fatality. Further , to
address the Commission ' s concern in regard to "maintenance reasons" ,
Maskel Road ' s cul-de-sacs have ample room which allow snow plows the
area they require to turn around in .
(6) We wish to remain a cul-de-sac along with the other 90
cul-de-sacs that are presently in South Windsor .
We also question the necessity of altering the northerly end of
Maskel Road: If Commission member Margaret Rossi criticizes roads
ending in cul-de-sacs , why does the Commission continue approving
cul-de-sacs in the planning phase . Coven Mountain ' s subdivision plans
currently on file in the Town Clerk ' s office , proposes three new
cul-de-sacs in its subdivision .
Respectfully submitted,
72, /Z/L/v� ,
IE�
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177
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(A 7-0 W1121 ale saam vl�ldj'at
9 v 1540 SULLIVAN AVENUE . SOUTH WINDSOR. CONN. 06074
so It-co AREA CODE 203/644-2511
October 6, 1986
Vito Covensky CERTIFIED MAIL
301 Summer Hill Drive
South Windsor, Ct 06074
RE: Application #411 - Coven Mountain Subdivision
Dear Mr. Covensky:
At the September 29, 1986 meeting, the South Windsor Inland Wetlands Agency/
Conservation Commission approved with conditions application #411, to develop
a 38 lot subdivision located on the east side of Abby Road, opposite Old Farm Rd. ,
north of Maskel Road.
The following conditions must be adhered to for this permit to be valid:
1. The sequence of construction recommended by SCS in their letter dated
8/7/86 to Lucek Engineering Assoc. , Inc. , must be followed exactly as
recommended on pages 1 and 2.
2. We recommend a bond in the amount of $25,000 be submitted to Planning
and Zoning Commission to ensure compliance with the Erosion & Sediment
Control Measures.
3. Individual house lot construction must not proceed until all roads and
utilities are installed and area is stabilized.
4. Construction activities shall be subject to the approval of the
Town Engineer.
5. The application shall indemnify and hold harmless the Town of South
Windsor against any liability which might result from the proposed
operation or use.
6. The permit is valid for one year and shall expire September 29, 1987.
Very truly yours,
Qt6 * . 11I0)CIA^
JbIU M. Moran, Jr. , Chairman
Inland Wetlands Agency/
Conservation Commission
JMM:dlb Town of South Windsor
CC: A. B. Davies, Deputy Town Engineer
Richard Martel, Town Engineer John Shemo, Economic Development Coordinator
Marcia A. Banach, Director of Planning /
Louise Evans, Chairman, Planning & Zoning Comm.✓
Michael Gantick, Director of Public Works
Thomas D'Auria, Building Official
M E M O R A N D U M
TO: Marcia A. Banach, Director of Planning
FROM: Michael J. Gantick, Director of Public Works
RE: Coven Mountain Subdivision, Maskel Road
DATE: October 7 , 1986
Per our conversation, this department has reviewed the proposed
subdivision plans relative to the existing northern cul-de-sac at
Maskel Road.
It would be our recommendation that the existing cul-du-sac be
eliminated and Maskel Road be extended to the new proposed subdivision
road. This would facilitate increased efficiency during the winter
maintenance operations and would provide another access to Maskel
Road for emergency vehicles .
If you have any questions regarding this matter, please feel
free to contact me.
<011N SC4,
e �
1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074
SOR-Co AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, DECEMBER 13 , 1986
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
At the December 9 , 1986 meeting, the Planning & Zoning Commission
voted to take the following action:
1. Approve, with modifications, the application of Spectrum
Industries, for a site plan of development for property
located at 785 John Fitch Boulevard, GC zone.
2 . Approve, with modifications, the application of Southridge
Estates, Inc. for a Special Exception and Site Plan of
Development for Phase III of Plum Ridge Condominiums, consisting
of 36 units, located on the west side of Ellington Road between
Parkview South Condominiums and the Town Hall, MF-AA zone.
3 . Deny, without prejudice, the application of Vito Covensky for
a subdivision consisting of 38 lots, to be known as Coven
Mountain, located on the east side of Abbe Road, and at the
northerly end of Maskel Road, as shown on plans prepared
by Lucek Engineering Assoc. , Inc. , dated 1-29-86 and
8-12-86 , A-20 and A-30 zones.
Dated at South Windsor, Connecticut this loth day of December, 1986 .
PLANNING & ZONING COMMISSION
Louise C. Evans , Chairman
David H. Sorenson, Secretary
�SowM aF,<�
Town olles,ot� ?dzf�
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR_coN� AREA CODE 203/644-2511
December 16, 15.86
William E. Grace, Esq.
25 Oakland Road
South Windsor, Ct. 06074
Dear Sir :
Re: App. #1182 - Vito Covensky, Coven Mountain Subdivision
Please be advised that the Planning and Zoning Commission votes;
on December 9, 1986, to deny, without prejudice, the above
application for a subdivision consisting of 38 lots, located on
the east side of Abbe Road, and at the northerly end of I,:askel
Road, as shown on plans prepared by Lucek Engineering Assoc . ,
Inc. , dates 1-29-86 and 8-12-86, in A-20 and A-30 zones, for the
following reasons:
1. The drainage plans submitted with this application are
incomplete and of overwhelming concern to the Commission .
2. The area is environmentally sensitive with excessive slopes
and drainage has not been adequately addressed.
3 . The Commission is concerned with the length of the proposed
cul-de-sac street, Valerie Lane, since it will be going into
the area designated to be an A-60 zone in the new Town Plan.
Yours very truly,
PLANNING AND ZOIdIIIG COMMISSION
By: \
Louise C. Evans, Chairman
vg
CC: R. Martel, Town Engineer
M. Danach, Planning Director
Lucek Engineering Associates
i
September 3 , 1986
Town of South Windsor
Planning and Zoning Commission
Town Hall
1540 Sullivan Avenue
South Windsor, Connecticut 06074
Att: l rs. Louise Evans , Chp.ir-erson
Dear Sirs :
It is our understanding that a subdivision application
known as "Coven Mountain. . . 38 Lots, " on the East side of
Abbe Road, has been filed or soon will be filed with your
Commission.
We are concerned and opposed to this subdivision because
we have had water and drainage problems, and believe that the
construction at the higher elevations proposed would cause an
increase of such problems. We have expressed this concern
previously to the Inland Wetlands Commission, and attached
hereto is a copy of our letter dated June 9 , 1986 .
In addition,we are concerned about a traffic hazard
resulting from the fact that the only entrance and exit to or
from the proposed subdivision is on Abbe Road. The subdivision
road would be on a grade and would not be aligned with Old
Farm Road, thus creating an uneven type of intersection. We
anticipate heavier traffic on Old Farm Road since it would be
an access to Graham Road and Eli Terry School.
Respectfully submitted,
-;&74. Z29' O/q/ ro.*,w A64
VIE L., (i�- 1-C
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