HomeMy WebLinkAboutRESUBDIVISION 2 LOTS (DENIED) PLANNING AND ZONING COMMISSION
The Commission will officially receive applications
,application No . 0 at either Special or Regular meetings provided they
Received were submitted to the Commission Chairperson, Secret
Action o Puolic Hearin b
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 Meet
jRece ip t No . p� I will be acted upon ac that meeting.
'� PPLICANT : Samuel sisiskv -
ADDRESS : 16 Nautilus Drive, Groton Long Pt. 06340 TELEPHONE 1-536-2251
CI�WIv'ER OF RECORD ON LAND RECORDS : Same
ADDRESS . Same
t_ L E T E r ��C A T I O N O F P R O P E R T Y : 2 Lots; one at west end of Greenfield
Dive: one at- west end of Farmstead? prim - -
ZONE A-20
`T,-%,ME , ADDRESS & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED : Emil W. Lucek Lucek Engineering Associates
490 Buckland Road South Windsor TELEPHONE 644-0550
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING )
Zone Change to (public hearing re )
Filing for Subdivision
Subdivision (public hearing required)
3 . Filing for Open Space
g '+ . Filing for Resubdivision (public hearing required )
5 . Special Exception to Article (public hearing required )
o . 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 )
3EFORF IT IS RECEIVED BY THE PLANNING & ZONING COMMISSION .
Owner
Applicant/
PLANNING AND ZONING COMA?ISSION
TOWN OF SOUTH `41NDSOR
Fee Schedule and Policv
An 3oplication processing fee of 525 per lot (S50 minimum) is required
3r : Subdivisions , resubdivisions , and open space subdivisions .
,. applicacion processin: fee of . 50 is requiLeu or . �hange of Zone ,
zoning amendment, Special Exception, and Earth Removal or Land Filling
,doe ra t ions .
3 . An application processing fee of $25 is required for Site Development
?lans, except: where new buildings/additions/renovations of 2 ,000 s . f .
r more are proposed, said fee sha11 be S50; sai4 fee shall be 3500
,:or Site Development Plans in the Designed Commercial Zone ; $50 plus
35 per dwelling unit for Adult Housing ($500 minimum) .
j . an application processing fee of $10 per acre ($300 minimum) is required
,)r a Change of Zone/General Plan of Development in the Designed
Commercial Zone .
5 An application processing fee of $L00 is required for a Change of Zone /
,eneral Plan of Development in the 'Aulti-Famil;: or DA-1; Residential zones; or
nor a Special Exception/General Plan of Development for adult Housing
1 . .',n application processing fee of S50 plus >5 per dwelling unit is
required for a Special Exception/Site Plan of Development in the `Iulti-
7a:,i1y or DA-15 Residential zones (S500.00 minimum) .
7 . Application processing fees are non-refundable after the application
lias been officially received by the Commission . application processing
fees nay be returned prior to the application ' s official reception
Provided a letter of withdrawal , signed by the applicant , has been
suomitted to the Commission prior to the meeting at which said applica-
tion is scheduled to be officially received .
� . Applications unaccompanied by the required application processing ree
are incomplete , and as such may be returned to the applicant and
-a-noved from the Commission ' s agenda .
� . lete applications and required fees shall he submit te' at 1e.ist
Fourteen (14 ) calendar days prior to the Regular or Special 'lee ting
at which it will be received .
1_0 . Fees for a previously denied application shall not apply to any
subsequent application. However , when a subdivision, resubdivision ,
or ipen space subdivision application has been denied within the
preceding 12 months or approved for fewer lots than requested , ana a
new application for the subject tract is submitted by the same 3ppl :-
canc , then the fee for the new application shall be a minimum of S50
Plus $25 for each lot above and beyond the number of lots contained in
the earlier application.
A fee of $S per sign is required for signs to he posted by the
soalicant on the subject property.
Other Fees : Subdivision Regulations - 33.00; Zoning Regulations - 5- 00 ;
"a:: ing `lap S1 .00 ; fees for ocher documents -s -is dp ,prmined by the
:C,rimission .
3 11l checks shall be made payable to "Town of South Windsor . "
4/10/34
12/4/34
3
CHECKLIST
REQUIRED INFORMATION
SUBDIVISIONS & RESUBDIVISIONS
This checklist must be signed by plan preparer (P .E/L. S) declaring
that all required information is provided . Items 1-5 are required
for all applications ; Items 6-9 required where appropriate .
Check mark for each item supplied.
1 . On each sheet for plans or maps , title block with the
following information:
a . Name and address of subdivider.
b . Name and address of Land Surveyor or Professional
Engineer .
C . Name of subdivision.
d . Date when drawings were made.
North arrows
2 . Key Map - An overall map drawn to a scale of 1 inch
equals 200 feet , which can be used as an overlay on
Metropolitan District Maps . This map will show the
overall design of the subdivision and will include:
a. Layout of streets with names
V b . Layout of lots and lot numbers
yo C. Open space land
vooe d . Arrows indicating general direction of drainage
✓ e. Lines indicating sanitary sewer system flow
T
f . Total acreage of subdivision
g . Total number of lots
h. Names of surrounding property-owners , and
properties within 500 feet of the site
3 . Plot Plan: A layout map of the proposed subdivision
drawn to a scale of 1 inch equals 40 feet on either of
the following size sheets - ( 1) 25" X 37" with a 3/4"
ruled margin ; ( 2) 15" X 24" with a 1/2" ruled margin -
containing the following data:
�3LR
Page 2 (Subd . & Resub . )
a . Distance and bearings of all boundary lines .
b . Lot layout numbers , square footage of all lots , and
all lot dimensions. Iron pins to be shown at all
lot angle points . Lots should not be fragmented
onto separate sheets except where size is
prohibitive .
C . Proposed streets and street lines with center line
stations , and curve data .
d . Building lines in accordance with zoning
regulations .
e . Easements , noting grantors , grantees , and purpose .
f . Proposed names of street .
g . Names of abutting property-owners.
h . Monuments will be indicated at corners and angles
of all streets and at all points of curvature and
tangency . In areas accessible to Metropolitan
District Commission points , or other coordinated
points , the monumented points within proposed
subdivision shall be coordinated . These
coordinates shall appear in tabular form on the
plot plan . The accessibility of these MDC points
shall be determined by the Town Engineer .
i . All open space reserved for parks , playgrounds , or
other common or public uses shall be indicated .
j , A-2 Certification ; P .E. /L. S . Seal .
k . Traffic control signs and pavement markings
required by Traffic Authority .
4 . Topographic Map : A map drawn to a scale of 1 inch to
40 feet on sheets not exceeding 25 inches by 37 inches
including ruled margins and shall , in addition to the
requirements of the plot plans , show the following :
a . All existing and proposed buildings .
b . Curb lines and pavement width , sidewalks.
-� C. Existing and proposed sanitary and storm sewers, if
any .
d . Existing and proposed water and gas main systems .
e . Present wooded areas indicated by a "foliage line" .
Any individual trees to be saved should be shown.
f . Existing and proposed contours shall be shown at
not less than two-foot intervals ; but in cases of
relatively level land , the contours shall be
one-foot intervals .
Page 3 ( Subd . & Resub . )1 s' LAD,
g . Proposed storm drainage system showing all catch
Y g
basins , endwalls , manholes , lengths , and sizes of
pipes . (Minimum distance between catch basins
shall be 300 feet and minimum size of storm drain
lines shall be 15 inches . )
1✓ h . Connections of all springs into proposed storm
drainage system as needed .
i . Location and indications of existing brook r
channels , and 100 year flood limits.
V j . A-2 Certification ; P. E. /L. S . Seal
k . Regulated wetlands and P
r 100- ea flood lain or note
Y
that site `contains none .
% 5 . Drainage calculations - Zero Runoff Increase per
attached guidelines .
i
6 . Plans and Profiles : A plan and profile of the proposed
streets drawn on plan/profile paper of scales 1 inch to
40 feet horizontally and 1 inch to 4 feet vertically on
sheets not exceeding 25 inches by 37 inches including
ruled margins and containing the following :
a. Layout of streets in sections coordinated by
stations with the profile .
b . Street plan showing roadways , drainage and partial
lot lines .
C . Sight line at street intersections .
d . Profile of roadway showing existing and finished
grades . Roadway profile will show all tangent grade
and all vertical curve information .
✓ e . Profile will show all catch basins and all drainage
lines between catch basins with all invert and top
of frame elevations . Drainage lines will be shown
and described as to material .
f . Typical/critical cross-sections where grading is
outside street right-of-way or is at street
right-of-way .
g . Where any storm drainage line discharges into an
existing brook , sufficient profile of this brook
will be shown to determine conditions.
h. Metropolitan District Commission datum shall be
used on all subdivisions accessible to controls .
The Town Engineer shall , based on standard
engineering practices , determine the accessibility
of these controls.
r
Page 4 ( Subd . & Resub . ) st"DI I—A 0 MCAAA—
• lel-o cP 1� " 4-�,3 z�
is F-r.ofiles shall show all sanitary sewer lines and
manholes , including elevations , sizes , lengths , and
slopes of pipes . Top of foundation elevations for
houses shall be shown.
Irl 7. Traffic Report
'01AL 8. Open Space Site Improvement Plans : For subdivisions
which require a provision for open spaces , a plan which
contains data for site improvement may be required .
This map shall be drawn to a scale of 1 inch equals 20
feet.
9. Sanitary Report : Where individual sanitary sewage
disposal systems are proposed , the final plans shall
include a Sanitary Report certified by a Professional
Engineer . The report shall demonstrate the feasibility
of the proposed individual systems . The report should
deal with the area as a whole , discussing the following
points ;
✓ a. General nature and
development of surrounding area.
b . Topography and natural drainage pattern .
C. Subsurface conditions as shown b
y subsurface
investigation , including soil absorption
characteristics, ground water level conditions,
ledge rock, and general nature of soil .
✓ d . General description of type of development
YP p t
contemplated - noting type of house , number of
bedrooms per unit , etc.
e. Detailed description of proposed sanitary sewage
8
disposal facilities, indicating sizes for various
ground conditions, materials to be used , and
general layout pattern to be used, etc .
AOIA=-I- f . Special precautions that may necessary to
y
provide proper functioning of the proposed disposal
systems.
g. Map of general area with locations of all tests
shown on proposed lot layouts.
✓ h. Flood heights of any nearby streams brooks or
rivers .
i. Test results and engineering evaluation per Section
3, 2.a(6) .
All information required above is included in this application at the
time of submi on.
PL IrREPARER (P.-E. /L.S . ) t DXTE
November, 1987
40
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR.�oe�� AREA CODE 203/644-2511
M E M O R A N D U M September 29 , 1987
TO: Marcia Banach, Director of Planning
FROM: Michael J. Gantick, Director of Public Works A; F
SUBJECT: RESUBDIVISION - SOUTH WINDSOR HEIGHTS
LOTS 612A, 632A & 632B - SAMUEL M. SISISKY
Please be advised that this Department has reviewed the subject
plans dated September 22 , 1987 prepared by Lucek Engineers
Associates , Inc. , and the following comments are noteworthy:
Lot 612A
1 . Existing utilities should be shown on plan (water connection
to house) .
Since there are no sewers in the area, the feasibility of
on-site wastewater disposal must be determined (Town Sanitarian) .
Lots 632A & 632B
1 . Section 2 . 5 . e, as amended, requires a 55 foot radius for a
dead-end street--only 50 foot shown.
2 . No proposed grades have been shown relating to:
a) foundation elevation
b road grading
i> spot grades on cul-de-sac needed
3 . Slope rights may be required from Lot 230 and/or Town of
South Windsor in order to build the cul-de-sac as proposed.
-4•, Existing utilities (sewer) not shown.
4-r- Existing storm drainage pipes/structure not shown.
Proposed grade of cul-de-sac (8%) would make access/winter ►:
mainten
ance difficult. Would recommend 3% grade.
Sewers are available at the intersection of Brook Street and
Farmstead Drive, (at elevation 149 . 44) ; however, it may be
difficult to flow via gravity from the proposed houses . Cannot
PCA be definitely determined until foundation elevation established.
Water supply 1 to the proposed houses would be by on-site wells and
8 .
A,✓ requires the Town Sanitarian ' s review.
9 . No outlet structure has been shown for the proposed drainage
system. Detail on rip-rap outlet channel needed.
t-&-. D.R.O.W. shown on plot plan should specify grantee .
11 . Grades along both lots appear to be in excess of 15% grade,
per Section 5 .3 .b of Zoning. Regulathiio s •
1 Guiderail needed at cul-de-sac.- l �s
Drams �t, �.t
4&046"o
ou av n u stions regarding ttheVabov
Should yY qImral tter , please feel
free to c o n t c t me. ��'�,C' a & r T F Ca mow-
tn�M si�
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1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074
OR•co AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, MARCH 3, 1988
THURSDAY, MARCH 10, 1988
LEGAL NOTICE THURSDAY , MARCH 17 , 1988
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, March 22 , 1988 at 8:00
P.M. in the Council Chambers of the South Windsor Town Hall to
consider the following:
1 . Application of Irene E. Guay for a Conventional Subdivision
of 18 lots to be known as Cliffwood Estates, on 17 .5 acres
of land located east of Lawrence Road, north of Cliffwood
Drive, A-30 Zone. G /�
2. Application of S uel Sisis r a Resubdivision of land
to create 2 lot : one at the.,-vest end of Greenfield Drive;
one at the west end of Farmstead Drive, A-20 Zone.
3 . The public hearing scheduled for Item 3, Capuano Builders and
Developers, regarding Governors Square Lot #14 , southeast
corner of Governors Highway and Connecticut Avenue, has been
CANCELED.
Copies of these applications and maps more clearly defining the
properties are on file in the office of 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
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1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
��osoR•co� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, MARCH 31 1988
THURSDAY, MARCH 101 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, March 15, 1988 at 8:00
P.M. in the Council Chambers of the South Windsor Town Hall to
consider the following:
1 . Application of Irene E. Guay for a Conventional Subdivision
of 18 lots to be known as Cliffwood Estates, on 17 .5 acres
of land located east of Lawrence Road, north of Cliffwood
Drive, A-30 ' Zone.
t::!P, c) 9-C
2. Application of Samuel Sisisky for a Resubdivision of land
to create 2 lots: one at the west end of Greenfield Drive;
one at the west end of Farmstead Drive, A-20 Zone.
3 . Application of Capuano Builders and Developers for a Site
Plan of Development and Resubdivision of land at the
southeast corner of Governors Highway and Connecticut
Avenue, to be known as Lot #14 - Governors Square Business
Center, IP Zone.
Copies of these applications and maps more clearly defining the
properties are on file in the office of 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
Lucek Engineering Associates, Inc.
Consulting Engineers & Land Surveyors
490 Buckland Road
South Windsor, Connecticut 06074
Enid W. Lucek, PE, LS Telephone (203) 644-0550
March 8, 1988
TO: Mike Gantic �
F'ftG1M: Emil Lucek
SUBJECT: South Windsor. Heights: Resubdivision . .
On Friday, March 4; Marcia Banach gave me a copy of the attached
letter from you to her regarding the subject. She said that the "circled"
items were matters you are concerned about with the revised plans I
submitted some time ago.
I would like to address each item in order:
Lot 612A
2. Septic System feasibility: attach herewith is a copy of
the 'IbFwn Sanitarians Soil Test Logs and his approval of
this lot for a Septic System.
Lot 632A
2c Spot grades have been added to the topographic plan
3. Topographic Plan clearly shows that slope - rights are
not needed. Max slope is 3 to 1
6. Grade of Cul-de-Sac has been reduced to 4%
7. Feasibility of gravity sewer flow.
A tentative finish floor of a proposed house has been set at
elevation 166.5. Basement floor would be 158.5 f. The sanitary manhole
in the cul-de-sac has a flow line of 155.5: giving 3' of pitch for
gravity sewer flow. (Lateral length = 120f giving 2.5% grade)
S. Water. supply: Sanitarian had advised that well is feasible
12. Guardrail: Note added to plan
Lot Grading: Grading shown is conceptual. Lot would lend
itself nicely to walk-out basement at west end
of basement.
Please review the comments. Public hearing is scheduled for
Tuesday March 15, 1988.
s,
cc Marcia Banach
Emil
cmp I S -4kC. Cat). 1, ic. A. ����-- Ce.-
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s 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
AREA CODE 203/644-2511
March 10, 1988
Lucek Engineering Associates
490 Buckland Road
South Windsor, CT 06074
Attn: Mr. Emil Lucek
re: Appl. #88-004 South Windsor Hts.
2-Lot Resubdivision
Dear Mr. Lucek:
Confirming today's notification call to your office, the public
hearing in the above matter has been scheduled for Tuesday, March 22,
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 roads.
Please have them posted by Friday, March 11, 1988. One sign should
be placed at the northwest portion of the Greenfield Drive cul-de-
sac; the other at the northwest portion of the Farmstead Drive cul-
de-sac.
The signs can be purchased in the Town Hall for $5. 00 each.
Very truly yours,
PLANNING AND ZONING COMMISSION
David H. Sorenson
Vice Chairman
cc: Applicant
PZC File
PLANNING AND ZONING COMMISSION 1 MARCH 22, 1988
PUBLIC HEARING / REGULAR MEETING SOUTH WINDSOR TOWN HALL
MEMBERS PRESENT: Hallowell, Rossi, Evans,
Montana, and Woodcock
ALTERNATES PRESENT: Nadel (sitting for Castro) ; Hart;
and Conde (sitting for Sorenson) .
PUBLIC HEARING
1. Application of Irene E. Guay for a Conventional Subdivision
of 18 lots to be known as Cliffwood Estates, on 17.5 acres of
land located east of Lawrence Road, north of Cliffwood Drive,
A-30 Zone.
Atty. Michael Lanza and Engineer Dan McIntyre of Lombardi associat s
represented the applicant. After a brief introduction by Atty. Lanza,
the project was reviewed by Mr. McIntyre, who included an item-by-item
discussion of points noted by Michael J. Gantick in a Town engin ring
memo dated January 20, 1988.
Town Planner Marcia Banach read her report:
1 . Total parcel is 18 acres and comprises 18 lots in an A-30
Zone. Smallest lots are just over 30,000 sq. ft. ; larg st
lot is almost 54,000 sq. ft. Proposed roadway system will
have two entrances from Lawrence Road and will connect into
MountainView Estates and into Spinner's Estates to the south
(should the latter be approved in the future) . The roadway
system functions independently of Spinner's Estates. Town
Staff feels that the interconnection between MountainVi w
Estates and this subdivision is a vital 'interconnection,
since subdivision activity in Ellington has precluded the
extension of Lawrence Road into Ellington. Also, Staff has
not recommended extending Cliffwood Drive because the
benefits do not appear to outweigh the disadvantages to the
residents.
2 . Public sewer and water are available. WPCA approval for
sewers is required, and a copy of the plans should be sent to
the Vernon WPCA for their information. The Superintendent of
Pollution Control has indicated that the sewer on Kim Lan
should be extended to the middle of the intersection of Kim
Lane and Lawrence Road and end at a manhole. If approved,
final as-built drawings should show location of laterals.
3. There are regulated wetlands on the site. This application
is pending with IWA/CC.
4 . It is recommended that sidewalks be installed on both sides
of the new streets, and these are shown on the plans.
Residents have requested that sidewalks not extend to
Lawrence Road.
PLANNING AND ZONING COMMISSION 2 MARCH 22, 1988
5. There is no op n space requirement, since there are fewer
than 25 lots .
6 . All lots as proposed appear to conform to Town regulations
and contain 10,000 sq. ft. of contiguous buildable area.
7 . CRCOG was notified of this subdivision and had no comments .
It approved, the following Planning Department modifications are
requested:
( 1) On converging lots, frontage is measured halfway up the
[minimum required] depth of the lot -- not at the building
line. Check all converging lots for compliance.
( 2) Lot 11 should have two front yards and two side yards.
Ms . Banach next read the Town Engineering Review:
1. Iron pins should be set at all property corners. Monuments
are to be set at all open space/property line points.
2. The soils indicated in the roadway area are poorly suited
for road subgrade and road fill. Therefore the roadway will
necessitate soil testing to determine the required pavement
structure in addition to the minimum Town standards.
3 . The plan view depicts the sidewalks in the middle of the area
between the edge of pavement and street line. Sidewalks are
to be installed per the typical detail shown with the sidewalk
constructed one foot from the street line and showing handi-
capped access (to allow for a maximum snow shelf between the
road and sidewalk) .
4 . The sanitary sewer should be extended to Lawrence Road at
the intersection with Kim Lane.
5. Additional construction detail is needed for the reconstruc-
tion/matching of centerline profiles as proposed for Spinner' s
Run and Kim Lane at the Lawrence Road intersections.
6 . Lot to lot drainage is to be addressed showing typical grading
and near zero increase from lot to lot.
7 . Cross-sections needed at existing R.O.W./properties accessing
from Lawrence Road (for Kim Lane and Spinner' s Run) .
8 . Slope rights to be indicated for all road grading improvements.
9 . Overflow spillway onto Kevin Lane from detention basin is not
acceptable. Overflow into 100 year structure should be designed.
10. Head/end wall design to be used for detention basin inlet/outlet
structures.
PLANNING AND ZONING COMMISSION 3 MARCH 22, 1988
11. Guide railing should be used on Kevin Lane along embankment
areas (RB-1) .
12. Sewer manhole to be built at end of line for future connection
to Cliffwood Drive. Plug both ends.
13 . How will gutter flow at north west intersection of Kevin Lane
and Natsisky Farm Road?
14. What spec is referenced for the road/underdrain detail?
Concern regarding location (horizontal and vertical) of drain
relative to the conditions of the soils indicated. Locations
and spec should be addressed.
15 . Gravel base detail for riprap pads to be defined to insure
reverse filter design.
16 . Locate detention basin inlet to minimize wet basin condition.
17. Has permission been granted by Dart Hill Realty, Inc. for the
applicant to make proposed project improvements to detention
basin and associated areas?
18 . Project design should consider alternative roadway should
Spinner' s Estates not be built. As per plan grading/slope rights
would appear to be necessary to construct station 11+00± on
Spinner' s Run.
19 . Location/discharge of footing and roof leader drains should be
shown on plans.
20 . Construction of Kevin Lane would be subject to appropriate
Form 813 specs (concern for data effect of roadway) .
New Item 21 : Drainage off existing Lawrence Road properties onto
Lots 1 through 4, 6, and 18 should be addressed
(ground and surface) .
Ms . Banach reviewed relevant portions of the S E A report:
PLOT PLAN
e) All drainage and sanitary sewer easements should be
shown as proposed, dimensioned and in favor of the
Town of South Windsor.
PLANNING AND ZONING COMMISSION 4 MARCH 22, 1988
Section 4.13.2.4 TOPOGRAPHIC MAP
b) Label curb lines and pavement widths.
g) Proposed storm drainage and sanitary sewer systems
showing all lengths, slopes and pipe sizes should be
indicated on the plans.
Section 4.13.2.5 PLANS AND PROFILES
c) Existing and proposed roadway grades should be shown
at each 50-foot station on the profile.
d) All catch basins and storm manholes should show invert
and top of frame elevations on the plans and profiles.
All drainage lines with lengths, sizes and slopes should
be shown on plans.
g) All sanitary sewer lines and manholes with elevations,
sizes, lengths and slopes of pipes should be indicated
on plans and profiles.
GENERAL COMMENTS
1. A legend indicating proposed sanitary sewer and storm
drainage systems should be included on the Key Map.
2. The horizontal geometry of Kim Lane is unacceptable
in accordance with Town standards. The engineer has
designed three consecutive reverse curves without
providing tangents. The Town's policy of a minimum
tangential distance of 100-feet between reverse curves
should be implemented. Also, a reverse curve exists
on Spinner's Run.
3. The proposed drainage easement on Lot #11 should be
shown on the plot plan.
4. The proposed 8" water main should be included in the
legend on the Topographic Plan.
5. The "Al" for the catch basin at Station 10+40LT should
be corrected to read "0.04511. Adjustments should be
made to the inlets that are effected by this change.
6. The engineer has not provided gutter flow analyses or
storm sewer design calculations at the following
locations:
KIM LANE:
Gutter Flow Analysis - Sta 0+05 Rt
Storm Sewer Design - Sta 2+85 Rt
Sta 5+55 Rt
Sta 8+00 Rt
Sta 10+00 Rt
PLANNING AND ZONING COMMISSION 5 MARCH 22, 1988
SPINNER'S RUN:
Storm Sewer Design - Sta 5+70 Rt
KEYIN LANE:
Storm Sewer Design - Sta 1+25 Rt
Also, the engineer has not included roadway flow (C=0.9) to the
following catch basins:
KIM LANE: - Sta 5+55 Rt
8+00 Rt
10+00 Rt
SPINNER'S RUN: - Sta 5+70 Rt
10+40 Rt
11+30 Rt
7. The proposed catch basins along Spinner's Run at
Stations 8+80 and 10+40 are mislabeled on the
topographic plan.
8. The engineer has indicated in the detention analysis
that slight increases in low frequency storms will occur
due to conservative unit hydrographs. The discharge
summary indicates increases of 4.5 efs and 3.4 cfs will
exist for 2-year and 10-year storm frequencies,
respectively. It is recommended that the engineer
investigate the use of an outlet structure that will
maintain zero net increases during 2, 10, 25, 50 and
100-year storms.
9. The proposed sanitary manhole at Station 6+0 Spinner's
Run should have an outside drop.
10. Sight line distances at Spinner's Run and Lawrence Road
and Kim Lane and Lawrence Road should be checked
for adequacy. The engineer should provide additional
topography, existing utilities and vegetative
characteristics at these locations.
In response to Chairman Hallowell's invitation to the public to speak,
Mr. Jim Gerrity, 278 Lawrence Road, came forward to request that
sidewalks be held short of Lawrence Road in order to help preserve the
rural appearance of the area.
Roger Hildebrand, 43 Cliffwood Drive, commented that he had previously
brought up the long-standing problem of water and dampness in the area
and hoped that the Commission would address this problem when a
PLANNING AND ZONING COMMISSION 6 MARCH 22, 1988
decision was mad .
Brad Sylvester, Lawrence Road, asked if sewer installation was plann d
along Lawrence Road. Mr. Hallowell responded that this matter would be
under the jurisdiction of the sewer commission at an appropriat tim ,
and suggested also that Mr. Sylvester attend the Inland Wetlands Agency
meeting regarding this site.
Commission members asked a number of questions regarding the location
of th detention basin, its capacity, direction of flow in and out of
it, and whether it would adequately handle the water and runoff that
had often been cited as problems by area residents. Mrs. Montana asked
that tree preservation be better addressed and delineated on the
drawings. Also questioned was the relationship of the 90 x 90 square
to some of the wetlands as well as to the street and/or building line,
the direction of lot-to-lot runoff, and the impact on the wetlands of
roof drainage systems.
On final speaker from the public came forward to cite recurrent wat r
probl ms in her yard, after which the Chairman declared this portion of
the public hearing closed.
2 . Application of Samuel Sisisky for a Resubdivision of land to
create 2 lots: one at the west end of Greenfield Drive; one
at the west end of Farmstead Drive, A-20 Zone.
Engineer Emil Lucek was present on behalf of Samuel Sisisky. Mr. Lucek
bri fly reviewed the history of and revisions to this application,
which had been downsized from three lots previously proposed to two
lots currently proposed.
Town Planner Marcia Banach reported as follows:
1 . PZC denied the application for a 3-lot subdivision on th
subject property in November 1987 . The present application
reflects a modification from three lots to two lots -- on at
the end of Greenfield Drive, and one at the end of Farmstead
Drive, both A-20 Zone.
The Greenfield Drive lot was originally proposed to be 27,500
sq. ft. but would have had only 52' of frontage on a Town
road. The last page of the drawings reflects a proposal by
the applicant to increase the Town right-of-way in order to
obtain the required 90, of frontage on a Town road. Under
this proposal, the lot area would be 25,600 sq. ft.
2. There is no public sewer in Greenfield Drive, so on-site
sewage disposal would be required. The Town Sanitarian has
indicated that the soil is suitable for subsurface disposal,
and -- provided all the necessary separating distances can be
maintained -- subsurface disposal is feasible on this lot.
3 . There is public wat r in Greenfield Drive.
PLANNING AND ZONING COMMISSION 7 MARCH 22, 1988
4 . There are no regulated wetlands on this lot. Conservation
Commission approval will be required if PZC approval is
granted.
5 . There is a 25' utility easement along the east boundary which
was included at the Town's request for future utiliti s
extension.
6 . The proposed lot on Farmstead Drive is 38,500 sq. ft. Th
applicant is proposing an extension of Farmstead Drive into a
cul-de-sac -- there is currently no cul-de-sac at the end of
Farmstead Drive. The proposal as presented requires slope
rights from the Town and would require Town Council action.
In the previously-denied application, the cul-de-sac was
designed with an 8% slope, which was unacceptable to our
Public Works Director; this proposal reduces the cul-d -sac
slope to 4% through filling. There is an extensive amount of
regrading required for this lot.
7 . There is no public water. at this site; a well would be
required.
8. There are no regulated wetlands on this lot.
If approved, the Planning Department has no required plan
modifications.
Ms. Banach reviewed the Engineering comments:
Farmstead Drive
1 . There is a natural drainage channel along the east side of
the proposed house which should be intercepted south of th
house rather than north of the house.
2. The Town does not want to have a drainage easement over the
yard drain off the edge of the cul-de-sac right-of-way.
3 . The Public Works Director does not agree that there are no
slopes in excess of 15% in the 90 x 90 buildable square as
shown.
4 . A specification must be provided for the proposed guide rail
along the edge of the cul-de-sac -- RB-1 with anchors.
Greenfield Dr.
No Engineering comments.
Chairman Hallowell invited the public to comment. No one came forward
in support of the application.
Virginia Graney, 21 Gr nfield Dr. , qu stion d ownership and tax status
of the land and conformanc of the application with Town regulations
PLANNING AND ZONING COMMISSION 8 MARCH 22, 1988
governing submittal procedures, lot frontages, and septic systems.
Dave Groebel, 115 Greenfield Drive, cited runoff and septic problems as
problems experienced on his property. He voiced his concern that the
proposed lot configuration might exacerbate these problems and detract
from the aesthetics of the area.
Sandy Bender, 96 Greenfield Drive, noted similar concerns and added
that the applicant's tax problems should not be a consideration during
review of this application. She asked that the application be denied.
Alex Georgeadis, 105 Greenfield Drive, echoed earlier reservations
about the conformance of the application with Town regulations. He
presented photographs and a short film of erosion experienced when the
area was built up to document the type of water problem he felt had
contributed to septic problems.
Sylvia Georgeadis, 105 Greenfield Drive, raised a question about the
impact of the 25' easement upon the 90' frontage. Mr. Hallowell
answered that the property owner owns the property even though there is
an easement on it.
Commission members asked about the reasons for the earlier denial and
the location of the previously-proposed third lot. Mr. Hallowell
answered that slopes, drainage, and septic problems were among the
reasons for denial. Mr. Nadel asked how old the photographs were, and
Mr. Georgeadis responded that they were taken in 1969 . Mr. Nadel also
suggested that ownership of the property be determined prior to
discussion of this application. Mrs. Woodcock asked if the erosion was
still occurring; Mr. Georgeadis answered that it is not but that the
runoff still ends up in Mr. Groebel's yard.
After a final question from Mr. Georgeadis regarding the shape of the
proposed lot, and some final observations from Mr. Lucek noting the
possible inaccuracy of some of the dimensional information presented by
the residents, this portion of the public hearing concluded.
REGULAR MEETING
CALL TO ORDER
PUBLIC PARTICIPATION
A motion was needed to call the Letter of Credit on Pleasant Valley
Homes Phases 6, 7, and 8 if renewal was not received on or before March
25, 1988. Mrs. Evans made a motion to call the Letter of Credit as
stipulated, Mr. Nadel seconded, and the motion carried unanimously.
Mr. Hallowell noted that issuance of certificates of occupancy for
Lakewood Phase II was being held up, with the exception of two lots,
pending the implementation of certain corrective measures.
Mrs. Woodcock asked if the agenda format might be revised to
PLANNING AND ZONING COMMISSION 9 MARCH 22, 1988
incorporate a weekly time slot other than Public Participation for
Commission members to discuss matters of interest to them. Mr.
Hallowell responded that an agenda needed to be structured so that all
Commissioners had advance notice of a discussion item and could pr pare
their comments ahead of time.
NEW BUSINESS
1 . Motion to accept withdrawal of all pending Governor's Squar
applications (#1293, 1305, 1307, 88-008 ) .
Mrs. Montana made a motion to accept withdrawal of all pending
Governor's Square applications as listed above, Mrs . Evans second d,
and the motion carried unanimously.
2 . Motion to approve issuance of building_ permits for Phas II,
Victorian Woods (Ellington Road) .
Mrs . Evans made a motion to approve issuance of building permits for
Phase II, Victorian Woods, Mrs. Rossi seconded, and the motion carried
unanimously.
3 . Motion to deny issuance of building permits for Phase II,
Forest Village Subdivision (Strong Road) .
Mrs . Rossi made a motion to deny issuance of building permits for Phase
II, Forest Village Subdivision, Mrs. Evans seconded, and the motion
carried unanimously.
4 . Appl. #1317 - Bruedan Corp. Site Plan -- north side of
Burnham Street (Action 4/02) ,
[and]
5. Appl. #1323 - Appl. #1323 - Southrid a Estates Subdivision --
west side of Nevers Road (Action 5 03 ) .
Mrs. Rossi made a motion to table Items 4 and 5, Mrs . Evans seconded,
and the motion carried unanimously.
6 . The following applications were officially received:
- Roncalli at South Windsor (Royal Windsor Development
Corp. ) . Special Exception to Article 4 . 1 . 8 (f) , property
located at east side of Avery Street, RR Zone.
- Wapping Community Church, Site Plan of Development for
property at 1790 Ellington Rd. , area of 5-Corners between
Sullivan Ave. & Ellington Rd.
- Depot Square (A-1 Glass & Mirror Co. ) , Industrial Site
Plan of Development, property on Sullivan Ave. , I Zone.
- 641 Sullivan Avenue Associates, Zone Change from RR to
General Commercial, approximately 26 acres located west of
West Road and south of Sullivan Ave.
- Dairy Queen (Stanley W. Abelll, Site Plan of Development,
property at 845- Sullivan Avenue, GC Zone. -
- Arthur Greenblatt, Resubdivision, property at 389 Griffin
Road, A-20 Zone.
- Rev. Ralph A. Saunders, Faith Tabernacle Church, Zone
Change from RR to A-20, property on John Fitch Boulevard.
PLANNING AND ZONING COMMISSION 10 MARCH 22, 1988
- Loros Yousef zadeh, Zone Change from A-20 to GC, Sullivan
Avenue west of Ayers Road, approx. 1 acre.
- RSK-Kellco, Site Plan, 1665 Ellington Road.
ADJOURNMENT
DATE APPROVED Respectfully submitted,
Rosalyn I. Toper, Recording Secretary
o
C U
wc� 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
f'►'pSOIt.C13 � AREA CODE 203/644-2511
March 23, 1988
Mr . Emil Lucek
Consulting Engineer
490 Buckland Road
South Windsor , CT . 06074
Dear Mr . Lucek:
At a regular meeting of the Water Pollution Control Authority
held on March 159 1988 , the Authority voted to approve the
proposal of the one lot subdivision of South Windsor Heights ,
632A, subject to the following conditions :
1 . The approval is subject to the technical approval
of the Town Staff .
Z . This approval letter must be affixed to the final
set of mylars and filed with the Town of South
Windsor .
3 . The manhole must be located in the center of the
traveled portion of the road .
Very truly yours ,
i
Michael Lanza , Chairman
TOWN OF SOUTH WINDSOR
Water Pollution Control Authority
ML: pm
CC : Raymond F . Hallowell , Jr . , Chairman Planning & Zoning
Marcia Banach , Director of Planning
A. Bowen Davies , Deputy Town Engineer
Thomas P . D 'Auria , Building Inspector
D� 211V
MAR 2S 1988
youth Windsor
INLAND WL-TLANDS AGENCY/
CONSERVATION COMMISSION
Lucek Engineering Associates, Inc.
Consulting Engineers & Land Surveyors
490 Buckland Road
South Windsor, Connecticut 06074
Emil W. Lu ek. PE, LS Telephone (203) 644-247/4
!klr ,. Richard Sartor
Town Manager
Town of South Windsor
Re : South Windsor Heights
Resubdivision
Enclosed please find pi ;t plans of Sam Sisisl•::y ' s proposed lots .
Recent developments with the Planning and Zoning Commission require two
acid , t , ona 1 actions by the Town Counc i 1 .
F ,, r 3t , can lot number 632A on Farmstead Drive , I must request that the Town
Council grant slope rights along the Northerly boundary of the lot , onto
the land being deeded to the Town by Mr . Sislsi::y . Mile Gantic can fill
y,_.0 , n on the details .
Second on lot 612A on Greenfield Drive , in order to meet the recently
revised Zoning Reguiation for lot frontage , I must request a revision � n
the boundary of the land being deeded to the town by Mr . Sisisky . This
; s needed to come up with 90 ' of frontage on the existing Town Right Of
Way . Marsha Banach can fill you in on the details of this .
i thinl-:. both of these requests can be easily accomplished by simply
revising the legal description in the deed now being held by the Town
Attorney from Sam Sisisl<:Y to the Town of South Windsor for the land in
question . Since the Town Council ' s time is
valuable , perhaps you would
li �: e to handle these requests as part of your report . However , if you
feel it better that I make a presentation , I will be very happy to .
Ver- '.truly yours ,
Erg, ; 1 W . LuceI.::
c rrn P
Enclosure
IN RANDUN
TO: Richard J. Sartor
FROM: Marcia A. Banach--�
DATE: April 4, 1988
SUBJECT: Sisisky-South Windsor Heights Resubdivision Request
------------------------------------------------------------
Per your request.. I offer the following regarding the attached
request from Emil Lucek for Council action.
The applicant, Sam Sisisky, currently has -an application for
approval of two lots pending with PZC - one lot at the end of
Greenfield Drive (Lot 612A) , and one lot at the end of Farmstead
Drive (Lot 632A) .
The applicant is requesting slope rights on the north boundary of
Lot 632A, Farmstead Dr. , as shown on the accompanying map. The
need for slope rights on Town property was discovered by Town
engineering staff during a routine review of the application.
The applicant proposes to complete the cul-de-sac on Farmstead
Drive; this cannot be accomplished without encroaching on the
Town-owned property.
The lot proposed at the end of Greenfield Drive (lot 612A) has
about 56 feet of frontage on the street right-of-way. At the
time of the original submission by Mr. Sisisky for approval of
this lot (Fall 1987) , frontage was measured solely at the
building line on this type of lot. Subsequent to the submission
of the original application.. PZC amended their regulations so
that a minimum of 90 feet of frontage on a street right-of-way is
required on this type of lot. The engineer is requesting that
the Town-owned street right-of-way for the terminus of Greenfield
Drive be expanded, as illustrated in the attached map, so that
the applicant has 90 feet of frontage on a street. (I expect
that PZC will not approve this lot as proposed, as it sets an
unacceptable precedent) .
C r apSoa� ?d&U&10t
e �
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
~oSOR•coc�� AREA CODE 203/644-2511
April 20, 1988
Mr. Emil W. Lucek
Lucek Engineering Associates
490 Buckland Road
South Windsor, CT 06074
Re: Application No. 88-004, South Windsor Heights Resubdivision
Dear Mr. Lucek:
Please be advised that the Planning and Zoning Commission voted at
their April 19, 1988, meeting to deny the above-referenced
application for a resubdivision. The reasons for denial are as
follows .
1 . The proposed lot on Greenfield Drive does not meet the Town's
minimum frontage requirement of 90 feet on the street right-of-
way (Section 1. 12f of the Zoning Regulations) .
2 . The proposed lot on Farmstead Drive contains an abundance of
severely sloping land which would require excessive amounts of
fill to construct a cul-de-sac and house. The proposed lot also
does not meet the Town's requirement that each lot must contain
10,000 square feet of contiguous buildable area into which a 90'
by 90' square can be placed (Section 5 .1a of the Zoning
Regulations, Section 3 . 2 .a(3) . j . of the Subdivision Regulations ) .
Very truly yours,
PLANNING AND ZONING COMMISSION
Y
Raymond F. Hallowell
Chairman
cc: M. Gantick, Director of Public Works
F. Shaw, Supt. of Pollution Control
T. D'Auria, Building Official
E. Belleville, Assessor
W. Lanning, Fire Marshal
M. Banach, Planning Director
Inland Wetlands Agency/Conservation Commission
PZC File
Registrar of Voters
O �
VON ac4t
C V
_ 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
R•Co�'�� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, APR. 23, 1988
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At the April 19, 1988 meeting, the Planning and Zoning Commission
voted to take the following action:
1 . Approve, with modifications, the application of Southridge
Estates, Inc. for a 6-lot Subdivision to be known as "Linda
Lane Estates" on the east side of Nevers Road, RR Zone.
2 . Approve, with modifications, the application of Joseph J.
Carino for a 1-lot Subdivision on the east side of
Ellington Road, RR Zone.
3.
Deny the application of Samue, Sisisky for 2-lot
Resubdivision; one lot at the st end of Greenfield Dri e
and the other at the west end of rmstead Drive, A-20
Zone.
Dated at South Windsor, Connecticut this 20th day of April, 1988 .
PLANNING AND ZONING COMMISSION
Raymond F. Hallowell, Jr. , Chairman
Marshall Montana, Secretary
PLANNING DEPARTMENT
J
IN-HOUSE REFERRAL FORM
VJ e- f-, 1-/
TO: Karl Reichle, Mike Gantick, Mel Stead, Fred Shaw., Date:
Richard J. Sartor, Gary Tyler, Fire Mar John Shemo
FROM: Marcia A. Banach, Director of Planning
The Planning & Engineering Departments have received plans for the
following project: 5 . W I L �!
)(2e -
�_ Subdivision Site Plan
Residential Commercial
Industrial
Location:
�� U Loca
Project Description: f / 1
Future Town-owned property involved? YES NO
(a) new streets ( existing frontage also)
(b) new open space/recreation area
active passive
(c) new detention area
Planning Department comments :
d
Please let me know by `VL-�'/YT, if you will have comments on
this application so that I can follow up with your department when I
do a Planning Department report.
r �
PLANNING DEPARTMENT
IN-HOUSE REFERRAL FORM
Date: Z9
TO: Karl Reichle, Mike Gantick, Mel Stead, Fred Shaw,
Richard J. Sartor, Gary Tyler, Fire Marshal Lanning, John Shemo
FROM: Marcia A. Banach, Director of Planning
The Planning & Engineering Departments have received plans for the
following project:
)P-e -
_ Subdivision Site Plan
_ Residential Commercial
Industrial
Location: f
Project Description: iof
Future Town-owned property involved? _YES NO
(a) new streets ( existing frontage also)
(b) new open space/recreation area
active passive
(c) new detention area
Planning Department comments :
Please let me know by 2-/4S,,W if you will have comments on
this application so that I can follow up with your department when I
do a Planning Department report.
. q, -
_ i �
STANDARD APPROVAL MODIFICATIONS FOR SUBDIVISIONS
PROJECT . W . A16 APPL. NO. OF LOTS -)--
ARCHITECT/ENGR. PROJ. NO.
DWG. NOS. , DATES, REV. DATES
V/1 . All deeds for open space and roadways; and Easements for
conservation purposes, drainage or utilities, that may be
required in connection with the approval of this
subdivision, must be submitted to this Commission prior to
filing the mylars and issuance of building permits . All
deeds must be in accordance with the policy for accepting
deeds and easements and must be approved by the Engineering
Department and Town Attorney. The deeds for the roadways
and open space will be held in escrow until completion of
the subdivision and then referred to the Town Council for
acceptance.
2 . Concrete sidewalks, built to Town specifications, shall be
installed on [one] [both] side[s] of all new streets .
--'X36 Footing drains are required for each house. Prior to the
building of any structure on a lot, a topographic map,
drawn to a scale of 1" = 40" , shall be submitted for each
lot in the subdivision, showing proposed contours,
elevations and the location of the footing drains . No
building permits will be issued until the proposed
contours, floor elevations and location of footing drains
have been approved by the Town Engineer.
4 . Drainage for this subdivision is subject to the approval of
the Town Engineer.
5. If, for any reason, finished grading and other site work is
not completed, the Town Engineer shall determine the amount
of a cash bond to ensure final grading and site work. This
cash bond must be submitted prior to issuance of a
Certificate of Occupancy.
c3�
6 . A3-T loth shall be serviced by the Town of South Windsor
sanitary sewer system and subject to the approval of
the Water Pollution Control Authority. T �:aAl-, 7a.
-7 -(;", I'G_e a�e,� (o-�. l E)'-
7 . Water shall be supplied to (tlt �b ' -i by
(Ala - lJ-j a � .
8 . Street lighting shall be installed on streets, at
intersections, and on cul-de-sacs in accordance with the
policy established by the Town Manager. Street lighting is
to be coordinated with the Chief of Police.
9 . Street names and locations of fire hydrants are subject to
the approval of the Fire Marshal of the Town of South
Windsor. Street names and supporting posts shall be
installed by the developer in conformance with the
standards of the Town of South Windsor, at no expense to
the Town.
�io . Quantity estimates must be submitted to the Town Engineer
for the purpose of determining subdivision bonding, and all
bonds shall be posted prior to filing the plans.
If the developer chooses to submit a Letter of Credit for a
one year term, in lieu of a surety bond, said Letter of
Credit must be renewed on a yearly basis until completion
of the development. If a new Letter of Credit has not been
received within 30 days before the expiration date, the
Commission may, at its option, call the Letter of Credit it
is holding.
$I d J
11 . A drainage assessment fee in the amount of [$50 x lots]
shall be submitted to this Commission.
v 12 . A liability insurance policy shall be submitted to this
Commission naming the Town of South Windsor as an insured,
with a combined single limit for bodily injury and/or
property damage in the amount of $1,000,000 .
13 . This application is subject to the conditions of approval
of the Inland Wetlands Agency/Conservation Commission.
14 . Prior to commencement of any site work, a meeting must be
held with Town Staff .
L--X15 . All plans used in the field by the developer must bear the
stamp and authorized signature of the Town of South
Windsor.
L-, 16 . No building permits will be issued until all modifications
have been complied with, and the final plans have been
filed in the Town Clerk's Office.
Black and white transparent mylars of Sheet(s ) #
with the above modifications, together
with three blueprint copies of the entire set of plans, must be
submitted to this Commission to be stamped and signed. The letters
of approval of this Commission, as well as the Inland Wetlands
Agency/Conservation Commission, must be reproduced on the mylars .
After the mylars have been signed by the Commission, they will be
returned to you for filing in the Office of the Town Clerk within 90
days . After filing these plans, a copy of the receipt must be
submitted to the Planning Department.
. U.I�'� �n-�v�-c �,�, ��•�vh J �f S d/�'U l U� � � �tiS�P.�-� e� ' `�
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