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HomeMy WebLinkAboutZONE CHANGE TO DA-15 AND GENERAL PLAN (D PLANNING AND ZONING COMMISSION APPLICATION FORM .� Xa�,� Application No. : '3a ' Date Received: D Public Hearing by: &.3 Receipt No. : PR 12 I t ��d , 1 � � mdso t APPLICANT: R-jen-e, V �-� South w COiss ADDRESS : 2. r TELEPHONE: Sc)�q-/O/ OWNER OF RECORD ON LAND RECORDS: ADDRESS : ' COMPLETE LOCATION OF PROPERTY: �,&-A 4- 6,&y� �. ZONE: a o NAME, ADDRESS, & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: 4A k T - 7 = l/c/e OAJ G TELEPHONE: 7 5 3 THIS APPLICATION IS FOR : (Check one of the following) 1 . Zone Ch ange to (Public Hearing required) . 2 . Subdivision . 3. Open Space Subdivision (Public Hearing required) . 4. Resubdivision (Public Hearing required) . 5. Special Exception to Article (Public Hearing Required) . 6. Site Plan of Development. 7. Earth Filling (Section 10) and/or Earth Removal (Section 91 / (Public Hearing Required) . 8 General Plan of Development . 9. Regulation Amendment : Zoning Subdivision _10. Other (explain in detail) : CONSULT PLANNING DEPARTMENT FOR FEE SCHEDULE. THIS APPLICATION MUST BE SIGNED. BY THE APPLICANT AND OWNER OF THE PROPERTY AND SUBMITTED IN TRIPLICATE WITH ALL MAPS AND DOCUMENTS REQUIRED ON ATTACHED CHECKLIST. Applicant Owner PLANNING AND ZONING COMMISSION APPLICATION, CONT' D. TIME FRAMES AND PROCEDURES FOR SUBMITTING APPLICATIONS/PLANS 1 . All prospective applicants are urged to confer with Town Planning Department and Engineering Department staff prior to submission of any application to the Commission . 2. Plans are officially received only on the fourth Tuesday of each month at the Regular Meeting of the Planning & Zoning Commission (PZC) . 3. Three (3) sets of blueprints are required on the second Tuesday of the month for review by the Town Planning and Engineering Departments . This deadline must be met if you want to ensure that your application is officially received by PZC. These plans m_ be submitted as complete plans -- which includes application plus all required information contained on checklist. No plans will be accepted at the counter if checklist is incomplete. It is the applicant ' s responsibility to ensure that all information required on the checklist is submitted in one package at the time of submission -- including landscaping plans, architectural elevations, traffic report , etc . Planning Department staff will not accept checklists with blank spaces , or with "by others" in any space. 4. Town staff will notify the applicant with any changes required to make the plans in complete compliance with our Zoning/Subdivision Regulations . 5 . All changes requested must be made and new, complete blueprints must be submitted . At this time six sets of plans must be submitted . If a Public Hearing is required ( or optional but likely) then seven sets are required . 6 . Planning Department/Engineering Department staff will review plans only once -- if the resubmissions are not complete/correct , the Town Planner ' s report will reflect that revisions were not made as requested . VEILLEUX ENTERPRISES, INC. BUILDING AND DEVELOPMENT 675 Oakwood Avenue Post Office Box 10343 West Hartford,Connecticut 06110 • Telephone(203)522-4101 TO: THE TOWN OF SOUTH WINDSOR, CONNECTICUT and to the People now residing therein and to those that will in the future reside therein SUBJECT: DEVELOPERS INTENDED USE AND RESTRICTIONS of PROPOSED SITE KNOWN AS "GRAHAM VILLAGE" of South Windsor, Connecticut To -Whom It May Concern: WE THE DEVELOPER, "Veilleux Enterprises" of 675 Oakwood Avenue, West Hartford, Connecticut, A.K.A. Veilleux and Sons of the same address do here by purpose the following intended development, its use and its restrictions. To develop 55 moderate priced housing units within the confinds of our property known as "Graham Village" in South Windsor,. Connecticut. This development to conform to all approvals, rights & restrictions set forth 'by the state of Connecticut, the town of South Windsor and the governing committees, commissions and official within the town of South Windsor. The 55 dwelling units will feature 3 independent styles each with, a 1 car attached garage, ranging in size from 1,056 sq. ft. to 1,536 sq. ft. of finished living area. Units will be identified as A. B. & C. units, with each unit being compadable for duplex configuration as well as single unit housing. Developer will establish a maximum selling price per unit with standard published allowances and amenity items included. Developer will hold said maximum selling price for the years 1988, 1989 and 1990 . The 'W' Unit will be priced not to exceed $139,900.00 . The "B" Unit will be priced not to exceed $149 ,900 .00. The "C" Unit will be priced not to exceed $159,900 .00 . The Developer purposes to make available the following numbers for sale of each style unit. 19 "A" Style Units 18 "B" Style Units 18 "C" Style Units Developer further purposes to make available 6 of the "A" style units as handicap units. Developer fully intends to sell all Units as owner occupaied, single family housing units. A family to consist of persons -`+ related by blood, marriage, legal adoption or legal guardianship and foster child if so approved by governing agency, not to exceed a total of + 6 persons. All two bedroom units will be limited to 4 persons and all 3 bedroom units will be limited to 6 persons with no destinction being made between adults and children for counting purposes. We further purpose to implement the restriction that no dwelling unit may be resold or offered for sale to any other than a family as specified above and that said family occupy said property as their primary and principal residence. We respectfully submit this letter and its content with our full intent to comply to the great need of moderate priced, yet quality constructed dwelling units. Thank you. Most Sincerely, _ e Kenneth M. Rutledge Veilleux Enterprises Veilleux and Sons r 1 l Qua°�xN1$ GRAHAM VILLAGE South Windsor, Connecticut SUBJECT: Accompaniment to the General Plan of Development Traffic Study OF CON�y£�ti�i fi �► �Gj�w �0 W; * . 0%* Z' NO 8048 #°4 �a fe/aTEPfa q��44 a0�1 �89/12MAI Ebb 1! GRAHAM VILLAGE South Windsor, Connecticut Accompaniment to the General Plan of Development. 1. Impact of the development on the capacity of municipal and state facilities: a. Attached are copies of letters from the following departments, Town of South Windsor's Bureau of Pollution Control (sanitary sewer), The Connecticut Water Company, Town of South Windsor's School Department, Town of South Windsor's Police Department, and the Town of South Windsor's Fire Department. All the departments had no major objections with the proposed development, and the minor comments that the departments made have been incorporated in the General Plan of Development. b. The following companies have been contacted and have given an informal concurrence with the proposed site: Connecticut Light and Power (Gas) , Northeast Utilities, and Southern New England Telephone, a formal response will follow. C. See attached traffic study for impact on street capacity. d. With the use of an on-site detention basin, employing a zero increase in run-off, the present off-site drainage system and the downstream structures will receive no adverse impact from the project. e. The planned on-site outdoor lighting will be sufficiently shielded and directed so as to not present any off-site nuisance. f. Sediment & erosion control shall meet the requirements of the Connecticut Guidelines for Soil Erosion and Sediment Control. g. The units will have their own trash receptacles within their garage areas and these receptacles will be placed out for collection by a private firm. 2. Feasibility of proposed improvements. a. A sidewalk shall be constructed along the project 's north side of Ayers Road. b. The on site storm drainage will be colleted in catch basins and piped to a detention basin, located on the proposed site. The detention will drain to the existing intermittent watercourse. The drainage system shall be designed for a zero increase of run off. C. Utilities 1. Water is available from Ayers Road, or Graham Road from The Connecticut Water Company. 2. Sanitary sewer system shall be connected to Sullivan Avenue via a 10 foot sewer easement on the west side of lot #20 (see zone change map; Graham Village Pg 1 of 1 for the location of Lot #20) 3. Electric, Gas and Telephone companies are presently determining the best service location for the proposed site. T_aWf?, 01 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 �.oSOR CO AREA CODE 203/644-2511 July 17, 1986 Mr. Joseph R. Russo Palmberg and Russo 15 Barber Pond Road Bloomfield, CT 06002 RE: GRAHAM VILLAGE SOUTH WINDSOR, CT Dear Mr. Russo: in regard to the above referenced project, please be advised that there is a sanitary sewer along Sullivan Avenue having sufficient reserve capacity to service the proposed seventy-one (71) single-family dwelling units. Furthermore, W.P .C.A. approval of this project will be required. Very truly yours, C. F. Shaw, Superintendent Bureau of Pollution Control CFS:bmr cc: Marcia Banach, Director of Planning THE CONNECTICUT WA01"I NORTHERN DIVISION: 25 NORTH ROAD I-AS]' WINCSOR. CONNECTICUT 06088-0100 TEL 203-623-3354 A SUBSIDIARY Of CONNECTICII i 'A1,1! July 18, 1986 Mr. Joseph R. Russo Palmberg & Russo 15 Barber Pond Road Bloomfield, CT 06002 RE: Water main extension to Graham Village, South Windsor, CT Dear Mr. Russo: Water for domestic use and for fire protection is available with a properly engineered water main extension from our existing mains on Graham Road, Sullivan Avenue, or the old Ayers Road. Sincerely, -,XL. V, Stephen Melanson Engineering Associate SM/sd cc: R. J. Ulkus SOUTH WINDSOR PUBLIC SCHOOLS 1737 MAIN STREET SOUTH WINDSOR,CONNECTICUT 06074 203-528-9711 DR.ROBERT W.GOLDMAN WILLIAM L.PERRY DONALD C.MERCURE SUPERINTENDENT OF SCHOOLS ASST.SUPERINTENDENT OF SCHOOLS BUSINESS MANAGER July 18, 1986 Mr. Joseph R. Russo, P.E. Palmberg and Russo Land Surveyors and Professional Engineers 15 Barber Pond Road Bloomfield, Connecticut 06002 Dear Mr. Russo: I was pleased to have you visit our office yesterday to obtain information concerning the impact of the proposed Graham Village Development on Ayers Road, South Windsor, to be initiated by Developer Veilleux, as it concerns our South Windsor Public Schools. It has been our experience that for planning purposes, we would expect to have a normal enrollment of some 75 students, Grades K-12, who would be residing in the 71 Graham Village units. We are basing this projection on the information you provided that these homes will be constructed under the South Windsor zoning regulations, Section DA-15, "little homes." Further, we feel the majority of the anticipated enrollment would be in our elementary schools. We note with interest that you have a bus shelter incorporated in your planning, shown on the preliminary topographical sketch. It is also helpful if such developments provide sidewalks for the use of students. Since ely yours, Steven A. Wlodarczyk, Acting Superintendent of Schools SAW-ws cc: D. C. Mercure, Business t0anager EDUCATE ALL CH I LDREN TO TH El R FULLEST POTENTIAL POLICE DEPARTMENT PO L I C E � SOUZA ?Aa� y � x 151 SAND HILL ROAD • SOUTH WINDSOR, CONN. 06074-2784 AREA CODE 203/644-2551 ' William R. Ryan- Chief July 18, 1986 Attorney William E. Grace 25 Oakland Road South Windsor, Connecticut 06074 Attorney Grace: I had an opportunity to review the plan of development for the proposed Graham Village housing complex and find that the design does not represent any immediate concerns with regards to public safety. The roadway layout in the three phase complex does not appear to be a problem for routine or emergency type response by the police, fire or ambulance services. If any questions arise, please feel free to contact me at your convenience. Respectfully, e1.` William R. Ryan WRR:eoc Chief of Police ► < w" a Q Town- SOUM- ?dj�Q&-Ot 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 4�tioSOR-C' AREA CODE 203/644-2511 July 17, 1986 William Grace, Attorney at Law 25 Oakland Road South Windsor, Conn. 06074 Dear Attorney Grace: On July 17, 1986 I reviewed a proposed plan for a development with Mr. Joseph Russo for Gra- ham Village located at the intersection of Ayers and Graham Roads . I am requesting that an addition- al cul-de-sac be added with a minimum diameter of 90 feet. We also reviewed the locations of fire hydrants. I see no future problems with the project at , this time . Very truly yours, William R. Lanning Fire Marshal Copy to: Marsha Banach Director of Planning R A. HESKETH & ASSOCIATES, INC. 101 MILLBROOK COMMON•BLOOMFIELD,CT 06002-(203)242-7755 July 17, 19B6 Ve i 1 1 eu:; Enterprises 675 Oakwood Avenue West Hartford, CT 0611C) RE: Proposed DA-15 Zone Graham Road at Ayers goad South Windsor Gentlemen: Pursuant to our' agreement dated May 1 , 1985, we have performed a traffic analysis and a traffic impact study in conjunction with the proposed development of a designed residence zone of one and two family homes on the north side of Ayers Road west of Graham Road in South Windsor. Our- study was conducted so that we might gather information on existing traffic operations in the vicinity of this site and to permit us to determine the impact on that traffic that would result from a new land use of 71 one and two family homes proposed by your office at the southwest corner, of the intersection of these roadways. Our, traffic study included observations of existing traffic patterns in the area, development of information on background traffic volumes and a study of the potential traffic generation that may result. We also have worE:ed with the office of Palmberg & Russo in the development of these plans and provided our• recommendations (from an traffic engineer 's point of view) traffic studies traffic engineering traffic planning on the location of access and egr-ess points and the basic cir-culation pattern within the pr-oper-ty. It is anticipated that the data pt-esented in our- study will be utilized by your- office as well as the at-chitect, site planner-, and South Windsor- Town Officials in assessing the impact that might be expected fr-om this land use as compar-ed with the impact that might result ft-om development of this par-cel under- its pr-esent zoning classification. Dur-ing the conduct of our- study we gather-ed tr-affic count data available fr-om the Planning, Inventor-y, and Data Section in the BUr-eau of Planning and Resear-ch for- the Connecticut Department of Tr-anspor-tat i on, and we conducted our own sampling tr-affic counts pr-ogr-am on Gr-.-xham Road both north and south of Ayer-s Road, as well as on Ayer-s Road both east and west of Gr-aham Road. Our- studies also included a r-eview of turning movements accomplished at the inter-section of Gr-aham Road and Sullivan Avenue as well as at Ayer-s Road and Sullivan Avenue. We also conducted an analysis of the tr-affic genet-ation characteristics of residential land use so that we could pt-ovide a projection of anticipated hour-ly tr-affic volumes expected at a new residential community. Ayers Road is a two-lane South Windsor, r-oadway providing appr-o:.imately '46 ' of pavement between its inter-section with Gr-aham Road and its inter-section with clever-s Road, less than 2, 000 feet to the east. The r-oadway is posted at 25 MPH with par-king prohibitions on both sides thr-oughout its length and a double yellow center- line along the roadway to separ-ate opposing traffic flows. Land use along the roadway consists of a half a dozen or, so residential properties in the Sunset Terrace neighborhood of the north side of the roadway and school use and playgrounds along the southern frontage of the roadway and at the northwest cot-net, of the intersection of Ayers Road with Fevers Road where there at-e several ballfields. The athletic fields are utilized by the South Windsor, Little League, the Midget Football program, High School athletic activities and activities associated with the many uses of the Wapping Elementary School including the Senior Citizens Center, Community Center, and the Day Care Center,. Thus pedestrian activity, use by bicycles and school buses is a common occurrence along Ayers Road, a roadway which is lacking both sidewalks and curbing. The intersection of Graham Road at Ayers Road is controlled by stop signs at all approaches to the intersection and painted crosswalks ar-e in place for- pedestrian activity on all legs of the intersection. Graham Road to the north of Ayers Road is a two-lane residential roadway posted at 0 MPH with fully developed residential land use throughout its length on the east side of the roadway and vacant land on the parcel proposed for development on the west side of the road. To the north of the parcel proposed for development as DA-15, land use is residential on both side of Graham Road. This road is posted at Lip MPH and is provided with a double yellow center, line to separate the opposing flows of traffic with curbing provided along those sections of the roadway which have been developed as home sites. Sidewalks ar,e not present on either, side of this roadway. Four, way stop control is in place at the inter-section of Graham Road with Hayes Road and Steep Road. Graham Road continues about 4i)0 ' south of Ayers Road to intersect Sullivan Avenue and Ayers goad continues about 400 ' west of Graham Road to intersect Sullivan Avenue. Thus there is a large triangular area formed by Sullivan Avenue, Ayers Road and Graham Road, with two-way traffic on all sides of the triangle area. Stop signs control traffic on Ayers Road and Graham Road at the point where they intersect Sullivan Avenue. The land area within the triangle is currently being developed as the West View Office Park, a condominium office development. That complex has about 50 parking spaces, and is provided with a single driveway intersecting Ayers Road about 200 ' west of the intesection of Ayers Road and Graham Road. The building and the park-ing areas do not seem to be large enough to bring about a significant traffic impact in this area. Our observations indicate that traffic operations in this area are generally satisfactory with no areas of frequent traffic congestion and no areas of obvious hazard. There is, at some times, a lengthy back-Up of traffic along Graham Road attempting to enter Sullivan Avenue, particularly during the heavy morning commuter peak periods. We have observed that traffic entering Sullivan Avenue does have some difficulty during heavy traffic periods since the view of traffic to the right towards southbound traffic on Sullivan requires drivers to turn their heads about 16C) degrees and to select a safe gap in southbound traffic while trying to guess whether northbound traffic is going to turn right (actually continue straight) into Graham Woad or, bear, left to continue to travel on Sullivan Avenue. We had r-ecommended to Mr. Russo ear,l y in the planning process to select a driveway location which would minimize the possibility that new traffic from the proposed land use would make that same maneuver,. Estimates of the daily and peak hour traffic in the study area were developed based upon data maintained in the Connecticut Department of Transportation and sampling counts conducted by our, office in the study area in May of 1985. The following table depicts the estimates of average daily traffic as well as the AM and peak hour- volumes based upon our studies. Average Daily AM Pe E: PM Peak Location Traffic Hour, Hour Graham Road north of Ayers Road 4, )ii) 45)0 5C iO Graham Road south of Ayers Road 4, cji�ci 425 475 Ayers Road east of Graham Road 21 6(-)(-) 25c_) =i o ' Ayers Road west of Graham Road 2, 70i) 250 325 Sullivan Avenue south of Graham Road 15, C�c ic_� 1 , 250 1 , 350 Sullivan Avenue north of Ayers Road 12, o(:)c i 1 , 1 c_O 1 9 2c_ii Average daily traffic (ADT) is defined as the total two-way traffic passing a given point in a 24-hour period. The word "average" in ADT indicates the traffic found on an average day. Some days in the week: and some seasons of the year produce traffic up to 20% higher or lower, than average on highways in suburban areas. The peak: hour traffic is that traffic found during the heaviest 6()--minute period typically occurring between 6: 45 and 8: 0 AM and 3: 45 and 5: 45 PM in the South Windsor area. Our studies in this location reveal that the heaviest hour in the morning occurs in the 60-minute period from 7 to 8 AM and the heaviest traffic during the afternoon commuter peak is in the period extending from 4: :(.) to 5: 30 PM. Graham Road and Ayers Road carry traffic volumes which would place them in the "medium" traffic levels as defined in South Windsor ' s transportation study of June, 1982. Traffic on Sullivan Avenue carries traffic volumes defined in the transportation study as in the "heavy" classification. Figures 1 illustrates the hourly variations in traffic as recorded on Sullivan Avenue north of Fierce Road, a location where the Connecticut Department of Transportation lists the 1985 average daily traffic as 15, c_ic_O vehicles. Figures 2 and 3 illustrate the hourly variations on Graham Road south of Ayers Road and Ayers Road west of Graham Road based upon our counts of May, 1985. Figures 4 through 7 illustrate the turning movements recorded during the morning and afternoon commuter; periods at the intersection of Graham Road and Ayers Road. A determination of the traffic to and from a proposed land use involves an analysis of both the traffic generation characteristics of condominium land uses and an analysis of the anticipated directional distribution of traffic with origins or destinations within the site. Generation characteristics of multi-family land uses including condominiums have been adequately studied in the past and can serve as the basis for- realistic projections of traffic . e;;pected at a proposed land use with 71 living units. Those studies have shown that single- family detached housing generated average weekday vehicle trip ends of about 10 automotive trips per dwelling unit. Apartment complexes generate traffic between 6 and 7 trip ends per- unit per, day while condominiums generate traffic at a rate slightly more than 5 trips per unit per, day. I have had the opportunity to review the traffic generation at other South Windsor property proposed for development under the DA-15 zoning classification. In connection with those studies we developed generation characteristics at Fond Place in Avon, a community of clustered single-family homes similar to that envisioned in South Windsor ' s DA-15 zoning classification. The Avon property perhaps still provides the most reliable basis of an estimate of traffic since none of the DA-15 ' s under construction in South Windsor have been completed to the point that traffic studies can be conducted at completed facilities. The Fond Place facility has 210 living units and generates daily traffic at a rate between 6 and 6-1/2 trips per, day per dwelling unit. Our office has conducted counts in the past extending over, several days at the Candlewood/Bryrewood condominium complex: off Ellington Road about 2 miles to the southwest of this location: Those studies indicates daily traffic generation at that facility at slightly less than 5 trips per dwelling unit per, day. We have also had the opportunity to conduct traffic counts at Pleasant Valley apartments and at Byrnewood at Chapel Road with the finding that peak hour traffic rarely exceeds 1/2 of one trip per, dwelling unit. This is consistent with most studies of multi-family housing, which indicates that the heaviest traffic hour of the day generally produces between 8 and 10 of the daily total traffic. Eased upon our previous studies, both in Connecticut and as published by the Institute of Transportation Engineers, we would estimate that 71 units of clustered housing in South Windsor ' s DA-15 zone with a building makeup similar, to that found at Pond Place in Avon would produce between 425 and 460 additional trips with peak: hour traffic ranging from =5 to 45 trips. We recommend a placement of driveways to serve this community in such a way as to discourage additional traffic southbound on Graham Road to the acute angle intersection at Sullivan Avenue. Also we have recommended that driveways to serve the property connect to Ayers Road rather than to Graham Road to encourage use of Ayers Road. Any access to Graham Road should be limited to emergency vehicles so as to reduce the impact of this development on that roadway. We have also recommended that the driveway to Ayers Road be placed midway between the Sullivan Avenue intersection and the Graham Road intersection so as to minimize any impact on intersection operations that may re5Ult from traffic turning into and out of this location. The 1980 Census data indicates that almost 10100c_r automotive trips originate within South Windsor, each day. Of these, 1 , 554 or about 16% have destinations in South Windsor. A total of 45 have destinations in Hartford or East Hartford, 12% in Manchester, 4% in Windsor- and about 2-1/2% each in Bloomfield and West Hartford. A total of less than 1(--)% have destinations in East Windsor,, Enfield, Windsor, Locks, Suffield and locations to the north. Obviously then the principal destination for all traffic coming and going to this location will be along Sullivan Avenue to the south toward Route C.) and the Interstate 84 area in Manchester,. There ar-e limited destinations served by travel along Graham Road to the north or, Ayers and Never,s Road to the east. The directional distribution from this land use then we would estimate to be virtually all directly to Sullivan Avenue with more than 80 than to the south along Sullivan Avenue, and less than 20 to the north. The area of greatest traffic impact then is along sections of Sullivan Avenue to the south, an area where major, construction is currently under, way and nearing completion in the Sand Hill Road area, with other, improvements contemplated in the not too distant future in the Five Corners Area and on Buck:land Road between Five Corners and Route 86. It is worth noting, in reviewing the traffic impact of this plan, that all the land use can be accommodated with a single driveway intersecting Ayers Road. Conventional subdivision development on a parcel of this nature generally involves one or more town roadways intersecting both of the adjoining streets. In addition, a conventional subdivision would break: up the frontage along both existing town roads into the minimum lot size providing a driveway every 100 to 15t) ' . Development of the property under a planned DA-15 use would eliminate all driveways to Graham Road (unless emergency access is required) and provide for the intersection of only a single public highway onto Ayers Road. We have also learned that, in connection with this proposal , the Town of South Windsor- will offer, for sale to the developers a section of excess land on the north side of Ayers Road between the site driveway and Sullivan Avenue. We would recommend that the sale of that land be reviewed carefully to insure that sufficient land is available within the public right of way at some later date to provide turning ,lanes or other widening of Ayers Road to increase the capacity and traffic control measures available at the intersection of Ayers Road and Sullivan Avenue. Eased upon our review of existing roadways and traffic conditions in the Ayers Road/Graham Road area, and taking into account the expected traffic generation which would result from a zone change and development of 71 new homes on a 25 acre parcel north of Ayers Road and east of Graham Road, it is out- opinion that the existing roadway and traffic control measures in the vicinity of this site ar,e adequate to accept the traffic increases that would result from this development. We are pleased to have the opportunity to provide you with our analysis of this site and shall be available as may be necessary to assist in the presentation of our findings to appropriate officials in the Town of South Windsor. Very truly yours, ZA. KETH °< ASS CIATES, ISIC. A. He/keth, O. E. Enclosures HOURLY TRAFFIC FLOW LOCATION: ROUTE 194 NORTH OF PIERCE ROAD, SOUTH WINDSOR PERIOD COVERED: OCTOBER 3 & 41, 1983 1300 0 r^ 1200 c� tL 1100 Q cr 10 U 0 E— 900 cr. 800 0 700 600 500 400 300 200 100 50 0 12 2 4 5 6 8 910I1 12 I 4 5 6 7 8 91011 12 A.M. P.M. F A Heaketh & Auoclatee FIGURE -1 HOURLY TRAFFIC FLOW LOCATION: GRAHAM ROAD, SOUTH WINDSOR PERIOD COVERED: MAY 21 , 1985 O li. Q f- J 0 500 = 400 300 200 100 50 0 12 1 234 56 7 8 9 10 11 12 1 34 56 78 9 10 11 12 ram_--- —A.M. -- --- �-- P.M.— F A Hesketh & Associates FIGURE 2 HOURLY TRAFFIC FLOW LOCATION: AYERS ROAD, SOUTH WINDSOR PERIOD COVERED: MAY 21 , 1985 w J 0 li Q X H J 0 300 200 100 50 0 12 1 2 3 4 5 6 7 8 9101112 1 3 4 5 6 7 8 91011 12 �---- —A.M. — P.M.— F A Hesketh & Associates FIGURE 3 EX-He4eth & ...4ssociates Inc. TRAFFIC COUNT GRAPHIC SUMMARY SHEET LOCATION: AYERS ROAD & GRAHAM ROAD, SOUTH WINDSOR DATE MAY 21 , 1985 TIME : 7.00 a.m. - 8:00 a.m. M Cam] d' H NORTH a a rn � M d' L(1 Ol M / M TO SULLIVAN AVENUE %,,,,AYERS ROAD ---- 83 C70 1 77 33 1 231 235 13 64 102 25 AYERS ROAD ri O M O Ln M Ln c?+ l0 L M O i Planning I Traffic Engineering FIGURE 4 Design EX..Hesketh & asso ciates In c. TRAFFIC COUNT GRAPHIC SUMMARY SHEET LOCATION: AYERS ROAD AND GRAHAM ROAD, SOUTH WINDSOR DATE MAY 21 , 1985 TIME . 8 : 00-9 :00 A.M. � w � a N a NORTH a 0 0 x cn ko M z �C o H x N 3 a 0 c� H o � � L TO SULLIVAN AVENUE AYERS ROAD 41 97 50 99 6 139 203 - 27 42 36 104 41 AYERS ROAD ` / TO NEVERS ROAD w x z o r, W o 0 (V z Q o H a a M ►.a o � M � U) x o a H I 0 Planning Tira f,C Engineering FIGURE 5 Design Ed Hesketh & Associates In c. TRAFFIC COUNT GRAPHIC SUMMARY SHEET L-0 C ATI ON: AYERS RPAD & GRAHAM ROAD, SOUTH WINDSOR DATE MAY 21 , 1985 TIME : 3:00 p.m.-4:00 p.m. M NT . I . M NORTH a� a O M M r1 DO lfl O M 1p M TO SULLIVAN AVENUE _� AYERS ROAD -- -- 3 C80 60 95 25 178 154 29 25 59 1 j ---_--_--` T� AYERS ROAD TO NEVII2S ROAD / Ln Ln O co W Ln Ln a° E+ °o N I Planning TraffiC Engineering FIGURE 6 Design EX-He4eth & Associates Inc. TRAFFIC COUNT GRAPHIC SUMMARY SHEET .-OC ATION: AYERS ROAD & GRAHAM ROAD, SOUTH WINDSOR DATE MAY 21 , 1985 TIME : 4:30 p.m.- 5:30 p.m. N d' NORTH .� °a x 00 0 O N 01 O r-1 TO SULLIVAN AVENUE L AYERS ROAD 23 108 53 0 9 2 319 304 '8 2 141 65 - AYERS ROAD--,-� � TO NEVERS ROAD / r1 0 Ln 00 N l0 1p M O a r �0 1 E� I raffiPlanning C Engineering FIGURE 7 7 Design 7. App. #1172 -_ Graham Village, Southridge Estates, DA-15 Mrs. Montana had disqualified herself from voting in this matter. Mrs. Rlenke said a gentleman who lives nearby had questioned whether the brook is correctly indicated on the plan. Mr. Hallowell said he thinks more dirt was taken out of this site than was approved. He asked where the brook will end up, and the Town Engineer said it was not supposed to be moved. c\ Mrs. Evans said she sees this site as an ideal location for a DA-15. She said she does have some problems with the extent of it and the \ density of it. She suggested consideration be given to eliminating or drastically reducing Phase II . Mr . Hallowell said he thinks the density is bad, and two-thirds of the homes are off one driveway. Mrs. Evans said the Commission should consider whether it wants DA-15 or A-20 in this area. Mr. Hallowell said if the Commission wants subdivisions with 8,000 s. f. lots it should put it in the regulations. Mrs. Rlenke asked him if he's saying the DA-15 should be revoked. Mr. Hallowell said he' s saying the Commission was going to go back a month ago, and work it out. If shared driveways are common property, he said he would have no problem with it. Mrs. Evans said the Association would maintain shared driveways. Mrs. Evans said she was impressed by the number of people who came to the public hearing and said they were upset with the way the area looks and thought this was good. She noted that the buildings in this development are as much as 25 ' apart. The only bad thing, she said, is the slope in the back . Mrs. Rlenke said she has been looking at this for the past few weeks and there certainly is a line of cars waiting to get out to Sullivan from Ayers Road every morning. Mrs. Evans said she is suggesting that the northern part of this development be eliminated, and a modified plan be approved. Sh said she thinks about 50 units would be suitable. Mr. Sorenson said he would agree with that. Mrs. Evans pointed out that that way they would not be developing the environmentally sensitive part of the land which would be developed if it is developed as A-20 . Mr. Castro said he personally does not like DA-15 and he wouldn't vote for this no matter what. He said he is not sure what should go in there and the area is impacted by traffic. Mr. Hallowell said he does not have trouble with a DA-15 but it is much too intense. Mrs. Rlenke questioned whether just the zone change could be approved, and not the general plan. The Chairman said no, that it is a package, but the general plan could be modified. Mr. Sorenson said he has mixed emotions. He does not have anything really against it, but he wouldn't want to see development in back of the brook . There would be too much filling and chopping up. He said the trouble here is that they are not talking about low cost housing, and he said to him the DA-15 is not low cost housing or moderate priced housing. Mrs. Evans said the Commission would have less clout to prevent them from coming up the hill with an A-20 . Mr. Sorenson said if the overall density is kept within reason he doesn't have any problem with this. The Commissioners discussed the possibility of securing an extension of time in which to take action so the plan could be modified, and agreed it was too late and a decision must be made. They concurred that development should stop at the brook and not be encouraged on the slopes. They agreed that the units in Phase II should be eliminated. Mrs. Klenke then moved that the application for a zone change from A-20 to DA-151 and the General Plan of Development, for property located on 24.92 acres of land on the north side of Ayers Road, west of Graham Road, be denied, without prejudice. Mr. Castro seconded the motion and it was unanimously voted in favor and so ordered. r�r E A. HESKETH & ASSOCIATES, INC. 101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(203)242-7755 Jun 22, 1987 V illeux & Sons Builders 675 Oakwood Avenue West Hartford, CT 06117 RE: Graham Village Graham Road at Ayers Road South Windsor Our File 8550 G ntlemen: On July 17, 1986 I presented your office with the results of a traffic analysis and traffic impact study which we conducted to determine the impact of traffic in the Graham Road/Ayers Road/Sullivan Avenue area that would result from a new land use of 71 one and two family homes proposed by your office at the southwest corner of the intersection of these roadways. I have now been advised that your plans have been modified such that only 55 units are proposed in the development. From discussions with members of your design team I have found that the proposed access patterns at the revised plans for Graham Village are as described in my report of July 17th. I have also reexamined the ar a to determine if any significant changes in land use or traffic patterns appear evident which would alter the findings in our report of July 17, 1986. I found that the Westview office complex is now complete and functioning and does not have a significant traffic impact on the area. I also observed that the roadway construction in the area between the intersection of Graham and Ayers Road and the five corners area on South Windsor which was under way during our earlier report has now been completed which improves traffic movements on that section of roadway particularly in the area which once consisted of confusing intersections near Foster Road and Sand Hill Road. Our earlier report indicated that 71 living units would produce between 400 to 425 additional traffic movements on area roadways each day with peak hour traffic ranging from 35 to 45. With 55 units instead of 71 proposed earlier our projection of increased traffic in the area would range from 325 to 360 daily trips with peak hour traffic ranging from 27 to 35. Based upon my field inspection and review of traffic operations in the area I have found no situations which would cause me to vary the opinion that I expressed in my letter of July 17, 1986 that the development of 71 residential units in a DA-15 zoning classification would not result in a traffic load which would require new traffic control measures or roadway improvements in the existing system. Certainly with a development of 55 units the impact would be even less than that which I had anticipated earlier and thus it remains my opinion traffic studies traffic engineering traffic planning that the existing roadway and traffic control measures in the vicinity of this site are adequate to accept the traffic increases that would result from the proposed development. Very truly yours, F.A. HSS STH & ASSOCIATES, INC. derick A. Hesketh, P.S. pc: Palmberg & Russo Atty. William Grace PLANNING DEPARTMENT IN-MOUSE REFERRAL FORM Date: l "? TO: Karl Reichle, Mike Gantidc, Mel Stead Fred Shaw Richard J. Sd=fiAr, Chief Ryan, Fire FROM: Marcia A. Banach, Director of Planning The Planning & Engineering Departments have received plans for the following project: C Subdivision Site Plan Residential Commercial Industrial Location: All&,"'Lt , A't� f Project Description: Zew Future Town-owned property involved? i _YES NO (a) X new streets ( existing frontage also) _ (b) new open space/recreation area active passive (c) X new detention area Planning Department comments: .5 5 15 Please let me know by 87 if you will have comments on this application so that I can follow up with your department when I do a Planning Department report. t ^ vim.c. ✓ : e�- 7- Zq s G% C,e,,. Vm A_fie;_ 4 C Y"Ce T-aa ap S-au� • �v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 f�dsoR-Co� AREA CODE 203/644-25n TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, OCTOBER 1 , 1987 THURSDAY, OCTOBER 8, 1987 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING & ZONING COMMISSION Notice is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday , October 13, 1987 , at 8: 00 P. M. in the Council Chambers of the South Windsor Town Hall , 1540 Sullivan Avenue , South Windsor , to consider the following: 1: Application of Southridge Estates , Inc . for a Subdivision of land to create three lots on the west side of Graham Road , A-20 Zone . 2 . Application of Southridge Estates , Inc . for a Zone Change of 23. 41 acres to DA-15 , and a General Plan of Development to be known as Graham Village , located on the west side of Graham Road , north side of Ayers Road , A-20, GC Zone . 3. Application of Home Farm Partnership for a Resubdivision of land to create one building lot , and Site Plan to convert existing building to office building , on the east side of Route 74 (Ellington Road) , RR zone . 4. Application of Ludwig and Marion M. Szeluga for a Subdivision of land to create 21 lots , to be known as Spinners Estates , east side of Lawrence Road , A-30 Zone. 5. Application of Milton B. Bayer for a Resubdivision of land to create three lots located on the east side of Kennedy Road , north of Sullivan Avenue , I Zone . Copies of these applications and maps more clearly defining the properties are on file in the Planning Department of the Town of South Windsor . The application and map for #2 is on file in the Town Clerk' s Office . At this hearing , interested persons may appear and be heard and written recommendations will be received . PLANNING & ZONING COMMISSION Louise C . Evans , Chairman David H. Sorenson , Secretary PLANNING DEPARTMENT IN-HOUSE REFERRAL FORM Date: TO: Karl Reichle, Mike Gantick, Mel Stead, . Richard J. Sartor, Gary Tyler, Fire Marshal Lmminq, John Shemo FROM: Marcia A. Banach, Director of Planning The Planning & Engineering Departments have received plans for the A following project: 1 -� Subdivision Site Plan Residential Commercial ? r C L Industrial .� PU . Location: Project Description: � P Future Town-owned property involved? _YES NO (a) new streets ( existing frontage also) (b) x new open space/recreation area active passive (c) new detention area Planning Department comments: Please let me know by -130 by if you will have comments on this application so that I can follow up with your department when I do a Planning Department report. i , ,1 Ow% f&7 C r T-0 01 `�• G � 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 ��4soR•co AREA CODE 203/644-2511 May 2, 1988 Mr. John M. Moran, Jr. , Chairman South Windsor Inland Wetlands Agency/Conservation Commission 1540 Sullivan Avenue South Windsor, CT 06074 RE: GRAHAM VILLAGE APPLICATION REVIEW - #88-34P Dear Mr. Moran: This application, submitted 4-18-88, is similar to application #492, eliminating lot C, per your letter of 3-15-88. Everything else is the same. I have enclosed the package prepared for the March meeting, they are still applicable. Very truly yours, 5n A. Bowen Davies Deputy Town Engineer CC: Rene Vellieux William Grace, Esquire Michael J. Gantick, Director of Public Works Marcia A. Banach, Director of Planning IWA/CC SC4 T-0�� O-Ps ?d&U&Ot �C, 1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074 S It.co�'` AREA CODE 2.03/644-2511 May 11, 1988 Mr. Richard J. Sartor, Town Manager South Windsor Town Hall 1540 Sullivan Avenue South Windsor, Ct. 06074 Dear Mr. Sartor: At a Regular Meeting of the South Windsor Town Council held May 2, 1988, the following Resloution was approved: BE IT RESOLVED that the South Windsor Town Council hereby authorizes and approves the sale of Town-owned property bounded on the North and East by property now or formerly of Ralph A. Taylor, trustee, on the West by Sullivan Avenue and property now or formerly of Ralph and Mary Hall and on the South by Ayers Road, being approximately .26 acres for the purchase price of $12,000 . 00 in accordance with the Bond for Deed filed in the office of the Town Clerk, however, respecting the performance date the property must be purchased on or before July 31, 1988 and time is of the essence as to this term; and BE IT FURTHER RESOLVED that the form of conveyance of the property shall be by quitclaim deed with no warranties by the Town of South Windsor; and BE IT FURTHER RESOLVED that the Town Manager, Richard J. Sartor, is hereby authorized to execute on behalf of the Town of South Windsor any documents necessary to effectuate said sale in accordance with the Resolution; and BE IT FURTHER RESOLVED that the sale of said property to Southridge Estates, Inc. for the sum of $12,000.00 is approved subject to encumbrances, and restrictions as of record appear, as well as all municipal ordinances and regulations in an "as is" condition with no representation as to use, condition or suitability of land or buildings by the Town of South Windsor; and subject to a Bond for Deed satisfactory to the Town Attorney. -,,Respectfull Denise E. 150-tka Secretary to the Town Council cc: G Spring Veilleux Enterprises O � C V w� 1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06074 !'►'oSolt-co�'` AREA CODE 203/644-2511 May 27, 1988 Mr. Ken Rutledge 281 Hartford Turnpike Vernon, CT 06066 re: Appl. #88-32P Graham Village Zone Change and General Plan of Dev. Dear Mr. Rutledge: Please be advised that the public hearing in the above matter has been scheduled for Tuesday, June 14, 1988 at 8:00 P.M. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue. Signs advertising the hearing must be posted for 10 consecutive days prior to the hearing, and must be clearly visible from the road. Please have them posted by Friday, June 3, 1988. One sign should be placed at the west side of Graham Rd. and a second sign at the corner of Sullivan Avenue and Ayers Road. The signs can be purchased in the Town Hall for $5.00 each. Very truly yours, PLANNING AND ZONING COMMISSION /6 1430'twl . F- "�WIAL Raymond F. Hallowell, Jr. Chairman cc: vPZC File Applicant M. Banach, Dir. of Planning �N aa 4 r T-a apS ?d&"�at o � e u 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 So!co �v AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, JUNE 21 1988 THURSDAY, JUNE 91 1988 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION Notice is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday, June 14, 1988 at 8:00 P.M. in the Council Chambers of the South Windsor Town Hall to consider the following: 1 . P_ppl. #88-32P, Rene Veilleux, for a Zone Change from A-20 ( 23.77 ac. ) and GC ( . 20 ac. ) to DA-15 and General Plan of Development for 23. 97 total acres of land located at corner of Sullivan Ave. and Ayers Rd. ; and corner of Graham Rd. and Ayers Rd. 2. Appl. #88-30P, Ludwick and Marion Szeluga, for a 21-Lot Subdivision of property on the east side of Lawrence Road, to be known as Spinners Estates, A-30 Zone. Copies of the application and maps more clearly defining the properties are on file in the office of the Town Clerk and/or the Planning Department of the Town of South Windsor. At this hearing, interested persons may appear and be heard, and written recommendations will be received. PLANNING AND ZONING COMMISSION Raymond F. Hallowell, Jr. , Chairman Marshall Montana, Secretary • �� w N at,�� y r T 014C S ?A• Z� o � C V �wCd 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 R•co�' AREA CODE 203/644-2511 M E M O R A N D U M June 13, 1988 TO: Marcia A. Banach, Director of Planning FROM: Michael J. Gantick, Director of Public Works 111--lle RE: Engineering Review Graham Village Please find attached the SEA engineering review comments for the subject plans . Before an evaluation of these plans can b e made, additional information must be submitted. 1 . Hydraulic data 2. Road, utility profiles 3. Constrtuc'tion detail sheets 4 . Other information per subdivision regulations Should you have any questions, please contact me. cc: Project file PZC Correspondence File SEA Consultants Inc. May 17, 1988 Engin ers/Architects Principals Arnold B.Goldstein,P.E. Frederick G.Aufiero,P.E. Mr. Michael J. Gantiek, P.E. Robert M.Brandon,A.I.A. Director of Public Works Stephen H.Genbo,P.E. David T.Goodemote,P.E. Town of South Windsor Bruce E.Soule,P.E. 1540 Sullivan Avenue Kenneth M.Stewart,P.E. South Windsor Connecticut 06074 Anthony J.Zu na,P.E. Associates Re: Graham Village Steven L.Bernstein,P.E. g Paul F.Gabriel,P.E. Job No. 88126.25 Mark Gould,P.E. Task Order No. 25 Michael S.Schultz,P.E. Arthur A.Spruch,P.E. Dear Mr. Gantick: Paul C.Ross,P.E. As requested, S E A Consultants Inc. has reviewed the following for the above referenced project: Sheet No. Title Prepared By Dat 1 of 6 Zone Change Map Palmberg & Russo 6-1987 2, 3 of 6 General Plan of Development " 6-1987 4 of 6 Landscape Plan Alan Viets Assoc. 9-1985 51 6 of 6 Open Space/ Recreation Palmberg do Russo 6-1987 Traffic Analysis F.A. Hesketh Report do Assoc. 6-1987 This information was reviewed for compliance with the Town of South Windsor Subdivision and Zoning Regulations dated July 24, 1972 and standard engineering practice. We note-the following: Section 4.6.4.9 GENERAL PLAN OF DEVELOPMENT 1. The plan should be prepared in accordance with a Class A-2 survey. 2. Boundary dimensions along the northern, eastern and southern property lines on the zone change map do not correlate with dimensions given on the general plan of development. e 3. The detention basin slopes at 2:1 are unacceptable for mainte- W Silas Deane Highway nance purposes. Also, the location of the basin may present (203)721-7993 p Wethersfield, 06109-3412 undesirable aesthetics to the development. If the location of 485 Massachusetts Avenue the basin is to remain, a thorough maintenance plan should berovided. Cambridge,MA 02139-4018 p (617)497-7800 Citicorp Park W st 100 Foden Road South Portland,ME 04106-2319 (207)775-2281 LIZA Mr. Michael J. Gantick, P.E. SEA Consultants Inc. May 17, 1988 Engineers/Architects Page Two 4. Preliminary building plans including elevations and floor plans should be submitted. 5. Front, rear, and side yard dimensions should be labeled on the plans. 6. The distance between the first two proposed fire hydrants exceeds the Town's maximum requirement of 500 feet. 7. Hydrological calculations have not been submitted and there- fore the drainage and detention layouts are not part of the review. 8. The number of units contained within duplexes listed under the data block for item B.1. should read 22. Also, item F.3. should denote 7.6 acres. 9. No indication has been provided regarding the impact to the existing utilities. 10. The traffic report indicates that heavy traffic congestion occurs during the morning commuter peak periods in the vicinity of Ayers and Graham Roads and Sullivan Avenue. However, the report indicates that the existing traffic control measures and roadways are adequate to accept the traffic increases which will result from the proposed development. 11. The parcel, if developed under the existing A-20 zone designation, could conceivably contain a maximum of approximately 25 single family residences resulting in a significantly lower impact to the existing t ffic conditions. However,' in order to accurately analyze the impacts, it is recommended that capacity analyses be provided for the intersections of Ayers and Graham Roads with Sullivan Avenue during pre- and post-development conditions. Section 5 AREA, YARD AND HEIGHT REQUIREMENTS Item "C" of the data block indicates a required impervious lot coverage of less than 50%. However, in accordant with Section 5, the maximum coverage permitted is 20%. Section 8 OFF STREET PARKING Item "D" of the data block should contain calculations to support the number of parking spaces indicated. Mr. Michael J. Gantick, P.E. SEA Consultants Inc. May 17, 1988 Engin rs/Architects Page Three If you have any questions, please do not hesitate to call me. Very truly yours, S E A Consultants Inc. JJ es R. Bancroft, P.E. JRB:emf PLANNING AND ZONING COMMISSION 1 JUNE 14, 1988 PUBLIC HEARING / SPECIAL MEETING SOUTH WINDSOR TOWN HALL MEMBERS PRESENT: Hallowell, Sorenson, Evans, Woodcock, Rossi, and Montana (after Item #1) . ALTERNATES PRESENT: Conde (sitting for Montana on Item #1) ; Hart (sitting for Castro) . PUBLIC HEARING 1. Ap 1. #88-32P, Rene Veilleux, for a Zone Change from A-20 (23.77 ac. ) and GC ( .20 ac. ) to DA-15, and General Plan of Development for 23.97 total acres of land located at corn r of Sullivan Avenue and Ayers Road and corner of Graham Road and Ayers Road. Mrs. Montana had disqualified herself from this portion of the public h aring. Mr. Conde was named to sit in her stead. The applicant was represented by Atty. David Hoopes, Engineer Jim LeClair of Palmberg & Russo, and General Manager Joseph Schick of Veill ux Enterprises . Atty. Hoopes began by noting there were 11 duplex and 33 single-family units planned, for a total of 55 units ranging from 1056 to 1800 sq. ft. , all part of a "common interest" community on 23 .97 acres of land. He said there would be 10 three- bedroom units, with the remainder to be two-bedroom units. He distributed copies of a proposed landscape plan, and described th architecture of the units as colonial-style. A small triangular section of land at the southwest area of the property marked as land to be conveyed to Southridge Estates had been approved for sale to the d veloper by the Town Council on May 2, 1988. Atty. Hoopes said th School Board, Police and Fire Departments, and Pollution Control bureau had all forwarded reviews that did not include any major concerns. Utility responses had been favorable, as had the Hesketh traffic review, which saw existing traffic provisions as adequate. Atty. Hoopes closed by stating that 10% of the units would be sold at a pric qualifying for a CHFA mortgage, or $114,000 selling price. Engineer Jim LeClair reviewed site details and size, stating that no floodplain or wetlands by soil type were present. An intermittent wat rcourse was on the site, but drainage concerns had been addr ss d. He cited a density of 2.5 units per acre, and said construction would occur in three phases, beginning at the rear areas to avoid disturbance to other buyers . All units would be serviced by public sewer, wat r, gas, and other utilities, and would have garages. Town Planner Marcia Banach reported as follows: 1. This proposal is for 55 units, 33 of which would be single family and 22 two family (in 11 duplexes) . The proposed project is a scaled-back version of a plan presented to PZC a little over a year ago that contained 71 units and was denied without pr judic . Commissioners at that tim indicated that the units north of the brook should be eliminat d, and this has been done. (A copy of the minutes of th previous denial work s ssion has b en provid d. ) PLANNING AND ZONING COMMISSION 2 JUNE 14, 1988 2. The site data on the plan indicates that there are about 16 .4 "buildable" acres out of the total 24 acres -- 7 .6 acres are slopes in excess of 15%, detention, and watercourses. The allowed density is 3.5 units per acre of buildable land; this application contains 3 .36 units per buildable acre. Overall site density is 2. 3 units / acre. (Note: numbers on Sh et 2 reflect the old 25% wetlands and steep slopes allowance and will have to be modified. ) 3. Proposed impervious coverage is just under 18%, with 50% allowed. 4 . Water and sewer are available. 5. The internal roadway system has been completely designed to Town of South Windsor specifications . The Fire Marshal has requested that all roads in DA-15 developments be constructed to no less than 26' width, and this proposal satisfies that requirement. It is our policy that no driveways / parking are allowed on the principal access drive, and there is one unit with a driveway on the cul-de-sac ending of the principal access -- this unit will have to be modified or eliminated. For smoother traffic flow, it is suggested that the cul-de-sac contain a center island at the site plan stage. 6 . The anticipated traffic impacts are not overwhelming. If 80% of the morning peak hour traffic proceeds south to the Fiv Corners intersection, it appears to be a maximum of about 28 vehicles during morning peak. Vehicles can expect to cont nd with queues on Graham Road at Sullivan Avenue due to the difficult movement left onto Sullivan Avenue during the morning peak. 7 . The new Town buffer regulations effective January 30, 1988 require a 25' buffer along all property boundaries. This requirement is not reflected in the current plans, and there are about seven units which are affected. 8 . Open space is proposed to be provided as passive open space north of the brook. Approximately 8 . 9 acres are provided; 4 .55 acres required. This is consistent with the Commission's recommendation during the previous application process. 9 . It is recommended that sidewalks be installed on one side of the principal streets as well as along the parcel's Ayers Road frontage. 10. Graham Road is about 26' wide along the parcel's frontag . If street improvements are required along Graham Road, large trees will be destroyed. It is recommended that the Commissioners look at the Graham Road frontage prior to d ciding whether to require frontage improvements. PLANNING AND ZONING COMMISSION 3 JUNE 14, 1988 11. The landscaping plan would certainly be a major improvement to the existing gravel pit. The plan is conceptual at this time and would be refined to include landscaping around units at the site plan stage. It should be noted that topsoil will have to be brought in to the site-. 12. Proposed unit sizes vary from 1056 sq. ft. to 1800 sq. fe t. If approved, there will need to be some very careful planning and design at the site plan stage to ensure that the larger units do not overwhelm the smaller units . 13. There are no regulated wetlands on site. There is a small watercourse crossing the northerly part of the site, and IWA/CC approval will be needed at the site plan stage. 14. As far as the merits of this application are concerned, this is a difficult site for a conventional single-family subdivision, for which it is currently. zoned. The site faces an office building to the south and GC zone to the west and south. The site overlooks the rooftop of Sullivan Avenue Plaza -- in short, it's a good location for a transition zon like DA-15. Also, the amount of landscaping required for a DA-15 development is extensive enough to alter the character of the old gravel pit so that it is very presentable, unlike the two-trees-per-lot required for a subdivision. The inclusion of truly affordable units is a definite plus for the site. The Commission may want to keep in mind that the greater the degree of site amenities provided (sidewalks, frontage improvements, recreation, etc. ) , the less affordable the housing will generally be. 13. The Comprehensive Plan depicts this parcel as suburban/rural residential, or 1 - 4.5 units per acre. 14 . When this application was presented in 1986, the Polic and Fire Departments had no difficulty with the proposed road layouts . This plan is simply a scaled-back version of the original plan, with road configuration identical to the original proposal south of the brook. If approved, the following modifications are required by the Planning Department: (1) A-2 Certification. (2) General Plan must conform to current buffer requirements. (3) Site data should reflect the percentage density allowance for unbuildable acreage rather than the 25% allowance shown. (4) Better agreement among- figures used in various calculations. PLANNING AND ZONING COMMISSION 4 JUNE 14, 1988 Ms. Banach reviewed the Engineering comments: 1 . The plan should be prepared in accordance with a Class A-2 survey. 2. Boundary dimensions along the northern, eastern and southern property lines on the zone change map do not correlate with dimensions given on the general plan of development. 3. The detention basin slopes at 2:1 are unacceptable for maintenance purposes. Also, the location of the basin may present undesirable aesthetics to the development. If the location of the basin is to remain, a thorough maintenance plan should be provided. 4. Front, rear, and side yard dimensions should be label d on the plans . 5. The distance between the first two proposed fire hydrants exceeds the Town's maximum requirement of 500 feet. 6 . The number of units contained within duplexes listed and r the data block for Item B.1. should read 22. Also, Item F.3. should denote 7 .6 acres. 7 . In order to accurately analyze the impacts, it is recomm nded that capacity analyses be provided for the intersections of Ayers and Graham Roads with Sullivan Avenue during pr - and post-development conditions. 8. Item "D" of the data block should contain calculations to support the number of parking spaces indicated. No one from the public came forward to speak for or against the application. Commission members were asked to comment. Questions wer asked regarding school bus pick-up; possibility of offering not only small units as affordable housing but larger units as well; control of "affordability" during future resales; plans for adding recreational facilities; buffer compliance; and detention basin / downstream drainage capacities. Mrs. Rossi commented that if the single-story units were without basements, a minimum of 1200 sq. ft. would be required. Atty. Hoopes said in that case there would 'be basements. Mr. Conde reminded the applicant that the intent of affordable housing was not to downscale the unit size to the selling price but rath r to scal down the profit. There was no additional comment. Before closing the public hearing on this matter, Mr. Hallowell asked the applicant to address the buffer requirements and the recreation requirements of the DA-15 zone; and he comet nted that the applicant's affordable housing effort seemed less enthusiastic than that which might be desirable under the DA-15 regulations. VEILLEUX ENTERPRISES, INC. BUILDING AND DEVELOPMENT 675 Oakwood Avenue • Post Office Box 10343 West Hartford,Connecticut 06110 T lephon (203)522-4101 r4 June 23, 1988 JUN 24 1988 South Windsor Raymond F. Hallowell, Jr. Planning & Zoning Umnliasi= South Windsor Planning & Zoning Commission South Windsor Town Hall 1540 Sullivan Avenue South Windsor, CT 06074 Re: #88-32P Graham Village Dear Ray: We wish to withdraw our application of the above project at this time. We appreciate the imput of the Commission and town staff. Further study and information will be necessary before resubmission. Thank you. Sin rely, J h P. Schick c M. Banach, Dir. of Planning Cohn & Birnbaum ,t,t _ ~ � 0-)eS �• e � 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 R.0 AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, JULY 16, 1988 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION At its July 12, 1988 meeting, the Planning and Zoning Commission voted to take the following action: 1. Approve, with modifications, Appl. #88-15P, Royal Windsor Development Corp. for a Special Exception to Article 4 . 1 . 8 .f . of the Zoning Regulations for a 560-bed adult care living facility to be known as Roncalli at South Windsor, located on the east side of Avery Street, RR Zone. 2. Approve, with modifications, Appl. #88-30P, Ludwick and Marion Szeluga, for a 21-Lot Subdivision of property on the east side of Lawrence Road, to be known as Spinners Estates, A-30 Zone. 3 . Approve, with modifications, Appl. #88-61P, Thomas Welles, for a 1-kuth fandZo sion of property at west side of Avery Street s ebub Road, A-30 Zone. 4 . Deny App ne Veilleux, for a General Plan of Developm Change to DA-15 for property at the corner oAve. and Ayers Road and at the corner of Graham Road and Ayers Road, A-20 Zone. Dated at South Windsor, Connecticut this 13th day of July, 1988 . PLANNING AND ZONING COMMISSION Raymond F. Hallowell, Jr. , Chairman Marshall Montana, Secretary a A 041 M sE�t O-Ps �. „ U s " 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 AREA CODE 203 644-2511 SOR•CO / 7 July 20, 1988 .0� kf Oil Mr. Rene Veilleux Cq rL 675 Oakwood Avenue a� West Hartford, CT 06117 V� re: Appl . #88-32P - Graham Village DA-15 Zone Change and General Plan Dear Mr. Veilleux: Please be advised that the Planning and Zoning Commission voted on July 12, 1988 to reject your request for withdrawal of the above- referenced application. The Commission also voted on July 12, 1988 to deny the above- referenced application for a zone change to DA-15 and general plan of development. The Commission was not satisfied with the location and design of the detention basin and driveways on main access roads . Also, the Commission did not feel that any safeguards were presented to ensure that the affordable housing would remain affordable. Very truly yours, PLANNING AND ZONING COMMISSION R and F. Hallowell, Jr. C airman cc: M. Gantick, Director of Public Works F. Shaw, Supt. of Pollution Control J. Collins, Chief Building Official E. Belleville, Assessor W. Lanning, Fire Marshal M. Banach, Planning Director Registrar of Voters Inland Wetlands Agency/Conservation Commission wma PZC File Arch. /Engineer Applicant Complete Items t and Z when additional services are desired, and complete Items 3 Pvt r address In the"RETU RN TO"Speee on the reverse side. Failure to do this wNl prevent this ' send being returned to you Tte retum WSW fee wul WMIds vSW ft MU 14 ths MMW For addMonel Tees the fenowing services are evenme.Consuft for additional service(s)requested. 1. Shew to whom PIMIN a a _1end addressee%addresr. 3. © ReeWobd Delftwy Addtrssssd to: 4. Ardele hw6ar At Or Of Oe7wi9OzD gnof •„ +�t 13 CbD 41vj O.W. vtoo o Ewm w, AMwwo obtain dgnature of addreow ' or pant and QA3M DELIXERE G. Signature—Addrum S. Adelrassaa't Address(eft Y X requested laid fee pddl !1. itursh ASant X y. Dam d1l" p8 Pei 3011,Mar.1987 ,r kmaR w.treats DOMEBTIC RETURN RERIPT D. C� UNITED STATES POSTA ISERAtW <s C:) � OFFICIAL BUSIN !S JJi SENDER INSTRUCTI S/, Pint your name, addre�p Code in the space below. Complete items 1,2,3,and 4 on the reverse. Vim® • ;Attach to front of article if space permits, otherwise a!!*e,2kback of article. PENALTY FOR PRIVATE • End rse article r ipt USE,$300 Requested" n n RETUR Print Sender's name,address,and ZIP Code in the space below. cam. CV iay,'>6 ex - �� �� a�J�Li✓fin/®'7`v� o���� e7— S &ti VEILLEUX ENTERPRISES, INC. BUILDING AND DEVELOPMENT 675 Oakwood Avenue • Post Office Box 10343 • West Hartford,Connecticut 06110 • T lephon (203)522-4101 RECEIVED August 16, 1989 AUG 18 1989 SD. WINDSOR PLANNING DEPT. Town of South Windsor 1540 Sullivan Ave South Windsor, cT 06074 ATTN: Planning and Zoning RE: Graham Village Ayres and Graham Rds Dear Sir/Madam: Please consider this letter a formal request to include the above captioned project on the earliest agenda in September for zone change from A-20 to DA-15 . Sincerely, V REne Veilleux President, Veilleux and Son Builders, Inc.