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HomeMy WebLinkAboutZONE CHANGE PARCEL C (DENIED) Tg4N OF SOUTH WINDSOR, CONNECTIC _ PLANNING AND ZONING COMMISSION ' 't APPLICATION FORM JAN 1� 1�8Q V J A . No. ne©� Date R PP IMPORTANT lRouth Windsor ceive • F�� Action o u liI:pC Sari planning and Engine rtdjn�#a&t�Itigs9MfajSSj require 14 days to determine application on ReC ipt No. completeness. To ensure receipt of a complete application by PZC, it is strongly recoomnded that tho application be sW3sitted 14 days prior to the Regular meting at which it will be received. APPLICANT:_JFI Associates, I c ADDRESS: P.O. Box 1061 South Windsor, CT TELEPHONE:289-7662 OWNER OF RECORD ON LAND RECORDS: JFI Associates, Inc . ADDRESS: P.O. Box 1061 South Windsor, CT 06071 COMPLETE LOCATION OF PROP ERTY:No thenst nnrnar of thp i n+arapr_+inn _nf. Sullivan Avenue Pnd Rye Street, East of Fire House 's_ ZONE: I Parcel C NAME, ADDRESS 6 TELEPHONE NUMBER OF PERSON TO WHOM! INQUIRIES SHOULD BE DIRECTED: Raymond J. Alexander, JFI_Associates_ Inc, P.0, RoX 1061 go- Wind nor Connecticut 0607 TEL _ THIS APPLICATION IS FOR: (Check one of the following) Restrict d C rcial x 1. Zone Change to �publo c ehearing require 2. Subdivision 3. Open Space Subdivision (public hearing requirod) 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 9) (public hearing required) 8. General Plan of Development 9 . Regulation Amendment: Zoning Subdivision ------------ 10. Other (explain in detail) THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND OWNER OF THE PROPERTY AND SUBMITTED IN TRIPLICATE WITH SIX SETS OF THE MAPS (7 if public hearing �-re i red) NIND OTH R4R DOCUMENTS (see page---Z-� Applica t wne 1/14/87 (see reverse side) TOWN OF SOUTH WINDSOR, CONNECTICUT .' PLANNING AND ZONING COMMISSION APPLICATION FORM This application is complete and ready for Planning 4 Zoning Commission receipt only upon submission of all required documentation, including, but not necessarily limited to, the following items. Not all items ar r quired with every application. See applicable sections of the South Windsor zoning and subdivision regulations for specific requirements. APPLICATION CHECKLIST X 1.- Key Map 2. Architectural Elevations/Floor Plans 3. Completed application form (in triplicate) X 4. Required fees X 5. Zone Change, Site Plan, Subdivision, Open Space Improv - ment, and/or General Plan of Development maps, in accordance with regulations. (Six sets - seven if public hearing r quir 6. Plans & Profiles/Drainage Calculations 7. Conservation Plan 8. Landscaping Plan X 9 . Traffic Engineering Report 10. Narrative Statement 11. Sanitary Report 12. Copy of agreement to purchase land (if not the owner) 13. Other ALL PROSPECTIVE APPLICANTS ARE URGED TO CONFER WITH TOWN PLANNING DEPARTMENT AND ENGINEERING BUREAU STAFF PRIOR TO SUBMISSION OF ANY APPLICATION TO THE COMMISSION. CONSULT PLANNING DEPARTMENT FOR FEE SCHEDULE. 1/14/87 JFI Zone Change - Planning Dept. Comments i 1. RC -of- dust-vvar-$__rcres In October 1987, this Commission denied a zone change request in this vicinity for 14 acres. C� m n difference is pplic do a d he ne that as en�'.s�d la Eeen is at p e ize i re ced to ustorthre ous u"1�7 2 . There is a definite lack � o�rcisal support facilities for our industrial areas. i ibn to the JFI center, there aref la'nslin the works for an industrial park to the east of JFI centre. The addition of some commercial support, i.e. , bank, restaurants, small shops, would seem to be appropriate. 3 . The main Planning Department concern regarding the proposed zone change would be the ability o the road network to suppo the roposed one cha e. a ye S . /Sullivan Ave a in rsection will be eali ed as p t of,,the JFI Pharse I approvals' There s cur en y an application or JFI Ph Be II pe�ing wit STC, nd lso n applicaFtof for the �, dustrial park wh h wi be rop sed t� the of JFI/centre. 7ihe STC ppli tion for he I `rk ea JFI cefitre inc ,1,ides a p opos to s gna ze theintersection of Rye St and Sulliv Ave DOT staff have been i co taco��� , with our staff regardi g both STC applications:��y �c�wP<< development under the proposed RC zone would also require permit modification from STC, so the intersection of Rye St. and Sullivan Ave. will be monitored in the event that the proposed I park to the east doesnt materialize and the intersection of Rye St. and Sullivan Ave. needs e--4jr44j-&- with the proposed commercial development. i r7o The applicant's traffic engineer recommends, and I fully agree, that there should be no driveway cuts from the proposed commercial section onto Sullivan Avenue, and any driveway cuts from Rye St. should be removed as far away from the intersection as possible. 3 . Our engineering consultant � hqa.� revi d t e zone change proposal��` '�i i`dei t-if any rea of co cern Y Y„ for this application.�k�� 1�a Le; ,. L j,e(,,•LY r; ,t t JFI ASSOCIATES, INC. Proposed Zone Change Q INDUSTRIAL TO RESTRICTED CQNMERCIAL Narrative JAN I. ZONE CHANGE Section 11.2.3 pages 113 - 115 11.2.3 a. Fee = $50.00 planning & Gommissio4j Application Forms x 3 Maps x 7 11.2.3 b. Proof Of Ownership: See Attached Copy of Deed Parcel # 18 Assessors Map # 53 11.2.3. c. Maps: See Attached by Luzzi Engineering & Surveying 11.2.3. d. N/A 500' to abutting town 11.2.3 e. The information presented at the public hearing shall consist of the following: 1. How the proposed zone change compares with the Comprehensive Plan of Development. • The Comprehensive Plan of Development shows this parcel to be in the M Industrial Zone. Our proposed zone change is consistent with a recommendation made by the Economic Development Commission for commercial space in this vicinity. The E.D.C.s' recommend- ation was made as part of its' presentation during the Planning and Zoning Commissions' preparation for up-dating the Comprehensive Plan of Development (See Exhibit A). Our proposed zone change will provide space for needed commercial services in the northwest portion of the town. Presently, this area of the town is zoned exclusively industrial and residential. There is little opportunity for retail and commercial service beyond a multi-purpose convenience store with poor parking facilities. Our proposal will provide neighborhood scale retail opportunities for the north end of Main Street and Rt. 5 and the residential developments in the Rye Street - Griffin Road area as well as the adjacent industrial population. Further, comnercial office opportunities will be made available for persons who support the industrial activities being developed on the Rt. 5 - Sullivan Avenue corridor. The inclusion'of a small scale commercial common in the proposed location will have the additional benefit of softening the predominately industrial appearance of the northwest entry to the center of town. < <r eff Page -1- JFI ASSOCIATES, INC. Proposed Zone Change IlgXJSTRIAL TO RESTRICTED COMMERCIAL Narrative 2. How the land for the proposed zone change shall be secured from flooding and other dangers. The parcel is flat with well drained soil. An existing drainage swale runs through the parcel with an approximate elevation change of twenty feet (20' ) . A storm drainage system designed to normal standards will secure the area from flooding. South Windsor Volunteer Fire Company #3 is housed on an adjacent parcel and provides excellent fire protection. 3. How the land upstream and downstream in the same water shed as the land proposed for the zone change shall be secured from flooding and other dangers. The land in the up-stream water shed will continue to drain unimpeded through the existing drainage Swale. The down stream property is in access of twenty feet (201 ) higher than the existing drainage swale. The drainage swale runs into a comprehensive storm water detention basin that was designed to handle the run-off for the entire water shed. 4. How the land for the proposed zone change shall be served by water, sewerage, transportation and other public utilities. The parcel is served by: Sanitary Sewer - municipal Sewer System Water - Connecticut Water Company Electricity - Connecticut Light & Power Natural Gas - Connecticut Light & Power Telephone - SNET Co. Cable Television - Cox Cable Service Transportation - Connecticut Co. at Rt. 5 and Sullivan Avenue. When a site plan application is made the proposed design will be consistent with the recommendations of our traffic engineer. No curb cut will be sought on Sullivan Ave. One (1) curb cut of the appropriate geometry and consistent with sound traffic design is projected for Rye Street. See the attached traffic report by F.A. Hesketh & Associates. 5. How the proposed zone change will affect any wetlands in the area. With the exception of the bed of the drainage swale the parcel contains no designated wetland soil types. In any future site plan for the. parcel the drainage swale will be retained as a landscape feature. This is consistent with the Guidelines For Soil Erosion And Sediment Control. A dopy of the soils scientist report is attached for further information, (Henry T. Moeller). Page -2- JFI ASSOCIATES, INC. Proposed Zone Change INDUSTRIAL TO RESTRI COMMERCIAL Narrative Anticipated activities, within the drainage Swale, will be * stabilization of existing areas of erosion, * stabilization at the end of new storm water outlets,, * installation of crossing structures, * grooming and cleaning of the banks. 11.2.3. f. Display 2 sign 10 continuous days prior to public hearing. Date of Display / / 88 Person mounting signs Signature Attachments: 1. Deed 2. Traffic Report - F.A. Hesketh & Associates 3. Soils Report - Henry T. Moeller 4. Exhibit A. Minutes PCZ Meeting 3/12/85, Comprehensive Plan of Development - Economic Development Element Page -3- F A. HESKETH & ASSOCIATES, INC 101 MILLBROOK COMMON•BLOOMFIELD,CT 06002•(2W)242-7755 May 8, 1987 J.F.I. Associates, Inc. P. O. Box 1061 75 Commerce Way South Windsor, Connecticut 06074 Att ntion: Mr. Raymond J. Alexander Vic President, Development RE:John Fitch Industrial Centre Sullivan Avenue a,t 'Rye Stree South Windsor, d nnecticut Our File: 8708 D ar Mr. Alexander: Pursuant to the terms of our agreement of February 5, 1987 we have undertaken a review of roadway and traffic conditions on Route 194 (Sullivan Avenue) and Rye Street in South Windsor. Our study has included an examination of the highway geometry in the area as well as a study of data relating to traffic operations on the roadway including daily and hourly variations in that traffic as well as traffic operations at the int rsection of Sullivan Avenue and Route 5 and those occurring at the intersection of Sullivan Avenue and Rye Street. We are also providing estimates of the amount of traffic that might b xp cted to be generated by the proposed extension of the existing John Fitch Industrial Subdivision to provide a loop road, between Sullivan Avenue (at the existing Phase I dev lopment) and Rye Street at a point to the northeast of the Sullivan Avenue intersection. Our study also includes estimates of the amount of traffic that might be expected from the propos d 14 acre parcel to be rezoned to r strict d comm rcial. traffic studies traffic engineering traffic planning Our analysis is bas d upon a n t of 22 acres of d v lop d industrial property and a 14 acre commercial facility providing about 30,000 s.f. of retail space and 60,000 s.f. of professional office use. Route 194 in South Windsor is a two-lane state highway extending to the east and south from Route 5 in South Windsor and serving a hand use which is primarily industrial but which includes some rop idential property. The roadway provides 30 to 34 feet of pavement and is generally on a level tangent alignment from Route 5 easterly about two miles with a post d speed limit of 40 miles per hour. Rye street is a two-lane town roadway extending to the north and east of Route 194 providing a 24 foot pavement on a gently winding alignment and serving some industrial uses near Route 194 but predominantly agricultural and undeveloped land. Rye Street has a posted speed of 35 miles per hour and stop signs are in place to control traffic on Rye Street entering Rout* 194. The John Fitch Industrial Center is served by Commerce Way, a recently conaxtructed industrial highway extending from Rout 194 northerly to a cul-de-sac. This roadway serves nine 4 industrial sites ranging from one to two acres in size. A stop sign is in place to control traffic on Commerce Way at Route 194. The intersection of Commerce Way and Route 194 is on a section of roadway where there are no geometric restrictions to sight distance such that traffic in Commerce Way has an unobstructed sight line of more than 1,000 f t wh n looking to 1 to the ast also has a sight lin to the w at which xt nds w 11 beyond the Route 5 intersection about 500 feet to the west. Existing traffic flow in this area can be developed from several sources of data including historical records maintain d by the South Windsor Planning Department and the Connecticut Department of Transportation's Bureau of Planning and Research. The latest data. available from the Department of Transportation, however, is dated 1983 and the latest South Windsor publication t , of traffic in this area is dated June 1984. The state data indicated a 1983 average daily traffic on Route 194 near Rout 5 of 11,600 whereas the town of South Windsor reported traffic volumes of 11, 200 in 1979, 10,700 in 1981, as well as 11,600 for 1983. Since that data was three to four years old, our offic placed an automatic traffic counter in the section of Sullivan Avenue east of Route 5 and west of Rye Street for a four day period extending from Thursday, February 19 through Sunday, February 22, 1987. Those counts indicate a daily traffic flow of 13,000 to 14,000 with peak hour traffic between 1,300 and 1,400 vehicles. Table 16 presents the results of that count data in tabular form while Figure I provides a graphic illustration of the hourly v#riations recorded on Friday, February 20. Figures 2 through I present the results of a turning movement analysis of traffic at the intersection of Route 5 conducted n February 17 and 19, 1987. The recent count data as compared to the previously published state and town count information reveals a trafficgrowth in this area undoubt dly r lated to th combined 0 growth occurring both in industrial areas on th w at aid of the Town of South Windsor and increasing residential development both in South Windsor and in East Windsor. Our current work effort did not include traffic counts on Rye Street but previous studies have indicated that average daily traffic of 3,000 utilize that roadway. Assuming increases along that roadway comparable to those shown on Route 194 would indicate that Ry Street currently carries traffic volumes approaching 4,000 vehicles per 'day. Figures I and �, provide estimates of the morning and afternoon peak hour traffic flow within the intersection as synthesized from previous state counts, turning movement counts conducted at the intersection by our office in an earlier study, and the sampling counts which we have conducted in this area in 1987. Our observations indicate that traffic flow on Sullivan Avenue in this area is not congested and that there are frequ nt opportunities for traffic in side roads and driveways to sel ct a safe gap for entering the major traffic flow without excessiv delays. The intersection of Route 194 at Route 5 is certainly a busy intersection with vehicles waiting on each approach during most daytime reft signal periods. The geometry of the intersection, however, which provides a three lane approach for both directions on Route 5 and a two lane approach for westbound traffic on Sullivan Avenue together with a very modern computerized traffic signal which provides for flexibility in signal timing and minimized delays such that the intersection operates at an ov rall satisfactory 1 v 1 of a rvic . Not withstanding the fact that this section of Route 5 is estimated to carry daily traffic approaching 20,000 vehicles per day. Th capacity analysis under existing traffic loading and based upon our counts of February 1987 reveal that the intersection operates at level of service C during the a.m. peak hour and level of service D during the p.m. peak hour,which is a very acceptable level; for urban operations at major intersections. Estimates of the amount of traffic expected at a new land use can best be made by comparing counts of traffic at existing similar land uses. The proposed industrial subdivision is xpected to be very similar to that which has been developed in the John Fitch Industrial Centre One which consists of 9 lots on 16 1/2 acres and provides for industrial buildings ranging from 8400 s.f. to more than 20,000 s.f. These are generally servic industries with limited customer or client traffic and provide a mix of light industrial, manufacturing, and contractor usag . The Institute of Transportation Engineers in a 1983 document entitled, Trip Generation (Third Bdition) and Informational Report, indicated that light industrial facilities of this nature and small industrial parks generate traffic at an rat ranging from 5 to 7 trips per day per 1,000 gross square fe t of building area. we understand that the first phase of the John Fitch Industrial Centre consisting of 16.4 acres resulted in th construction of about 115,000 s.f. of floor area. Assuming th same density per acre in the Phase Two industrial area of 22 acr s would produce about 154,000 gross square f et of floor ar a or a total industrial park of about 270,000 square i f et.This can be xp cted to add a daily traffic flow to th Sullivan Avenue/Rye Street area ranging from 1345 to 1880 v hicles per day. Peak hour traffic at such industrial facilities generally runs at 15 to 20 percent of the daily total indicating that the traff i volumes expected during both the morning and afternoon commuter peak would range from 200 to 275 v hicles per hour. . The total development also includes a 14 acre parcel for which a rezoning is proposed to restricted commercial. Preliminary plans for this location indicate the total d velopment will include about 60,000 s. f. of office space and 30,000 s. f. of small retail space broken up into small shops with a floor area ranging from 2,000 to 4,000 s.f. Thus, it is obvious that the retail use will be one of specialty retailing with some convenience items. The retail activity is not of a sufficient size to permit food stores and markets and retailing of that nature which would generate traffic at a high rate. If the facility is developed fully as a specialty retail facility with shops that specialize in quality apparel or hard goods combined with cgpvenienceffacilities it would be expected that the driveway volumes resulting from the retail use Mould rang 3 from 1200 per day to three times that amount. Peak hour traffic at the retail facility would range from 100 to 400. Accurat stimates of the volume must await identification of tenants with the higher volumes depicted here resulting from a conc ntration of cony nienc activity s and low r volum s resulting from a concentration of truly sp cialty shops office uses experience traffic generation in a wide rang d pending upon the type of tenant. For example, corporate offices which attracts few visitors generate traffic at a low daily rate whereas medical facilities with a high patient turnover generate traffic at a higher rate. Typical suburban offices with multiple tenants which include professional and some medical gen;grate daily traffic at a rate ranging from iZ to 20 trips per 1, 000 square feet per day. The proposed land us with 60,000 s.f. of office space then would generate daily traffic ranging from 720 to 1200 trips entering and departing (total both directions ) in a typical business day. More critical than daily traffic, however is the traffic expected at peak hours and the relationship between those p ak hours and the peak traffic hours on the roadway. The "worst case" analysis is one in which it is assumed that the two p aks are coincident. It would not be unusual to find peak hour traffic flow to and from this land use in the order of 10% of the daily total and thus the total volumes from the combined uses proposed at. John Fitch Industrial Centre during peak periods would rage from 275 to 400 vehicles trips. Preliminary '.site plans made available to us indicate a proposal to provide a loop roadway extending from Sullivan Avenue at the existing John Fitch Industrial Centre northerly, asterly and thence southeasterly intersecting Rye Street at a location about 800 feet east of the Sullivan Avenue intersection. It is anticipat d that th comm rcial ar a shallb locat d at th inters ction occupying th land area ast of Firehouse No. 3 and extending northerly to the new industrial roadway intersecting Rye Street. It is recommended that any driveways serving the retail and office complex be limited to the section of Rye Street more than 300 feet from the intersection of Sullivan Avenue. It is further recommended that no driveways be permitted from this land use to intersect a directly with Sullivan Avenue. By adopting this pattern the traffic which is frequenting the eastern portions of the industrial centre and the retail complex will make their movements entering and exiting Sullivan Avenue at the Rye Stre t intersection without the need for new intersections and thus, without the need for new curb cuts on Sullivan Avenue. It is obvious that not all traffic to and from this location will be drawn from one direction as traffic will approach th site along Sullivan Avenue from the southeast, along Rye Stre t from the northeast, and also along Route 5 from both the north and the south. An analysis of the home to work trip data in th 1980 census considering all trips to the town of South Windsor and East Windsor, indicates that the traffic movements to and from this area rill be as follows: 42% - along Route 194 from the southeast 31% - on Route 5 from the north 24% - on Route 5 from the south 3% - along Rye Street from the northeast Figure 8 illustrates the anticipated directional distribution of traffic to and from this land us . Figur s 9 and 10 illustrat th anticipat d sit g n rat d traffic during the a.m. and p.m. peak hours respectively expected at this land use. It is obvious in a review of this traffic data that the intersection of Rye Street and Sullivan Avenue, which is presently a relatively lightly travelled intersection, will become an intersection of some importance. Accordingly, it is recommended that the intersection be widened in conjunction with the development of this facility and provided with a realigm nt to provide a better angle of approach for traffic within th intersection and to insure that through eastbound traffic on Sullivan Avenue is capable of bypassing traffic that may be slowing or stopped to execute a left turn into Rye Street. In addition it is recommended that Rye Street be widened betwe n Sullivan Avenue and a point northeast of the proposed driveway to the commercial facility. Such a design would permit through traffic on Rye Street to bypass those who will be slowing or stopped to make a left turn into the commercial area. We hav attached plans which indicate the concept of the proposed roadway improvements. Based upon our review of rodway and traffic conditions xisting on Sullivan Avenue and on Rye Street in the area east of the junction of Route 194 and Route 5,and in the vicinity of the John Fitch Industrial Centre and taking into account the expected traffic generation that will be imposed upon this highway system by the development of the 22 acres of industrial centre and a 14 acre commercial compl x, it is my opinion that the roadway network in this vicinity is capable of accommodating the traffic increases without resulting in traffic congestion or traffic hazards. The one intersection within the study area which we find would experience some difficulty is the intersection of Rye Street and Sullivan Avenue. It is recommended, however, that the site plans for this complex incuude a widen*pg� of both Sullivan Avenue and Rye Street as well as a realignment of the intersection to provide an improved alignment in operations. It is further recommended that, subsequent to subdivision and zone change approval, the applicant prepare a detailed submission of traffic data to th State Traffic Commission as requied by Section 14-311 of th Connecticut General Statutes as amended and that such a submission include a commitment on the part of the develop� r to provide a reconstruction of the intersection substantially in accordance with the concept drawings which are attached hereto. We will be pleased to assist you in the development of that traffic data should your application to South Windsor officials for zone change and subdivision approval meet with success. Also I will be Available as required to assist you in the presentation of,�the results of our findings to appropriate authorities in the town of South Windsor. Very truly yours F. hA. HRETH & ASSOCIATES, INC. rederick A.Hesketh, P.E Enclosures ldule 1 F. A. HESKETH A ASSOCIATES, INt: PIGS 1 HOURLY, -1 CHANNEL VEHICLE COUNT REFERENCE: 3 CORRBCTION FACTOR: 1.00 LOCATION: FILBNINB: RTS194 WEATHIR: NEDNISDIY 2 / 18 187 OPERATOR: Sullivan Avenue East of Route 5 ----------------------------------------------------------------------------------------------------------------------------------- HOUR NONDAY TUESDAY WEDNESDAY THURSDAY FRIDAY WEEKDAY SATGRBAY SVNDIY 7 DAY BEGINS 16 17 18 194 20 IVERIGE 21 22 IM141 ------------------------------------------------------------------------------------------------------------------------------------ AN 12 = = 144 146 145 210 199 175 1 = _ = 73 63 68 99 110 86 2 = _ 49 52 51 94 75 68 3 t = 62 87 75 47 39 59 4 = _ = 119 104 112 60 38 80 5 = _ = 240 267 254 157 52 179 6 = _ = 941 992 968 403 166 626 7 = R = 1206 1178 1192 420 195 750 8 = ` = 906 918 912 533 251 652 9 = _ = 711 690 701 714 407 631 10 = _ 692 711 705 815 476 675 it = 189 131 121 150 938 613 760 PN 12 = = 894 814 $87 865 1015 797 881 1 = 811 810 871 832 858 758 122 2 = = 960 947 963 957 860 820 910 3 1136 1134 1177 1149 921 791 1033 4 : = 1380 1397 1345 1374 779 735 1127 5 = 1310 1291 1338 1313 768 655 1072 6 _ = 796 819 $78 131 664 570 745 7 s = 557 545 649 584 452 433 527 8 = 396 384 436 405 354 331 312 9 = = 391 358 352 367 310 244 331 10 = = 257 270 299 275 267 191 257 it = = 215 201 210 232 326 136 232 ---------------------------------------------------------------------------------------------------------------------------------•-- TOTALS = 9895 14853 15413 15117 12064 9094 13060 6 AVG MAY = = 65 98 102 % AVG DAY = = 76 114 118 92 70 AN PEAK. HR = 11 7 7 11 11 PEAK FLOW = 789 1206 1178 938 613 PN PEAK HR = 4 4 4 12 2 PEAK FLOW = e 1390 1397 1315 1015 120 F. A. HESXETH A ASSOCIATES, II 15 MINUTE VOLUKE PLOT REFERENCE: 3 LOCATION: FILIfill: IT1194 VEATHIiR: OPERATOR: FRIDAT 2 / 20 / 17 DIRECTION: ------------------------------------------------------------------------------------------------------------------------------�--- 416 ; 408 400 ; ------------------------------------------------------------------------------------......------ 392 384 376 368 360 ; 352 l 344 ; I X XX 336 ; X X XlX IX 328 X X X XXX lX 320 ---------------------------I---I------------------------------IXIIIIIIII------------------------ 312 X X xxxlixlllx 304 ; X X 1111111111 296 x x IXIIIIIXII 288 xxx x XIXXXXXXXXX VEHICLES 280 ; xxXxx XXXXXXXXIXX PER 272 xxxxxx IXXXIXXXIXI 15 MINUTES 264 xxxxxx I xxxxxxxxxxx 256 xxxlxxx xx XXXXXXIIIII 248 xXxxxxxxx XI II11xxxxXII I 240 ; -------------------------Xxlxxxxxx----------------I-------IX-IIIIXXIIIII-I...................... 232 xxxxxxXxx xx xx Ilxxxxxxxxxxxxlx 224 XXxxxxxxx Ix xx XXXIIIIXIIIIIXIIX 216 ; XXxxxxxxx IX Ix IxxxlxxxlXXIXIIIxx I 208 ; xxxxxxxxxxx XXxxxxxxxxxxxlIllxxxiixxxx l 200 xxxxxxxxxxx I X xxxxxxxxxxxxxxxxxxxXxXxXll x 192 xxxxxxxxxxx I XXXXXXXXXXXXXXIIIIXIIIIIIXIx Xl 184 xxxxxxxxxxx I I xxxxxxxxxllXXXXXXXXXXXXXIXIIIXI 176 xxxixxxxxxx xx III XXXXXXXXXXIIIIXIIIIIIIIIIIXXIXI 168 XlxxxxxxxXxxxx xxxx XxxxxxxxxxxxxxxXXIXIxXIXIIXIIXXI 160 ; -------------------------XlllxxxxxxxlxxxxxxxxxxxxxxxxxxxxlllXxIXIXXIIIUIIIIII------------------ 152 xxxxxxxxxxxxxxxxxxxxxxxxXllxlxxixxxllxllxxxxxxxxxlxxxx 144 ; XxxxxxxxllxxxxxxxxxxxxxxxxxxxxXxxxlxlxxIlxliuxxXXxluxI 136 xxxxxxxxxxxxxxxxxxxXlxxxxxxxxxxxxxxxxxxxxxxxillXXIXXXIXI X 128 xxxxxxxXlxxxxxxxxxxxxxxxxxilxxlxllxxxxlxxllxXIIIIIIIIIXI I 120 xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxuilxIXIIXII x 112 ; xxxxxlxxxxxlxXXxxxxlxxlXxxxxxxxxxxlxxlXlxxxxxXIIIIXIIXIxXI 104 ; xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxXxxxxxxllxxlXxxxxllxlxlull I 96 i xxxxxxxxxxxxxxXXXXXxxxxxllxlllXxlxxXIIIIIIIIIIIIIxxxllxxlllll lI 88 ; xxxxxxxxxxxxxxxxxlXxxxxxxlxxlxxxlxxxxxlxxlXlxxxxxxxxxxxxlXXXXXII I 80 ; -----------------------XXXXXXXIXXXXXXXXXXXXXIIIXIIIIIXIXXXXXIXIIIXUIUIIIXIIXIIIXIIXXI---IX-II- 12 ; xxxxxxxlxxxxxxxxxxxxxxxxxxxllxxxllxxxuxllllxxlxxxllllxlllxilxlll Ul II 64 ; x xxxxxxxxxxxxxxlxxxxxxxxxxxxxxxxxxxxxxxxxlxlxxxxlllXIXIIIIIXXXxllllxllxllll 56 ; x xxxxxxxxxxxxxXXXXxxxxxxxxxxxxxxxxixxxxxxxxlxxxxxxxxxxlXIIIIuuilllxllXllll 48 ; X XXXXIXIXXIIIXXXIXXXIXxxxxxxxxxxxxxxxxxxxxxlxxllxxxllllllxllllxxxlxlxlxllxxxl 40 ; xx xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxXxxxxxxxxxxxxxxxxxlxxxulllIIXIIIIIIX 32 XX X xxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxxlxxxxxxXllXxIIXIIIIIXIxIxmlxxlxllIlxxlx 24 ; xxx x Xxxxx xxxxXXxxxxxxxxxxxxxxxxxxxxxxxxxxlxxxxxlxxxxxxxxxxxxxxxxxilxxxxxlxllllxxxxxxll 16 ; xxxxxxxxxxx XXXXXXFXKXXXXXXXXXXXXxxxxxxxxxxxxxxxxllxxxlxxxxxxxxlxxxxxxxxxxxxxxxxllllxllXIIXXIIII 8 XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXIXXXXIXXXXXIIXIIIIIXXII BEGINNING TIME 12AN 1 2~ 3 4 5 6 7 8 9 10 11 12PK 1 2 3 4 5 6 7 8 9 10 11 Figure 1 V41."CS/tUn ks AIM 'IC.$ , lilG. TRAFFIC COUNT GRAPHIC SUMMARY SHEET ROUTE 5 & ROUTE 194, SOUTH WINDSOR LOCATION: DATE ' FEBRUARY 19, 1987 TIME : 7:00 - 8:00 A.M. O� Ln 0� NOAT�1 00 a � N ch � TO MAIN STREET I t ROUTE 194 .........�..�.0000000 �.. 57 103 44 854 2 124 1177 207 21 12 323 104 SULLIVAN AVENUE ` TO ROUTE 30 N Cn �O N CO ON m cr1 � A O G�4 u1 Ey � Ln W p 1 l - Planning ' ' Traffic Engtroming FIGURE 2 Design k.d.Haketh & Assort-ves , Inc. TRAFFIC COUNT GRAPHIC SUMMARY SNEE T ROUTE 5 & ROUTE 194, SOUTH WINDSOR LOCATION: DATE : FEBRUARY 19, 1987 TIME : 8:00 — 9:00 A.M. 0 N NORTH L o Co as Ln N N r- TO MAIN STREET ` ROUTE 194 23 63 38 569 2 96 902 187 33 20 333 126 waver SULLIVAN AVENUE ` / TO ROUTE 30 M 1- -t 00 Ln .7 N 00 M O 0� 00 N Ln 1 � a Planning Traffic Engatum. ing Design FIGURE 3 PA.Hesketh & Assor -1tes , hic. TRAFFIC COUNT GRAPHIC SUMMARY SHEE T LOCATION ROUTE 5 & ROUTE 194, SOUTH WINDSOR DATE FEBRUARY 17, 1987 TIMI ; 3:00 - 4:00 P.M. �o �o NORTH w o .-4 a Go 00 N1 M t!1 N�I TO MAIN STREET ` ROUTE 194 26 59 29 464 3 137 1107 j39879wp� 643 SULLIVAN AVENUE ` TO ROUTE 30 ao **o 0 r+ co o � a x � Cn a w o � � W Planning ' TraffiC Engtneering FIGURE 4 Design Lizz nemem cw Assoc•ves , mc. TRAFFIC COUNT GRAPHIC SUMMARY SHEET f ROUTE 5 & ROUTE 194, SOUTH WINDSOR LOCATION: GATE FEBRUARY 17, 1987 TIME : 4:00 - 5:00 P.M. 00 N NORTH L H LL+ p N %-0 00 O / DO c*1 TO MAIN STREET ROUTE 194 26 63 35 492 2 187 1331 464 124 52 839 323 40� .. �,.� I.....�..�.�..... ...�.. SULLIVAN AVENUE m cv c� / TO ROUTE 30 M Ln cc Ln N r-1 A L�4 O G4 H a N O 00 Ln 1 a 1 Planning ' Traffic Engineering FIGURE 5 Design EA Hesketh & .,olssoc..-tes , Inc. TRAFFIC COUNT ' GRAPHIC SUMMARY SHEE T LOCATION. -- SULLIVAN AVENUE AT RYE STREET, SOUTH WINDSOR DATE TYPICAL 1987 WEEKDAY TIME : AM PEAK HOUR D. NORTH 0 x w x � H x � E+ � H ?+ C14 � W x cn 0 H TO ROUTE 5 ROUTE 194 304 8 4 569 584 1277 933 21 403 328 349 ROUTE 194 TO SOUTH WINDSOR s Planning r� ZC EnganeerkW FIGURE 6 Design E..X.Hesketh & .Associ-es , Inc. TRAFFIC COUNT GRAPHIC SUMMARY SHEE T LOCATION: SULLIVAN AVENUE AT RYE STREET, SOUTH WINDSOR DATE : TYPICAL 1987 WEEKDAY TIME : PM PEAK HOUR ID. - NORTH a 0 0 E� cy A W z W H c� 3 E-4 W u1 cr) �-+ 00 00 W LY. N O E+ t` 00 N TO ROUTE 5 ROUTE 194 78 460 382 400 1350 1031 8 890 623 631 ROUTE 194 TO SOUTH WINDSOR v Planning ,"a �� Engineering Design FIGURE 7 Ldv 70 71 .,'ram y yt'I: :+t~r — —• �'� . 1 I Sol jw bs •,1. ��• 1�' ' — a 1Irl�? t• ;. I q '�: 1( ���'/ .r•�t•�' ./� � ti..��" � �� 1 •/, ;V/ A�IIT'•A4T' ,�''• �11I 1 1`` O ~ �ir� � % ±/ i,3r a / '../� • I ��'� i' / 1 •.,,/4'Ikt, f \,\U1� � 'q� �, ;,�r 1 .s • I � �.) • �, '.�j•, '•I�1. �'•,(� �' .� ���/�••_�I' �/''�.�fY tip.. `41_\ `•, � 1 41 of co An ''.�` mil � �•./ � � %L.•,!f�X�b ,� r r r.l. ,j `-I',c• 11. � �'rC' • •' , '�,•�l 1 3 , / '/ / .�• 1 r•- `y ��NNr ) II /�l�'\`; sc�'�', ''�'yUy 1 6�� I , .► '� � j ' �l f411ra ,� 51L�r?•-,• ' '' s _oe.9r. '�1��r(r1 �" '� y ��' ," .C' l' J r ' •L.`. 4 '— •'f CI. jt dd y 'i; t�,,�' ,aryl:_�; i ��''�'kri� �; „' I 1 r ,• �n••.ffousrrrwG• 1• '.ui+/J.► ,.' ��"• 1: V l _ ��' •�•',' �,� � 1 ` ,•� )' .. •'. (�' t•w'�:.. `. IW'�'��,�,, `i`��1 p 1•. •t• •��t��I y�f� •fir At Ali '�; .� .a. '� �� .•� fo 3c�s�.�— � ,� �'�'1'•`'���:7• ��9 '�� ��tit �. '� y �_.. 0 to 'err � `�� � •••1t,''•• '•'/,• ` P' \-- _•t ry off � '- .... FIGURE 8 4W I ANTICIPATED DIRECTIONAL _ Po ' ,•1: • `• DISTRIBUTION �� v .� t \` ��� '. JFI INDUSTRIAL CENTER gin '• "Oi -' .fit '' `•y,� •,''y` :�ic-\ �,� `�• 1 ��`- 1 , + Al / / •�� ;, 1 .— ,_ �� � 1 ��, •O ' / )�' ) ',V .q .t ���!'ftwAl A.� ' 01. lob INN Ilk — 1�/ _•• ai ;%�.c...�.._ +. �—•-`:ram.` •��• `�• � •''t�+•' , � , � ir I jsj4i� ADO 1 = (, .•' :uyq,r, : ',_ ,, ; "., is J , , J jr rl` �' • / � % ./I•.r{1 i ' t.�1�'•�%�I`t� i � �'.:+•�• +Q'."�'\\ �r`�'�' ��I•+ '•.1� 1 ♦��' •�' Ar lit 'p lei 401 (�vi }/ ' _ � ...:•• '' 1. •' (�)••. ��_� 1. f �7. \ ''l x„• ;M� C �1 �•'• �l •1 1. � � V f'•��. �/�• •,'� \�"-(rfl•J•, �'•�.. III' ' '\�:�•y� � ,,�,��r'r • 1,�'•`�. ��,•f IJ 'ti 1 , � ,�•:C M� (� � , �� .� ter' •D///�� +:J 1, '��• �1{; �•y��.��ow.ua: 'l l •""'��' •�':4',• •+ � '�"f U/.;' -�' '�' •' , •� • r L 4 ,j •j � �•., :�: •� •f 1. i ,.i :� ate �: co IL . _ ! '�•1 •� a•. ` '(, (1 •�♦y,, r/ • �•+y� \ y, 0,0 off. 4ft FIGURE 9 ' • ` r"` '`' '` AM PEA[ SOUR GENERATED TRAFFIC �• , /. ` �,, ' 47 77, of Q 4 �' / �J IOW ••� , / .1 J 1., � •�, ,,• ��.• 1 '�, � —•— ....n.• �I 'a POW. K �' ,»�' � •, J I 1 - ,!' . � �i 1 F••} ,I ii1 :,'r l i,:� � 1 1\ ;., '\ ••44�• .J •. It -44 • /, (' _ �1 • , U` Q.' r •1 1 j 1 1•f i' \ 1 O 'iL,,`' ti ;1• �r .1 silkse« :�/ • �✓•// 'ti it 00. at JrLL (( I is '� I ••� \\\` ,,_./ ` ) •� I 1 '•••.)• ��• ��{, �• IL too 1 0 fit 46 It go Ott � l I .f�►:JJ• . `'..�•''�./`�.�. � •�•�' fin+ • U � �t it 1 'r' 1 S , Jy • f• ��r`•th ,Ss' FIGURE 10 c "�l``� ,, a - ,��-�•----•--��r PM PEA[ HOUR GENERATED TRAFFIC SOILS CONSULTING SERVICE HENRY T. MOELLER ISS 14ULLS WILL w AD SOUTHSNIM CON"U"CUT 004e6 r600►0 IiT I801L itl[NTIiTI ANO CONIBYLTANT PMOWL 400 041-e917 iT, April 11, 1987 ON-SITE SOILS INVESTIGATION OF JOHN FITCH INDUSTRIAL CENTER IN SOUTH WINDSOR$ CT. I have conducted an on-site soils investigation of the property located on Sullivai Avenue and Rye Street in South Windsor, Connecticut. The principal purpose f this soils investigation was to locate and flag in the field all poorly drained and very poorly drained soils, or "wetlands" as defined under the Inlands Wetlands Act. The flags will be located by survey and plotted onto the site plan or topography asap. In this soils investigation and report, the soil classifications, soil textures, descriptive terms, and drainage classifications follow the guidelines and criteria of the National Cooperative Soil Survey. FINDINGS---- The soils on the property consist of sands over varved silts and clays on very gently sloping to nearly level slope. The soils range from moderately well drained to well drained over the property. The upland soils on the property include both the Melrose sandy loam (MmA) and Elmwood (EnA) . If the varved silts and clays ar below W Inc es, these soils will go into the sandy soils such as Windsor loamy sand and Sudbury fine sandy loam. The upland soils were not checked in detail, only to check for poorly'&ained and very poorly drained soils. For more detailed infarmation on the above named soils, see the Hartford County Soil Survey. The only "wetlands" located on the property is an intermittent brook that fl ws across the property from south to north. Part of this brook was channeled and -is very straight. To the north this brook becomes a very deep entrenched gulley. This gulley has cut down into the varved silts and clays. One branch of this gulley has cut int the open field. In this location there is a proposed 20-foot drainage easement. Most of this gulley should be filled and stabilized in the area of the proposed easem nt. The flagged area of the intermittent brook includes the bottom of th channel, small areas subject to frequent flooding, and most seepage areas along the sides of the channel. It does not include all slopes because many of these slopes are well above any water line end are completely dry or consist of well drained soils. There is some erosion occurring is occurring in the brook channel in places. However, the vegetation is holding most of the area in place. The greatest erosion area is the area of proposed drainage easement and was addressed above. Th varved silts and clays are not eroding as a very rapid rate. Any attempts to change the shape of the streambead-may cause additional problems. If there are any questions, please do not hesitate to contact me. Re ctfully submit ed, enry . Moe 11er ON-SITE SOILS INVESTIGATION I SOIL MAPPING "WETLAND" IDENTIFICATION I SOILS INF IIMATION AND C WGULTATI N UUOx706 PLANNING AND ZONING COMMISSION MARCH 12, 1985 SPECIAL MEETING SOUTH WINDSOR TOWN HALL MEMBERS PRESENT: Klenke, Montana, Conde, Smith, Sorenson ALTERNATES PRESENT: Asplund (sitting for Sorosiak) ; Hallowell (sittin for Gilligan) ; Rossi - Commissioners Montana and Hallowell were not present during discussions on Plum Ridge Condominiums, and Commissioner Sorenson chaired that portion of the meeting. Mrs. Rossi was appointed by Mr. Sorenson to sit in Mrs. Montana' s place. PUBLIC PARTICIPATION None NEW BUSINESS .v 1. Town Council Committee on Town-Owned Detention Basins Mrs . Montana appointed David Sorenson to be the Commission' s repre- sentative to the Town Council Committee which is studying and making recommendations concerning Town-owned detention basins. 2. Comprehensive Plan of Development a. Economic Development Element - Meeting with Economic Developm nt Commission and Economic Development Coordinator Mr. DeMallie, Planning Director, indicated that he met with John Shemo, )44. the Economic Development Coordinator, and Edesse Sloan, his assistant, to develop a conceptual map showing areas with economic development potential and areas where zoning could be physically altered. Mr. Kenneth Brill, Chairman of EDC, said they voted unanimously in favor of the recommendations which are about to be made. Mr. Shemo said they attempted to objectively look at the Town, and its growth over the next 15 years. z IILCL- a Commercial ntT consist of 390 acres, which is 2. 17% of the total land area. C General Commercial Zone - total, 262 acres - 1. 44% of total land area, and of that 104 acres is vacant. Much of that vacant land is marginal and is in the flood plain or wetlands. Restricted Office - 33 acres - . 018% - 28 acres vacant. The vacant land is on the west side of Route 5 to the north. The only developed area is Westgate Offices. Mr. Shemo produced a color coded map. The areas in pink are currently zoned industrial or commercial and no change is recommended. The orange areas are zoned industrial or commercial and minor changes are recommended. The yellow areas are currently residential, and it V V IX Planning & Zoning Commission -2- 3/12/85 is suggested they be rezoned to either Restricted Commercial or Restricted Office. Areas which could be rezoned from Industrial to Industrial Park include areas south of Chapel Road and west of Long Hill, south of Satellite Road, east of Nutmeg Road; north of Strong Road and west of John Fitch Boulevard; and north of Rye Street and east of John Fitch Boulevard. All these areas are large enough to accommodate industrial parks. EDC also felt an IP zone was more appropriate next to a residential zone. Mr. Shemo pointed to various areas along Sullivan Avenue, which EDC suggested be rezoned industrial, commercial and restricted offic . Areas along Buckland Road would go from AA-30 to RC on the east, and from RR to RO on .the west. Mr. Shemo said he envisioned land owned by the Archdiocese as a tremendous opportunity for a corporate center, or a luxury hotel conference center use. Other areas on th east side of Buckland Road would be a combination of MF with RO or RC. Land bordered by the Manchester Town line, south of Deming and west of Slater would be rezoned RO. Mr. Shemo said this is because of the changes in the land use to the west and south in Manchester, and the • -- close proximity of this area to the Interstate highway. Mr. Shemo suggested the area in the vicinity of Oakland Road, west of Foster Street, be changed from AA-30 to RC . It has the potential for use as a country club site. A parcel on the northeast corner 'of Dart Hill Road and Lawrence Road could be changed from RR to RC , in order to provide a small shopping area for residents in the area. EDC would like the Commission to consider consider an RO zone on the north side of Ellington Road, west of Foster. Mr. Shemo said there a r ady is lenty of land to"'accommodate industrial in Town, She then asked if thought had been given to a town owned industrial park, and Mr. Bartolan replied that a referendum was held about 8 years ago, and there was never enough interest in Town to go ahead with that concept. Mr. Brill said they are trying to use industrial park zoning as a buffer next to residential areas. Mr. Conde noted that the Commission has had a lot of grief concerning Savin's industrial park. Mr. Conde pointed out that in the past everyone in South Windsor bought in East Hartford, Vernon or Manchester, and he asked Mr. Shemo if he thought this would change. Mr. Shemo replied that he has initiated some discussions and people seem to think there is a major market in South Windsor. . He also reminded the Commission to think 15 years into the future, and the population and needs at that time. 004708 Planning & Zoning Commission -3- 3/12/85 Mr. Conde asked what kind of clients Mr. Shemo is trying to attract to South Windsor, and noted that there are a lot of warehouses. Mr. Shemo said anyone coming through his office with a proposal that is not in keeping with the community is not encouraged. On the other hand if someone comes in with a high tech or light manufacturing business, Mr. Shemo said he' ll bend over backwards. Mrs. Klenke asked what happens to the people who are already in an area where the zone change is proposed. There was a further discussion and Mr. Brill said in, many states you see very expensive homes amidst corporate headquarters and they can live together happily. Mr. Shemo used the example of "Mill on the River" as an existing use which is compatible to residential uses around it. Mrs. Rossi raised a question about what will happen to the road wh n this development comes in, and Mr. Shemo said there' s no question that Buckland Road will be four lanes. The S curve is being done this spring, and there will be an increase in volume on other roads, but to what degree he can' t say. He said that's where PZC comes in, and they might want to control the size of complexes going in. Mr. Conde said he thinks it' s a good idea to have something in the area of Dart Hill and Lawrence and Mrs. Montana agreed. Mr. Hallowell said he'd like to see EDC come back with a goal of what percentage of various types of development is desirable. It was also suggested that smaller maps showing the EDC's proposed zone changes be submitted . Mr. Hallowell said .the public should be aware that the Commission is developing a growth plan and this is a guide. The Commission is not changing these zones to the proposed zones. The 1968 Plan was the original plan and the'. Commission has followed that very closely do that it does not have problems. He noted that newspaper accounts seemed to indicate that the suggestions made here to night will actually occur and that is not correct. There being no further comments, this portion of the discussion on the Comprehensive Plan was concluded. b. Housing Element - Thea Smith Mrs. Smith distributed copies of a memo addressed to her from Planning Director DeMallie, dated 3/11/85, enumerating 14 preliminary goals and objectives for the Town Plan' s housing element. A copy of that memo is attached hereto, marked Exhibit A. 14 SUMMARY of TOTAL LAND AREA BY ZONING DISTRICTS 1 Percent of Total Land Zoning Use Zoning Districts Square Fget- Acres in South Windsor Single-Family RR, AA-30 A-409 A-309 A-20 526,8609800 12,094,76 66.23 Multi-Family MF-A, MF-AA 99355PSOO 214.78 1.18 awwwPOW Industrial I, IP 1059977,600 29432.85 13.32 Flood Plain FP 1322678,400 39045.80 16.68 Unclassified Unclassified 313219600 76.25 0.42 TOTAL 795949611002 189261.632 100.00 1. As of May 1, 1983, determined by polar planimeter (except MF zones) 2. Total land area is 28.5 square miles TOWN ILA f w South Windsor Planning Department, July 1983 Town Plan Update, Lane Use Element Updated: October, 1983 TOTAL LAND AREA BY ZONING DISTRICTSI Percbnt of Zone Total Land Designation Zone Name Square Feet Acres in South Windsor RR Rural Residential 292,6149400 69717.33 36.78 AA-30 Limited Residential 6390469400 19447.31 7.93 A-40 >.;. Residential 5091889800 19152.15 6.31 A-30 Residential 2999909400 688.47 3.77 A-20 Residential 9190209800 29089.50 11.44 loll GC General Commercial 1194499600 262.84 y 1.44 MF-A Multi-Family 8,702,400 199.78 1.09 MF-AA Multi-Family 653,400 15.0 0.08 I Industrial 9695769000 20217.02 12.14 IP Industrial Park 9,4019600 215.83 1.18 RO Restricted Office 194499100 33.27 0.18 FP Flood Plain 13296789400 39045.80 16.68 Unclassified 393219600 76.25 0.42 TOTAL 795,476,1002 18,261.632 100.003 1. As of May 1, 1983, determined by polar planimeter (except NF zones) . 2. Total land area is 28.5 square miles. 3. Due to rounding, figures do not add up to 100 percent. TOWN KAM South Windsor Planning Department, July 1983 • Town Plan Update, Land Use Element Updated: October, 1983 dVliu�Wa���WYiIIiVVIYIIi i�W�ll�u� 4P20 Gc R R Gt AI(agr) A (ag r) Cr HEF ••ice • •; 7f .! •yi'� `` • LO 5; � A 1 k`' Flo Of Pil IS .r-. _ �t t•r1:.1 l �: Wit'• � }� 5 �: A��}• i� 7PJA: �' s L ;• � + r,� •.'�� s Alt •�; :i - ++j � '�s,�•-r �/ �ti At � '!a ^1, '�• �� S t' .#' "• � ��. �;•`'1` S 'l •OY it ,•� �'' '�, '` L' ,� , wt� O -�_� e. _ ��;t�- � �• � it � ,� `•; r v'•� � �• ,f• . Lucek Engineering Associates, Inc. Consulting Engineers & Land Surveyors 490 Buckland Road South Windsor, Connecticut 06074 Emil W. Lucek, PE, LS Telephone (203) 644-2474 DRAINAGE COMPUTATIONS John Fitch Industrial Centre Sullivan Avenue South Windsor, CT November 1985 w � �'O '�EVrsna�° ��� 11 ', l�.�i�' __:�i \\ I •;�. � `�\ �� . • •�� �•/ \\\\ "• �� •� `�; a \\�. wit r' Jel I , t „ d I � I •N � I �[ 2.121 I t I \ ki / I j i V � I \,\\, \ , C:;7 4?Sl V- � 1 f r _,A4 Ale U-s Acre 2m v 6.,VW 1 77 SCA 7 12vN o f _. ___.r,.�_ _�_._.__ .__._�_. . _ __ 7e. 'De-vetopj Ac. a p-j 'DAE S 16A IF+ Q 3 � 1 �2aw, '�� 7• Z � 1 G s �5-, G -E- = 2 4 o ' :f ... ,.__....q.......__—........... e ~ .50 , ,.. --«_ --•__..«_ .. ,,«_. _ ___ -._.__ WEIR FLOW STRUCTURES GE 7t ;.. - ., PIPE FLOW STRUCTURES OVER 300 CSM ^M .40 OVER 150 CSM a { .30 APPROXIMATE STR E LEMM ROUTING 25 »____«_ _�_ __ FOR SINGLE STAGE STRUCTURES TYPE II DISTRIBUTION __._.�.. -�- +-.-. —�' ,a >•r 4 . Z4-HOl1R__tAINFAL + > ~ 41 .20 .15 , .10 _.._..... .1S .20 .25 «.«.._._..... ._._.»....._._.. _.........._._..._...._._.a._ .30 .40 .50 .60 .70 .80 RATIO PEAK RATE OF OUTFLOW Qo PEAK RATE OF INFLOW k�) Figure 7-2.--Approximate single-stage structure routing for weir flow structuresr rate and pipe flow structures over 300 csm releaserate over 150 csnl release . � yak�,i.-✓a��v y4, _ CHART 2 ISO 100000 , 168 88000 EXAMPLE (2) (3) 156 6 000 D•42 Inches (3.5 feet) 6. 6. � am120 ef• 144 75,000 5• 4,000 • mw 6• 5. 132 feet p:;a 30000 5. 4. 4. Z 120 C (2) 2.1 7.4 29000 13) 2.2 7.7 4• 108 3• ?,I eD in feet 4y 3. 96 1 000 3. 800 N� 84 600 �, / ---r 2. —• 2— 500 o ' 72 400 2• = 300 +1 0. 0!" 1.5 1.5 C z �� z 60 u 200 �� 1.5 ? c 54 ., a o w 48 0 100 y. Z > Cr. 80 v / Q /J N 60 O 1.0 I.0 U. 42 c 5o HW SCALE ENTRANCE 10 cr 4 D TYPE W .9 i 1-- 36 0 ,(1) Square edge faith 49 9 W hoodfaall 3 •9 r '33 Q 20 (2) Groove end with Q headwall = •8 .8 .i 30 (3) Groove end 48 Projecting � 2T 10 .T .r 2a 6 •T 6 To use seals (2)or (3)Prajoet 2 1 5 horizontally to scale(1),the" 4 use straight inclined line through D end a scales,or reverse as .6 ,illustrated. — .6 '6 2 j 15 /� W 5 .5 11.0 .5 12 HEADWATER DEPTH FOR HEADWATER SCALES 2 A3 CONCRETE PIPE CULVERTS f REVISED MAY1964 - WITH INLET CONTROL BUREAU OF PUBLIC ROADS JAN. 1963 5 -2 2 PLANNING DEPARTMENT IN-HOUSE REFERRAL FORM TO: Karl Feichle, Mike Gantick, Mel. Stead, Fred Shaw Date: Richard J. SarGor, Gary Tyler, Fire John Shemo FROM: Marcia A. Banach, Director of Planning The Planning & Engineering Departments have received plans for the Following project: FJ ;:�i�_.��K L1) -7 , 4 /�a. u�- U Subdivision Site Plan Residential Commercial Industrial Location: � ,� � ��tix.e .c �-1�,� �-vL° "z Project Description: ell ,-� 5 � -fie Future Town-owned property involved? YES V 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 /Ll�?'' if you will have comments on this application so that I can follow up with your department when I do a Planning Department report. PLANNING DEPARTMENT IN-HOUSE REFERRAL FORM TO: Karl Reichle, Mike Ganttick, Mel Stead, Fred Shaw, Date: Ridlard J. Sa!t=, Gary Tyler, Fire Marshal Lanning John Shemo FROM: Marcia A. Banach, Director of Planning The Planning a Engineering Departments have received plans for the zollowing project: FV PdAtx� C 76%4 Subdivision Site Plan Residential Commercial Industrial Location: o Project Description: � c � C Future Town-owned property involved? YES V 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 /L�� if you will have comments on �� this application so that I can follow up with your department when I do a Planning Department report. J F I Associat s, Inc. P.O. Box 1061 v South Windsor, CT 06074 1 P-1 (203) 289-7662 (� February 22, 1988 t Ms. Marcia Banach Director of Planning Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 RE: John Fitch Centre, Parcel C Zone Change Application Dear Marcia: This is a request for the public hearing for the referen application be set for a date after April 5, 1988. The r st is made because we are scheduled to be out of the area at a end of March and early April. We thank you for your consideration in this matter. Very truly yours, Raymo J. Alexander RJA,/iba r Sol a ca 4 T-a o-P S ?d&zd4ot o C V w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 f�osoR-co� AREA CODE 203/644-2511 M E M O R A N D U M March 24, 1988 TO: Marcia A. Banach, Director of Planning FROM: Michael J. Gantick, Director of Public Works RE: ZONE CHANGE - JFI CENTRE Please find, attached for your information the SEA comments for the subject project. Should you have any questions, please feel free to contact me. MJG/jsv cc: PZC Correspondence File Engineering Department March 22, 1988 S E A Consultants Inc. Engineers/Archit cts Principals Arnold B.Goldst in,P.E. Frederick G.Aufiero,P.E. Mr. Michael J. Gantiek, P.E. Robert M.Brandon,A.I.A.Stephen H.Geribo,P.E Director of Public Works David T.Goodemote,P.E. Town of South Windsor Bruc E.Soule,P.E. 1540 Sullivan Avenue Kenneth M.Stewart,RE. South Windsor,Anthony J.Zuena,P.E.. d f Connecticut 06074 Associates Re: JFI Centre Steven L.Bernstein,P.E. Paul F.Gabri I,P.E. Job No. 288-8731 Mark Gould,PE. Task Order No. 20 Michael S.Schultz,P.E. Arthur A.Spruch,P.E. Dear Mr. Gantiek: 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 Date Key Map Luzzi Engineering & Surveying - Report Narrative it — 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: GENERAL COMMENTS 1. The narrative describes the land as being secured from flooding and other dangers. Since the parcel is relatively flat, it is recommended that the 100 year flood boundary of the Scantic River be indicated on the plans to assure that this statement is accurate. 2. Based on the information submitted including the Economic Development Commission's recommendations for commercial space, it is suggested that a zone change be granted for parcel t'C" of this site. If you should have any questions, please do not hesitate to call me. Very truly yours, S E A Consultants Inc. 850 Silas Deane Highway Wethersfield,CT 06109-3412 (203)721-7993 dames R. Bancroft485 Massachusetts Avenue P.E. Cambridge,MA 02139-4018 , (617)497-7800 Citicorp Park W st JRB:emf 100 Foden Road South Portland,ME 04106-2319 (207)775-2281 C r Tia ap Saum ?d&&Aat -1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 v AREA CODE 203 644-2511 R•CO�� March 25, 1988 JFI Associates, Inc. P. 0. Box 1061 South Windsor, CT 06074 re: Appl. #88-005 JFI Parcel C Zone Change Gentlemen: Please be advised that the public hearing in the above matter has been scheduled for Tuesday, April 12, 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, April 1, 1988. One sign should be placed at the north side of Sullivan Avenue and the other at the west side of Rye Street. The signs can be purchased in the Town Hall for $5.00 each. Very truly yours, PLANNING AND ZONING COMMISSION F. Hallowell,, Jr. Chairman cc: PZC File Applicant M. Banach, Dir. of Planning O-P SOM& ?Ai� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 �f�dSO1J•C0 AREA CODE 203/644-2511 March 30, 1988 Mr. Raymond Hallowell, Jr. , Chairman Planning & Zoning Commission Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 RE: JFI Associates, Inc. - Zone Change from Industrial to Restricted Commercial - Parcel C Dear Mr. Hallowell: Please accept this letter in support of JFI Associates, Inc. for a zone change from Industrial to Restricted Commercial on approximately 8 acres of land located at the northeast corner of Rye Street and Sullivan Avenue. The Economic Development Commission voted unanimously to endorse the proposed zone change at its March 23, 1988 meeting. The proposed zone change would well serve the needs of the industrial/office growth slated for the area. JFI Associates is projecting a total of 450,000 square feet. Rye Street Business Park, a joint venture with the Shepards and Culbro, is projecting a total of 750,000 square feet of space. Permitted uses in the RC Zone such as banks, offices, restaurants, service establishments and daycare centers would compliment and be most compatible with the uses to be found within John Fitch Industrial Centre and Rye Street Business Park. The proposed commercial development would also serve to reduce the distance of automobile trips for employees within the area seeking commercial services . The proposed zone change is similar to a recommendation made by the EDC to the PZC to encourage commercial growth in that area, during the Plan of Development update discussions . Thank you for your consideration of our interest in this application. Very truly yours, K nneth Brill, Chairman Economic Development Commission rfl 10, v He$ �40,0N at,< 1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074 ~oso ,.CO � AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, MARCH 31, 1988 THURSDAY, APRIL 7, 1988 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION Notic is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday, April 12, 1988 at 8:00 P.M. in the Council Chambers of th to consider the following: 1 . Application f JFI Associates, Inc. for a Zone Change om I to RC for p erty located at the northwest c the intersection of ye Street, east of Fire House No. 3. 2. Application of LaCava Construction Company for an 18-lot Open Space Subdivision on property located east of Felt Road and west of Foster Street, AA-30 Zone. 3 . Application of Donald W. Fish for a Zone Change from RR to RC for property located near the 5-Corners area, north of Route 30, west of Sullivan Avenue, and east of Community Road (formerly known as the Wapping Community Church's Community Center) . Copies of these applications 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 t� y T_a op S-OU& ?d&U&Ot a G V 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 �'►'osoR-CO AREA CODE 203/644-2511 May 25, 1988 Mr. Raymond J. Alexander JFI Associates, Inc. P. O. Box 1061 South Windsor, CT 06074 re: Appl. #88-05P Zone Change I to RC Parcel C, JFI Centre Dear Mr. Alexander; This is to notify you that the Planning and Zoning Commission voted on May 24, 1988 to deny the captioned application for a zone change for property located at the northwest corner of the intersection of Sullivan Avenue and Rye St. , east of Fire House No. 3 . The Commission is concerned about traffic impacts from the creation of a commercial zone at the intersection of Sullivan Ave. and Rye St. Moreover, the Commission does not want to fragment the commercial zones without a more comprehensive town-wide approach to identify areas where commercial zones within industrial zones would be most appropriate. Please feel free to contact us if you have any questions regarding this matter. Very truly yours, PANNING AND ZON NG COMMISSION Ra and F. Hallowell, Jr. Chairman 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 J. Shemo, Economic Dev. Coordinator .00O*M. Banach, Planning Director Registrar of Voters Inland Wetlands Agency/Conservation Commission Architect/Engineer Applicant PZC File �t wN y Ole S ?d&U&10t o 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 01t-C � AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, MAY. 28, 1988 LEGAL NOTICE TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION At the May 24, 1988 meeting, the Planning and Zoning Commission voted to take the following actions 1 . Deny the applicatio 'of JFI Associates, Inc. for a ne � Change from I to R for property located at the n thwest corner of the int section of Sullivan Ave_nue-- Rye Street, east of Fi a House No. 3. 2. Deny the application of 641 Sullivan Avenue Associates for a Zone Change from RR to GC for property located west of West Road and South of Sullivan Avenue. Dated at South Windsor, Connecticut this 25th day of May, 1988. PLANNING AND ZONING COMMISSION Raymond F. Hallowell, Jr. , Chairman Marshall Montana, Secretary W I266 Warranty Dom,II► ti0a�or Lorporanoa JULIUS BLUM99M ,INC.,LAW BLANK'NKLISNLII• TMK 1: A UC AL Mi1'e 40 ff AND f11OULD Ri WCYfm IArDiR OP AN ATTO Y Ito Veopit to faurwthpom tbeoe Vreanto MA Cam, greeting: RMID 99, XW WE, MARTIN F. MCGRATH, JR. of West Hartford, Connecticut, ELLEN M. KOVEL of West Hartford, Connecticut and JANE PACKER f San Gabriel, California, (fqr erly of San Marino, Calif rnia) hereinaft r ale called ! Grantors , for the consideration of received to fill action of our J. F. I. ASSOCIATES, a Connecticut partnership with offices in South Windsor, Connecticut, hereinafter also called "Grantees" i •I► +I d give,grant,bargain,sell and confirm unto the said J. F. I. ASSOCIATES, its success re Iand assigns forever, all that certain piece or parcel of land with the buildings and improvements thereon situated in the Town of South Windsor, County of Hartford and State of Connecticut,, located on the northwesterly corner of Rye Street and Sullivan Avenue, also known as 87 Rye Street, and being more particularly bounded iand described as follows: A certain piece or parcel of land, located and situated on the northwest 1� corner of the intersection of Rye Street and Sullivan Avenue in the Town q of South Windsor, County of Hartford and State of Connecticut, )morn as No. 67 Rye Street, and being bounded and described as follows: NORTHERLY by land now or formerly of Jean E. Shepard; EASTERLY by Rye Street; SOUTHERLY by Sullivan Avenue; and WESTERLY by land now or formerly of the Town of South Windsor, and land s now or formerly of Holiday Enterprises. Being a portion of the premises described as Parcel A and Parcel D in a ' Quit-Claim Deed from Mary F. McGrath Conroy to Martin F. McGrath and Ellen McGrath, dated October 22, 1940, recorded October 30, 1940, in Vol. 39, Page 251 of the South Windsor Land Records; also described in a Certificate ++ of Devise from the Estate of Ellen L. McGrath to Martin F. McGrath, dated November 18, 1977, recorded November 23, 1977, Vol. 234, Page 188 of the i South Windsor Land Records. .I I Being the same premises described as "PARCEL FOUR" in a Certificate of Devise from the Estate of Martin McGrath to Martin F. McGrath, Jr., Ellen M. Koval. and Jane Packer dated August 6, 1984 and recorded in Volume 381, Pages 241, 242, 243 of the South WindAor ,Land Records. Said premises are co4veyed subject to state and municipal ordinances, laws and regulations, easements, restrictions and rights of way as of record appear and taxes on the Lists of October 1, 1985 and October 1, 1986 which the grunt• s h rein assume and agree to pay. Said premises contain 67 acres, more or less. :;I � ;: \�©o• i:;�it'�E'yc3r'iC8 �i;/h �uwtri��.0 Q'� ; i ` ` ' • � ' Alir ♦I+nf T••,-±i Clerk Tt-v.m Clerk � i "'•ul t0 o1b the ab ve granted and bargained premises, with the appurtensncs" It0 *abe anb ' heirs and assigns forever,to it seof, unto it the said grantee its suce asoYs for our se aes, the the said grantors d and their wn pr per use and beboof.An�also, we its successors our heirs, esecutors,'and administrators, covenant with the said grant** 'are well heirs and assigns, that at.and until the ensesling of these presents, seized of the premises, as a good indefeasible estate in FEE SIMPLE; and have good riginctrances and sell the same in manner and form as is above written; and that the same is free from al whatsoever,except as above stated• b these presents bind our sel ves Sjttb jF�t�jtt�t e, we the said grantors do y ranted and bargained d our heirs forever to WARRANT s AND s orsEND the above s and asdgni,against all an , its premises to it the said grantee claims and demands whatsoever,except as above stated. 1 we have hereunto set our hand and seals 3n �ibvtgg reet )d on the dates hereinafter set forth. Signed, Seale and Delivered in the presence of _ f , , ' Date .................... •• •'••�• "'� 2 iq/6 Martin F F. McGrath, Jr. d .� ... .... ...................................................................(L.S.) Ui�.. ............. N l�• L�11-t 4a- �,�1,,.�..I.�•�- .......(L.S•) ............................ Ellen M Kovel ...................... M.......................... ............... . ................ .;i.................. l�d6. ��,....................(L.S.) %... Dec. �� ...... -- -• ✓..,� :1�1�:ti .....�:•�.. ... ne Packer r3r So) e. ..........................................................(L ) ......................................................._.........................._...... .....................(L.S. ...................................................... _................. ........_.._...... G r« ee - caW o-e__5S S r 1 CALIFORNIA �IIltltf Iaf ��� Q r1s'� �� of 19 , before me, (..d i S v. y r �c�•t'y On this the >'�1 day of December 86 the undersigned oScer, personally appeared Jane Packer known to me (or satisfactorily proven) to be the person whose name is subscribed to the within that she executed the same for the purposes therein contained. 1� instrument and acknowledged � a er s atuxe j hereunto free and.d deed. 'itnegg ��jcrco , T .... .. . �. .. . .. ::.:� ........................... A OFFICIAL. SEAL �• �... �� ..) IJGTf,ry F :� - C;.t.l,•'0MA ............�.�r1.�.....:..1.. �.�.�... ................. "�' c; E',Tr Notary Public Ti, My Commission .. i•� IGy con,r.: c-p,r;s SEP f, ►q89 Expires M go.: f.e+• R d P Df �ii�ririPt tt SLIUn'tg lit Hartford N Richard M. Rittenband, On this the ? day December 1986 , before me, f y of eared Martin F. McGrath, Jr. and Ellen M. Kovel known the undersigned officer, personally app jock , satisfactorily proven) to be the persons whose =bmin names are subscribed to the within strumednt��M i acknowledged that they "o p�cltRs� c>dfocxKirndRR>�Ant�.xi�X °�flJl�°`A1tRsbc�k � ��x o 3n lVltntoo Vbrreot, 1 hereunto set my hand. u for the purposes Y *executed the same .. ................. ................................................ q therein contained and that their and deed Richard M. Rittenband their free act ' "'" signatures were ......................................... ••••"�"�"""'""""�" �a�oc i Commissioner o The Superior COu