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HomeMy WebLinkAboutZONE CHANGE TO RA G� �.l..Vat � / .iui ��J aI��ia a•Ia+:J Jcaa. c.7�•..,�u.�\� Rolpert Ursn anri Wi 1 i am 90 Brookfield Rd. South Winci-nr� SLri-z•=, Ga\�a GF -:.CG:.D G\ S.W. LA\0 U.002DS Society For Savings �DSy : 31 Pratt Street, Hartford, Conn. LOCATION, OF OpF.RTY Southerly side Sand NJ 1 jRna _ Wesr.erly sine of Ellington Road, (See* attached descrir�r; nn` �.�V -2-,\:. if OF 22 SG-x Cu W110y, AND ::. L Attorney William E A 5 Road 5o.lt.� Windsor , Connecticut 4f ti44- s:r FGR: (CIzZCK G\E xx Zone Gha:aGe to R.A. Zone (public arinIr 2. Fili:ag nor Subdivisio:a ✓. F- iIinz -for Open SP,ace subdlV4540,, (PZ+d1iG hea:l::o) 4. r,.��ag �o..�-, ' Resubdivisio:a (Public :.caring)r S. Special Exce7tio:. to Articia of the Zoninz Regulatio:.s o. Site Devalo?x-a .t 7. d Gr Clay O: Quarry Stone & Ore (Public :ear _ a\eu.OVol Oi Sand, ••�:V�•�y S. Ot,e:. (explain in detail) - \�D 3: : TEE GWx.:R 0: 1..� UST BE SIG L%CA�T .-r, .� � SETS 0: �iAAS b rr "" W:LL ALONG W.t:I 2G1�.1G CG.�:iSSiG1 Robert Urso & ow',gR Robert :1rsc W ' ' Barn illiam Mitchell' 3y - William E. Grace �Ii�iiam" E. Grace Traffic Impact Study for PROPOSED CONDOMINIUM DEVELOPMENT Sand Hill Road at Route 74 Ellington Road South Windsor, Connecticut April 1980 FUSS&O'NEILL �O 10 FUSS&O'NEILL consulting engineers April 18, 1980 Mr. William Mitchell Mitchell Trucking, Inc. 90 Brookfield Street South Windsor, Connecticut 06074 RE: Proposed Condominium Development - Intersection Sand Hill Road, Ellington Road, South Windsor - Traffic Study Dear Mr. Mitchell: The conclusion of this study is that the roadway system has adequate capacity to accommodate the estimated traffic generated from this proposed development. We would be happy to meet with you to further discuss this report and prepare our presentation to the Planning & Zoning Commission. I look forward to hearing from you. Very truly yours, William D. O'Neill, P. E. WDO/catg Enclosure 210 MAIN STREET / MANCHESTER, CONN. 06040 / TELEPHONE (203)646-2469 SOLID WASTE MANAGEMENT•WASTE WATER SYSTEMS•EROSION CONTROL•WATER SYSTEMS•HYDROLOGY and DRAINAGE SYSTEMS•SITE PLANNING HIGHWAYS and BRIDGES•SURVEYING 9 LANDSCAPE ARCHITECTURE•TRANSPORTATION and TRAFFIC• PUBLIC WORKS MANAGEMENT•HYDROGEOLOGY TAP LE OF CONTENTS Page Introduction 1 Location 1 Existing Condition and Environment 1 Proposed Development 2 Existing Roadway Traffic Volumes 2 Site Generated Traffic Volumes 3 Roadway Capacity with and without Condominium Traffic 4 Accident Records 4 Intersectional Capacity Sand Hill Road at Ellington Road 5 Sand Hill Road at Sullivan Avenue (Route 194) 5 (Proposed Improvements) Conclusions 5 PLATES Following Page l Site Location Map 1 2 Traffic Volumes 2 3 Proposed State Project 132-82 5 Route 194 - Sullivan Avenue Realignment APPENDIX Traffic Generation - Proposed Condominiums A-1 Afternoon (P. M.) Traffic Generation - Proposed Condominiums A-2 Morning (A.M.) FUSS&O'NEILL Introduction The objective of this report is to analyze the impact of the traffic generated by the proposed condominium development of Mr. William Mitchell on the surrounding roadway system. This report will determine the proposed developments effect on existing traffic volumes, any impact on the accident potential at the Sand Hill Road and Ellington Road intersection as well as its general effect on the roadways in the vicinity of the site. Location The proposed condominium development is located on a 15 acre parcel of land in the southwest corner of the intersection of Ellington Road (State Route 74) with Sand Hill Road and Valley View Drive. It is bordered on the north by the property of Robert Urso, et. at., on the west by the Connecticut Light & Power Company property, on the south by the property of the Russo Development Corporation and on the east by Ellington Road. (See Plate *1) Existing Conditions and Adjacent Development ! Ellington Road in the vicinity of the subject parcel of land is a 25' wide i bituminous surfaced roadway with no definable shoulder area. The grade f I of the road is approximately +5%, with a moderate curve to the right at the southerly end of the property, traveling northerly towards Ellington. Several residences are located on Ellington Road opposite the proposed condominium development. -1- FUSS&O"NEILL O 0: m a / SAND HILL ROAD ' ONLY �--- PROPOSED a I ACCESS o / D o / C' o � C2 / / / O Q ;oFUSS8074BILL / MANCHESTER, CONNECTICUT D / E:2= TOWN OF SOUTH WINDSOR MITCHELL TRUCKING , INC. I ZONE CHANGE REQUEST / LOCATION MAP ' PROJ.NO. a -EO DATE 4'1'80 SCALE: 1"-200' , PLATE NO. Sand Hill Road in the vicinity of the proposed development is a 30' wide bituminous surfaced roadway with bituminous curbs throughout the general area. No definable shoulder areas exist. The grade of the road is approx- imately +6% traveling easterly towards Ellington Road and its horizontal alignment is straight throughout the subject area. Several residences are located on Sand Hill Road opposite the subject parcel of land and in the south- west corner of the intersection of Sand Hill Road with Ellington Road. Proposed Development The proposed development consists of a 120 unit condominium complex on a 15± acre parcel ,of land. The proposal is to provide one point of access to the site and -locate it on Sand Hill Road opposite the proposed-'Abby Road Extension Right of Way". This is approximately 800 feet From the Ellington Road intersection. i i Existing Roadway Traffic Volumes The following tabulation shows the average daily traffic (A.D.T.) and the morning(A.M.) and afternoon (P.M.) peak hourly traffic volumes. These traffic volumes are From the files of the Connecticut Department of Trans- portation and reflect 1979 A.D.T. 's and hourly traffic volumes. Subsequent i traffic counts to verify these volumes were conducted by Fuss & O'Neill Inc. on April 4, 7, 8, 1980. (See Plate 2) lU -2- FUSS&O'NEILL 1 1 1 ` 1 1 1 1 \ 1 1 � 1 � 74 00 877) 796 CpO ( 170) 200 \ , \ \ . \ O \ �p \\ \\ \\ 4100 r V( 398) (` 6/` \ 540 (7cy o \ a \ OSFO q B JV MANCNESTER, CONNECTICUT Y R°4o TRAFFIC VOLUMES Ap F+r. b 00 = AVERAGE DAILY TRAFFIC ( 4 90)�&73� (000 ): PEAK HOUR VOLUME A.M. 400 5�3) �►� � �- 000 : PEAK HOUR VOLUME P.M. Jpnoi-160- 80-60 DATE:4-1-00 SCALE:1"-200' PLATE NO. 2 ADT A.M. P. M. t 4 100 7-8 398 vph* 5-6) 540 vph Ellington Road , C ) p C South of Sand Hill Rd. i Ellington Road 7,400 (7-8) 877 vph (4-5) 796 vph North of Sand Hill Rd. Sand Hill Road 4,400 (7-8) 490 vph (5-6) 400 vph Valley View Drive 1 ,600 (7-8) 170 vph (5-6) 200 vph * vph = vehicles per hour Site Generated Traffic Volumes The determination of the volume of traffic generated by a 120 unit condomin- ium development has been derived from "An Institute of Transportation Engineers Informational Report" titled "Trip Generation" which is a second edition dated 1979. The average trip rate of a condominium is 5. 1 trips per occupied unit per day and assuming all units are occupied, it is calculated that there will e 612 n e way trips generated per day from the condominium complex. Utilizing the above mentioned reference, the morning (A.M.) and afternoon (P.M.) traffic to and from the condominiums is shown in the following i tabulation: A.M. P.M. Exiting 306 vph 121 vph Entering 61 vph 244 vph It has been assumed that fifty percent of the traffic generated from the pro- posed condominiums will travel west on Sand Hill Road and fifty percent will travel east on Sand Hill Road. The fifty percent of the traffic traveling east on Sand Hill Road will split so that sixty-five percent travels to and -3- FUSS&O'NEILL from the north on Ellington Road and thirty-five percent travels to and from the south -on Ellington Road, Negligible trip generations is assumed from Valley View Drive. (See Appendix A) Roadway Capacity with and without Condominium Traffic The following table shows the volume of traffic presently on the roadways, the volume of traffic on the roadways with the condominium traffic included and finally the colculated maximum capacity of the roadways. Maximum Roadway Without Condos. With Condos. Capacity AM PM AM PM VPH Sand Hill Road 490 vph 400 vph - 673 vph 583 vph 1660 vph Ellington Road 877 vph 796 vph 997 vph 916 vph 1427 vph North of Sand Hill Rd. Ellington Road 398.vph 540 vph 461 vph 604 vph 1427 vph South of- Sand Hill Rd. Valley View Drive 166 vph 196 vph Negligible 1660 vph Change Accident Records At the intersection of Sand Hill Road with Ellington Road, the Connecticut r Department of Transportation established a four way stop control and in- stalled a flashing beacon on September 22, 1978. The three year accident ' I record from DOT files show that fourteen accidents occurred between January 1 .9 1976- and September 1978. Eoth DOT accident records and Town of South Windsor accident records were reviewed for this intersection for the period of September 1978 to December 312 1979. No accidents at this Intersection were recorded in these accident files. -4- > FUSS&aNEILL Intersectional Capacity Sand Hill Road at Ellington Road From the Highway Research Board Report *87 "Highway Capacity Manual Chapter 6, At-Grade Intersections" it was determined that the subject inter- section can operate with the additional traffic generated by the proposed 120 condominium unit. Utilizing 60% of highest peak hour volume from all four legs of the intersection as approach volumes, it is found from Table 6.8 in Report *87 that this intersection is capable of accommodating the additional traffic. Sand Hill Road at Sullivan Avenue (Route 194)(Proposed Improvements) It should be noted the Connecticut Department of Transportation has designed an extensive realignment of Route 194 Sullivan Avenue which includes signi- ficant improvements at its intersection with Sand Hill Road. This improve- ment is expected to improve the intersectional geometrics resulting in both increased safety and improved traffic operations. (See Plate 3) Funding for implementation of this project is currently being pursued by the Connecticut Department of Transportation. Conclusions The traffic volumes generated by the 120 unit condominium complex proposed by Mr. William Mitchell will not significantly impair or detrimentally effect the safety or the traffic operational characteristics of roadways namely, Sand Hill Road, Ellington Road or Valley View Drive in the vicinity of the subject development. -5- FUSS&O'NEILL / 5� �P � \GRp A4. c PIERCE 1 li I � I 'I 'JI J I I ' I S \���� �rn1 FUSS&OWEILL NANCNESTER, CONNECTICUT / TOWN OF SOUTH WINDSOR STATE PROJECT 132-82 ROUTE 194 IMPROVEMENT REALIGNMENT rROJ.NO. GO-60 DATE-4-1-90 SCALE:I��! PLATE NO. 3 APPENDIX FUSS&O'NEILL 1 � 1 1 1 1 1 1 1 1 \ Np \ RM4N � o \ ` v E� Ile?el 0 �o \ \ `yc\ o \�oy � \ '9 J \ O \ Q \ \ 2 SF° P v MANCHESTER. CONNECTICUT yR 44° tim F AC DOM N UMS ESS TO POSED TRAFFIC GENERATION PROPOSED CONDOMINIUMS AFTERNOON ( P.M.) TRIPS pp .NO. W-i0 DATE;4-1-80 SCALE:I"■100' PLATE NO. A.-I 1 1 1 1 _ 1 1 1 1 1 1 1 � "019, � M4N 1 G 1 � V 0 0 M \� h \ 0 \°y \� 90\ O � \ Ft 2 , A� Q h sFO '4e MANCHESTER, CONNECTICUT O Y ROgO F M� ACCESS TO PROPOSED kr CONDOMINIUMS TRAFFIC GENERATION PROPOSED CONDOMINIUMS o ~ego MORNING ( A . M. ) TRIPS �M [-;z—n . so-so *ATE:4-1-so sCALE:I Ud PLATE NO. A-2 10 14 SC.4 l �� 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 �YoyoR CO�� AREA CODE 203/644-2511 May 1, 1980 William E. Grace, Esq. 435 Buckland Road South Windsor, Conn. 06074 Dear Bill: Re: Urso-Mitchell - Zone Change Please be advised that the above matter will be heard at a public hearing on Tuesday, May 20th, at 8:00 p. m. in the Council Chambers of the Town Hall. A sign must be displayed on the property in question advertising the public hearing for at least 10 continuous days prior to the date of the public hearing (by May 9th) . The sign is available in our office at the Town Hall, and the $20 deposit which has already been paid will be refunded when the sign is returned. Yours very truly, PLANNING AND ZONING COMMISSION vg By: ��; ` �� �� C/1 Marshall Montana, Chairman y _mac 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 AREA CODE 203/644-2511 SOR COS TO BE PUBLISHED IN THE JOURNAL INQUIRER: SATURDAY, MAY 10, 1980 FRIDAY, MAY 16, 1980 LEGAL NOTICE T014N 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, May 20, 1980, at 8:00 P. M. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor, to consider the following: 1. Application of Douglas W. Johnson, 33 Murielle Drive, for a resubdivision of land on the northerly side of Deming Street, west of Buckland Road, in an RC zone. 2. Application of RSK Contractors, Inc. , for a resubdivision of land on the northerly side of Pleasant Valley Road, east of Tudor Hill Road, in an A-20 zone. 3. Application of Robert Urso and William Mitchell , 90 Brookfield Road, for a zone Change from RR to RA of approximately 15 acres of land located on the southerly side of Sand Hill Road and Westerly side of Ellington Road. Copies of these applications and maps more clearly defining the properties are on file in the office of the Town Clerk of the Town of South Windsor. At this hearing interested persons may appear and be heard. Written recommendations will also be received. PLANNING AND ZONING COMMISSION Marshall Montana, Chairman Raymond F. Hallowell, Jr. , Secretary Lucek Engineering Associates, Inc. Consulting Engineers & Land Surveyors 490 Buckland Road South Windsor, Connecticut 06074 Emil W. Lucek. PE, LS Telephone (203) 644-2474 May 21 , 1980 Mr. William O'Neill Fuss & O'Neill 210 Main Street Manchester, Ct. 06040 Dear Bill : At the May 20, 1980 Public Hearing of the South Windsor Planning & Zoning Commission, you presented a 120 Unit Condo- minium Design prepared for your clients , Mr. William Mitchell and Mr. Robert Urso for a parcel of land located Southwester- ly of the intersection of Ellington Road and Sand Hill Road South Windsor, Connecticut. This plan was purported to have been conceived by your firm Fuss & O'Neill of Manchester, Connecticut. In fact this design was prepared by this firm, accepted by- my- clients , Mr. Mitchell & Mr. Urso , turned over to you for tracing and reproduction. I am sure you are aware that this procedure is in viola- tion of Professional Engineers Code of Ethics . I personally resent very strongly your negligence in (1) failing to con- tact this office to request permission to use my design and (2) in failing to advise your clients that this procedure is unethical in the eyes of our profession. I am advising you by this letter that I have not re- leased this design to Mr. Mitchell and Mr. Urso ; that you do not have my permission to use this design; and that any further use of my design will result in a formal complaint to the Board of Registration of Professional Engineers and Land Surveyors . . V y truly you , mil W. Lucek EWL/cd CC : oard of Registration of Prof. Engrs . & Land Surveyors Ms. Marshall Montana - S.W. Planning & Zoning Commission William Grace William Mitchell SO 8.4 J `� may''t y) �y �/'� H Y - L.(// L V�SV t� an/ O � C U �1 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 SOR•co� AREA CODE 203/644-2511 June 2, 1980 Mr. Charles N. Enes, Town Clerk South Windsor, Conn. 06074 Dear Mr. Enes: Re: Application No. 737 - Robert Urso and William Mitchell Zone change from RR to RA I hereby disqualify myself from voting in the above captioned matter which is pending before the Planning and Zoning Commission. Yours very truly, Marshall Montana, Chairperson PLANNING AND ZONING COMMISSION vg i LAW OFFICES LAVITT, HUTCHINSON AND KAPLAN ONE ELLINGTON AVENUE EDWIN M. LAVITT ROCKVILLE,CONNECTICUT 06066 KATHERINE Y. HUTCHINSON (203) 871-1333 JONATHAN J. KAPLAN JOHN H. YEOMANS OF COUNSEL June 9 , 1980 Mrs . Marshall Montana Chairman, Planning & Zoning Commission Town of South Windsor Town Hall South Windsor, Conn. 06074 Re: Application for zone change Property at corner of Ellington Road and Sand Hill Road, South Windsor Dear Mrs . Montana: On behalf of my wife (Linda Kaplan) and one other property owner on Carriage Drive in South Windsor, I recently made some inquiry into the proposed zone change by Messrs . Mitchell and Urso of the property located at the southwest corner of Sand Hill Road and Ellington Road in South Windsor. Following this inquiry, my associate, Attorney Steven Ford, received a phone call from the engineering department of the Town of South Windsor to ask whether or not we represented any clients who had objection to the zone change . Actually, neither of my clients have objection to the zone change, and therefore I wanted to write this letter to dispell any implication that they might be objecting, when, in fact, they are not. There are several reasons why they are not raising objections, as follows: 1. We have been advised that Mr . Mitchell has made a commit- ment that only condominiums will be built in this project, all of high quality construction. Furthermore, we understand that he has made a personal commitment to remain involved in this project through to conclusion and to construct the project in keeping with the characteristics of the area. 2 . We further understand that a condition of approval (if approval is forthcoming) would be that the developers (Mr . Mitchell and Mr. Urso) would connect the sewer system from Sand Hill Estates, that presently lies dormant in Sand Hill Road, through to Ellington Road, across the subject property. LAW OFFICES LAVITT, HUTCHINSON AND KAPLAN 3. Furthermore, we understand that the developers have made a commitment that no apartments would be built, only condominiums . 4 . We understand that only 15 acres of the 19 acres , more or less, will be developed and the four acres , more or less , of this property which fronts on Sand Hill Road will be reserved for open space land, in perpetuity. On the assumption that these commitments by the developers will be kept and these commitments will be set forth as conditions of the zone change, my c i ave no o jection to propose hange . Furthermore, I would like to point out that we understand the reason for this zone change is due to the unusual circumstances involving this land and the inability to make any reasonable use of this land within its present zone classification. However, we do not feel that there should be any additional development of con- dominiums or other multi-family structures within this area of town, since it would be inconsistent with the general plan of development of the town. In discussing this matter with Attorney Grace, the attorney for the developers , he advised me that he would keep me informed of the progress of this project and see that I am offered an opportunity to be involved in discussions concerning the site plan of this pro- perty, when it is presented. Naturally, I would reserve any rights to raise specific objections to portions of the site plan at that time. Ver ruly yours , i Jon han J . Kapla JJK/cb cc: William Grace, Esq. John Woodcock, III , Town Ott ney Marilyn Davidson Linda Kaplan Lucek Engineering Associates, Inc. Consulting Engineers & Land Surveyors 490 Buckland Road South Windsor, Connecticut 06074 Emil W. Lucek, PE, LS Telephone (203) 644-2474 June 10, 1980 Mr. William O'Neill Fuss & O'Neill 210 Main Street Manchester, Ct. 06040 Dear Bill: This letter is to inform you that I hereby release all files , maps , plans and designs in my possession re- garding the change of zone application for William Mitchell and Robert Urso for the property located Southwesterly of the intersection of Ellington Road and Sand Hill Road in South Windsor. I will be happy to meet with you to review the con- tents of these documents at your convenience. Cmiey tr ourl W. Lucek EWL/cd CC : Board of Registration of Prof. Engrs . & Land Surveyors As . Marshall Montana - S.W. Planning & Zoning Commission William Grace William Mitchell q/SollN Sf4(CA-y 1'I. Y _a A U Wt - 01ps 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 �►oSOR CO AREA CODE 203/644-2511 June 26, 1980 Jonathan J. Kaplan, Esq. 1 Ellington Avenue Rockville, Conn. 06066 Dear Mr. Kaplan: Re: Urso-Mitchell Zone Change This will acknowledge receipt of your letter dated June 9, 1980 to Mrs. Montana, Chairperson of the Planning and Zoning Commission. Mrs. Montana has disqualified herself from voting in this matter, and, therefore, I am .replying to your letter. The telephone call your associate, Mr. Ford, received was from our Commission Secretary and not the Engineering Department, since the Commission was interested in knowing who Mr. Ford's clients were, and whether they opposed this application. In your letter you request that the commitments made at the public hearing by the applicant be set as conditions of the proposed zone change. I would like to clarify the fact that the Planning and Zoning Commission does not have the authority to set any conditions upon this zone change should it be granted. We can simply change the zone from RR to RA and no restriction that only condominiums be built can be placed upon the zone change. This question was raised at the public hearing, and I am sending you a copy of the Minutes of the hearing for your information. Should this application be granted, a Site Plan of Development will have to be approved by this Commission, and in view of the interest expressed in this matter a public hearing most likely will be held. I might add that the Commission has requested a 65 day extension of time in which to decide this matter and a decision will not be made until September. We will be happy to keep you informed of the progress in this matter. Yours very truly, PLANNING AND ZONING COMMISSION By:. c,ce.•e. , vg Louise C. Evans, Vice-Chairperson enc. CC: William Grace, Esq. John Woodcock, III, Esq. Mr. J. Page, Town Engineer Mr. P. DeMallie, Director of Planning 4'aJ7, X0, 4, VA � ATTORNEYS AT LAW 435 BUCKLAND ROAD 185 SILAS DEANE HIGHWAY SOUTH WINDSOR, CONN. 06074 WETHERSFIELD, CONN. 06109 (203) 644-1528 (203) 563-2834 RICHARD G. PATTER50N JOHN M. CASEY KENNETH S. HALPERN NATALENO A.COCO WILLIAM E.GRACE JOHN W. DOMBROWSKI,JR. PLEASE REPLY TO: South Windsor June 26, 1980 Town Hall Planning and Zoning Commission 1540 Sullivan Avenue South Windsor, Ct. 06074 Re: Application of William Mitchell, et al Sand Hill Road and Ellington Road South Windsor, Ct. Dear Commissioners: The applicants, William Mitchell and Robert Urso, hereby grant the Commission a sixty-five (65) day extension of time to act upon the pending application. Very truly yours, W William E. Grace WEG/pbk CC: William Mitchell .uw N s fa � .�1 � ���t.Ji"� O-1-J�Ot"G��2 L✓Cf 2 C�,E�O� 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 AREA CODE 203/644-2511 July 2, 1980 i;illiam E. Grace, Esq. 435 Buckland Road South Windsor, Ct. 06074 Dear Biil. Re: Mitchell •- Urso, Zone Change Please he advised the Commission voted to accept the 65 day extension of time in which to act in the above matter at its meeting last night. The ext:ensioa is from ,July 24, 1980 to September. 27, 1980. Yours very truly, PL4`,NINjG AND ZONING COMMISSION Marshall Montana, Chairperson"`.-, � Vg \l� MEMORANDUM TO: Planning & Zoning Commission FROM: Peter R. DeMallie, Director of Planning DATE: July 10, 1980 RE: Policy Analysis - Wapping I. Introduction The purpose of this report is to initiate the planning process in order to establish a growth policy for the Wapping area. Previous planning efforts have simply become antiquated over time, in particular the twelve year old Town Plan of Development. As for background, the catalyst for this study was the submission of a zone change proposal which, if granted, would lead to the development of 120 residential condominiums at the southwest corner of Sand Hill and Ellington Roads. Prior to rendering a decision on this application, the Commission requested this report concerning the parcel in question and the Wapping area in general. The report is organized into three sections : 1)existing conditions and limitations, including land use, zoning, development constraints, traffic volumes and accidents, and utility infrastructure. Maps portraying this information are included; 2) prior planning efforts including -how the 1968 Town Plan relates to the area,and the Plum Gulley Park plan; 3) the report concludes with a concept land use plan. Again, the purpose of this report is to initiate the process of developing a new growth policy for the Toim's center. The concept plan's function is to start a dialogue concerning the best use of this land and to identify desirable and necessary improvements. I expect that this dialogue will continue into the fall. II. Existing Conditions/Limitations a) . Existing Land Use (see attached map) Presently the Wapping area is characterized by: Commercial uses along Route 30 and Buckland Road; religious institutions at the 5 corners and on Sand Hill Road near Sullivan; vast acreage in crops and hayfields; scattered single-family along existing road frontages as well as fully developed subdivisions; and the Town's Ayer Road Community Center, outdoor sports fields/tennis courts, the high school, and the Town Hall complex. The bottom line, however, is that the bulk of the land is vacant. b) . Zoning (see attached map) Zoning in the study area includes: RC on the southerly side of Route 30 and on the northerly side of Route 30 to the west of Community Road; RO for a small area at the corner of Sand Hill and Sullivan; A-20 in the vicinity of the high school; A-30 on the westerly side of Ellington Road north of Sand Hill Road; AA-30 on the easterly side of Route 74 beyond the initial row of lots; with the vast majority of land designated RR. c). Ownership As portrayed on the attached Land Ownership and Property Line Base maps, the Town of South Windsor possesses the largest land acreage within the study area. This land includes the Town Hall complex, a vacant five acre tract near the intersection of Sand Hill and Nevers Roads, a largely undeveloped eighty acre tract on the easterly side of Nevers Road, and the educational/town/recreational complex off Ayers Road. Much of the remaining acreage is in large privately owned tracts including several owned by CL&P for electrical transmission lines. Given the relatively undivided nature of the acreage, now is the time to influence its development pattern. d) . Developmental Constraints Steep slopes within the interior of the triangular area formed by Sand Hill, Ellington, and Sullivan poses one limitation to development, particularly for single family subdivisions. Regulated wetlands areas are linear in form, following Plum Gulley Brook and a small watercourse to its east. The 100 year flood limits follow Plum Gulley Brook but do not effect the separate watercourse to its east. The CUP transmission line corridor is in part owned fee simple by the utility. It is unlikely that this land would be made available for any use. The balance over which CL&P has only an easement might be utliized for gardens or some recreational uses, however, building development would be precluded. Public water service is available to virtually the entire study area, although lines have not been installed along Ellington Road south of Sand Hill Road. Public sewers have not been installed along Sullivan Avenue, d). Developmental Constraints cont'd Nevers Road, nor Sand Hill. Given topographical featuresand facility proximity, gravity flow sewering of the entire area is within the realm of possibility. e). Transportation Traffic Volumes Traffic counts in the study area are available from two sources. First is the Connecticut Department of Transportation (ConnDOT), which conducted its counts in 1977. Second is Fuss & O'Neill Consulting En- gineers of Manchester. Fuss & O'Neill took counts in 1979 on behalf of their clients, Urso and Mitchell. ConnDOT's monitoring of Sullivan Avenue recorded 10,100 two-way trips in front of the Town Hall complex, and 12,400 trips just north of the Strong Road intersection. These volumes indicate Sullivan Avenue func- tions as a major arterial. Indeed, the roadway handles the second high- est traffic volume of the town's at-grade highways permitting direct access to abutting parcels. Route 5 is the volume leader with 21,200 trips recorded near the junction with Chapel Road. With the advent of J.C. Penney's, Buckland Commons, and the Man- chester Industrial Park, all of which could be generating traffic by 1985 or 1986, if not before, Sullivan Avenue's counts can be expected to in- crease appreciably. This underscores the necessity for minimizing the number of new curb cuts added to this stretch of road. On the other side of the Town Hall, Ellington Road had a volume of 3,800 trips in 1977. This figure was updated by Fuss & O'Neill to 4,100 trips for 1979. Thus at this location Ellington Road, a State highway, carries only 38% of the volume traveling Sullivan Avenue. To the north of the Sand Hill Road junction, however, Ellington Road adds another 3,300 vehicles, primarily traffic from or destined for Sand Hill Road. At this time the road could be termed a collector, or "through street". Its function can be expected to alter to more of an inter-town arterial when it begins to serve as a connector between the communities of South Windsor, Ellington, Vernon, and Somers, and the three aforementioned projects in Buckland sometime during the mid-1980's. Fuss & O'Neill's 1979 counts recorded 4,400 trips on Sand Hill Road. When these figures are compared to those counts on Sullivan Avenud and Ellington Road north and south of the Sand Hill junction, it is quite evi- dent that Sand Hill serves as a direct connection between Sullivan and Ellington for thousands of trips each day. No current traffic counts are available for Community Road nor Nevers Road. Valley View has approximately 1,600 trips each day. Abbe Road Extension is impossible. 2). Traffic Accidents* The intersection of Sand Hill and Ellington Roads was one of the few intersections in South Windsor with no reported traffic accidents for ca- lendar year 1979. Other intersections within the study area with traffic safety problems, as evidenced by accidents, were: Nevers and Sand Hill (2 property damage, 2 personal injury) ; and the five corners (7 property, 3 personal injury). This latter intersection has one of the highest accident counts in town, exclusive of multiple intersections on Route 5. *See map entitled "Traffic Accidents/Volumes". 3 . Road & Intersection Conditions Sullivan Avenue is of adequate width in most sections, however, paved shoulders are absent or in need of repair. This is critical in view of the peak hour traffic loads. The road's traveled way is in need of selected resurfacing. Sullivan Avenue's most outstanding problem is the alignment of the S curve beginning at Sand Hill. The accident rate at this location is unacceptably high, demonstrating the need for realign- ment, and, where feasible, geometrical improvements for intersecting streets. Ellington Road, like Sullivan Avenue a state road, has multiple prob- lems. , It too needs selected resurfacing and shoulder improvements. The curve midway between Sand Hill and Oakland Roads has vertical and horizontal line-of-sight problems and thus should be reconstructed and realigned. Sand Hill Road has a reconstructed bituminous concrete pavement structure recently overlayed by oil. It is of adequate width. The inter- section with Ellington Road needs limited improvements, although the absence of traffic accidents might indicate that more important improvements may be found in other areas. The road 's intersection with Sullivan Avenue should be improved along with the eventual realignment of the Sullivan Avenue S curve. Abbe Road Extension exists only as a paper street. It appears to have a fifty foot right-of-way. 4 . Plans Two basic planning documents influence roadway improvements in the project area - CRCOG's Transportation Improvement Program and the 1968 Town Plan of Development. The only projects dealt with in the TIP concern the reconstruction of Buckland Road from the 5 corners down to Plum Gulley Brook, and the re- alignment of the Sullivan Avenue S curve from .1 mile south of Sand Hill to .1 mile north of Pierce Road. The former project has been designed and should go out to bid shortly. The latter was dropped from the TIP for FY81 along with similar projects in Vernon and Manchester in order not to jeopardize higher priority urban systems projects. The 1968 Town Plan of Development recommended the following improve- ments* in the Wapping area: - Improve Route 74 (Ellington Road) - Construct a new Wapping bypass road between Ellington Road just south of Sand Hill and Ellington Road just west of Clark Street. - Improve Buckland Road - Improve Sullivan Avenue S curve - Build Abbe Road Extension from Sand Hill to Lake Street Indications are that the State will be improving the intersection of Sand Hill and Ellington Roads in the near term. No plans for improving transit services are known at this time. *Only those improvements which have not been constructed are listed III Prior Planning Efforts a). 1968 Town Plan of Development The 1968 Town Plan of Development conveyed a number of development policies for the Wapping area. It recommended that the eightyacre town-owned tract on Nevers Road become the site of a new high school/park. It sug- gested that the high school might contain certain on-site community facilities such as an indoor/outdoor swimming pool (they didn't use the term natatorium!). The Plan also recommended transportation improvements, as overviewed in the transportation section of this report. And finally, it recommended a trail along the utility corridor, and streambelt protection along a small portion of Plum Gulley Brook to the north of the Town Hall. No specific reference was made to expanding sewer service into the study area. b). Plum Gulley Park Plan A number of years ago the South Windsor Parks and Recreation Commission proposed a plan for the study area known as\the Plum Gulley Park Plan. Insofar as funding was defeated by referendum, the plan was aborted. Evidently the Planning & Zoning Commission had not taken an official position on the pro- posal. As portrayed on the large map entitled "Plum Gulley Park", drawn by G.L. Montana & Assoc. , the plan has a number of ideas which may very well be applicable today. The attached "Schematic Town Center" map showns many of the plan's concepts. Regarding the eighty acre town-owned tract along Nevers and Sand Hill Roads, the Plum Gulley Plan recommended a recreation complex situated in the center of the tract composed of such facilities as a pavillion, swimming pool, and hockey rink, as well as four ballfields along Sand Hill Road. The smaller schematic town center map also portrayed a future school site (con- sistent with the 1968 Town Plan), another ballfield in the northwest corner, and nature trails through the site's wooded northeast corner. r, South of Sand Hill Road it proposed a library opposite Nevers Road, and elderly housing along the Ellington Road frontage. The schematic map also suggested a fire station northeast of the Town Hall, a police station northwest of the Town Hall, church and office uses along Sullivan Avenue on the north side of the CL&P easement, and a linear park with pedestrian trails between the library and Town Hall complexes. tY . POLICY ANALYSIS -- WAPPING LAND USE • 4 SALLFIEL'O AVER ' • R D. FOOT-Q • • BALL TENNIS A m • W _j CROPS • W 61 W F G LL SW. • • • SOCCSR � • CROPS • • • • ? CROPS • •.. CROPS 0 LL J OPEN U CROPS FIELD CROPS Q • Q ! - Q► b OPEN WOODS O OPEN FIELD � FIELD • • e �. ,fps' • ' \ OPEN L'J NEOGFROW D FIELD Z OPEN pad HAY- FIELD • FIELD • • • • S A N HILL • • . • • • •p� CHURCH CROPS D' • • O < • • CROP OPEN a`i� (�� • • •• FIELD- j CLBP �� • ' CROPS _ OQ CROPS • ^Q� • CLA P C. OPEN c ���� r • • K 0 EPSEMEN7 u • ,- � � � � P ' FIELD ,F6 L HAYFIELD • • TOW • • ALL hQ • • P.O. B C7 • LIBRARY =' • SINGLE FAMILY J • • 0 COMMERCIAL/BUSINESS t CEMETERY • : BASEBALL FIELD T. 3 "-= CARTPATH WOODS • (VACANT) WOODS • VACANT) • {l; 0 • 1000 0 1000 ScAl F ^Oi;1C?)t 111LY, IJRCI `i�� ! V . POLICY ANALYSIS WAPPING ZONING L_ A-30 AYER R D. A-20 o RR cr > m A 30 S ND HILL O RR L AA—30 J J rrT 3 L� c RC RCr o AA-30 1000 0 1000 ---► SC;:Lr SOUTR 'NINDSOR PLANNfNG DEP F. TMHNT JULY, 1980 F{Ea IV POLICY ANALYSIS WAPPING LAND OWNERSHIP TOWN OF SOUTH. SLUZKANI9, WINDSOR f ` R D. HEDWINA a TOWN OF SOUTH WILLIAM WINDSOR TOWN OF LEICHTNER, MARTIN. F. COLLINS, L. CI O cc to SOUTH c CLOP COLLINS, P. lu (,b r Z WINDSOR S AND HILL WATER MISSIONARY TOWN OF o_ CO. SOCIETY SOUTH OF THE WINDSOR SOCIETY DIOCESE GUACHIONE, REISTER, F. OF CONN. D. CL S P FOR PRIEST,N. SAVINGS CLB P �Q. KUPCHUNOS RUSSO HILLS,T. DEVEL. PRIEST, N. CORP. L BROTHERS TOWN OF O SOUTH .06 WINDSOR 8TV INC. Bf�'R 4VCh CHRISTENSEN, M. T. 3 JARVIS' C ENTERPRISES r- INC. 1000 0 1000 1 1 l SCALE SOUTH 'NINDSOR PLANNING DEPARTIMENT JULY, 1980 FEES !V POLICY ANALYSIS - WAPPING PROPERTY LINE BASE MAP 14.0 ACRES - AYER R D- 58.5 ACRES 46.7 ACRES 5.26 ACRES 18.0 ACRES 25.5 ACREScc - co 79.77 ACRES 15.3 ACRES rii D 22.70 ACRES Z Q S N HILL 10.1 5.31 D. ACRES ACRES 10.5 ACRES 8.1 9.5 ACRES ACRES 19.25 ACRES 12.9 ACRES C 19.5 ACRES - 72.6 10.0 ACRES �L 39.8 ACRES ACRES 13.93 ACRES 13.0 9.5 ACRES ACRES 19.48 6.5 ACRES AC. T. 3 6.7 9.2 , ACRES ACRES 1000 0 1000 1 1 ) - SCALE SOUTH V11NDSOR PLAWNS DEPARTMENT JULY, 1990 RES. N . POLICY ANALYSIS WAPPING UTILITIES AYe-rs • R d. _ t b Sand Fill ! • ����o • • 1 • fir. a • rp o��. � a � W . Dr, 0 0---0—•-0—► EXISTING SANITARY SEWERS ARROWS INDICATE THE Community DIRECTION OF FLOW Rd. -- __. —.- WATER LINES M.D.C. HYDRANTS �— I • CONN. WATER HYDRANTS I ` . c� 1000 O 1000 j, N b/I,1rISCR PL-N'N'f,V,, CF-PAR(,•tPIT JULY, 19a0 qE N POLICY ANALYSIS -- WAPPING TRAFFIC ACCIDENTS/ VOLUMES AYF D 0 12,400 ELI 4400 Q 7400 S N HILL D. 5-0 3- S 4100 1600 TRAFFIC ACCIDENTS 'OTALS = 37- PROPERTY DAMAGE ONLY 17 PERSONAL INJURY 10,100 3800 = TRAFFIC VOLUMES - ADT I - PEDESTRIAN INVOLVEMENT 4- io CONNDOT TRAFFIC 55 3-0 COUNTS- 1977 �-- FUSS & O'NEILL- 1979 8400 T. 3 7400 7600 1000 0 1000 SCALE SOUTH WINDSOR PLANNING DEPARTMENT JULY, 1980 RES. if jig ,•<a i ' i H ! r r • J iitl ill I� �< � r� ��� � �.� d o��►+�� a. 2a�`'°M�.. • • ��I�,� �iJ�I�ulhMllm '� ail I�' � lII���� •� f �.. � � c . _ F f�, ��.-- IMO sou go 7,0 Ovwls/v�v oil , /� 1� •Ir R TWA IV Proposed Concept Plan (see attached map) After digesting the information discussed above concerning transpor- tation, existing land use, zoning, land ownership, infrastructural possibilities and constraints, natural features, likely future development, and previous planning efforts, the following concept land use plan for the Wapping study area was formulated: a). Transportation Improvements The following transportation improvements are recommended: - As a first priority, the realignment of the Sullivan Avenue S curve. - As a second priority, make line-of-sight improvements to the curve on Ellington Road to the north of the Town Hall entrance. Installation of paved shoulders on Sullivan Avenue and Ellington Road. Realign the intersection of Sand Hill and Ellington Roads. Install sidewalks along all through streets concurrent with de- velopments. Construct pedestrian and bicyclist paths adjacent to Plum Gulley Brook and the other unnamed watercourse to its east, such to inter- link the residential, commercial, and institutional uses. Institute transit services as supporting population densities and transportation nodes materialize. - Minimize the number of new curb cuts on all streets, especially Sullivan Avenue and Ellington Road. b) . Commercial Establish commercial uses on the vacant 9.2 acre parcel fronting on Route 30, as well as a small neighborhood commercial (e.g., small grocery/ convenience store) area along the easterly side of Sullivan Avenue in order to serve the future adjoining residential population. It is important that this latter use be sited within pedestrian proximity of the proposed housing, especially housing for the elderly. c). Residential Single-family residential uses are proposed for the large privately owned parcels: 1) to the north of Sand Hill Road, 2) to the east of Route 74 (Ellington Road) , and 3) to the west of Sullivan Avenue. The second site in particular is best suited for single-family residential uses insofar as it is abutted on three sides by similar uses and any other use might be in- compatible with these existing developments. Cost limitations might arise for the provision of public sewerage for the first and third sites insofar as sewer lines have not been installed in Nevers or Sand Hill Roads, nor Sullivan Avenue. Multi-family housing exclusively for the elderly is proposed for the two sites on either side of Plum Gulley Brook to the north of the Town Hall. This would provide locations near plenty of activity, abutting parks for daily walks, within easy pedestrian access of the library, town hall fa- cilities, post office, at least one church, and the proposed neighborhood commercial. c) Residential cont'd Other multi-family residential uses are proposed 1) along the easterly side of Sullivan Avenue to the north of the CL&P easement, 2) on the corner site south of Sand Hill and west of Ellington, and 3) per- haps on the south side of Sand Hill opposite the large town-owned parcel. The provision of sewer services to the first and third locations might be cost prohibitive until some future date when lines are brought closer by a third party. Due to limitations posed by parcel configuration, slope, and the CL&P electrical lines, none of the proposed multi-family sites appear to lend themselves to single-family residential uses. d) CL&P Corridor Those parcels occupying the electrical transmission lines' corridor and owned in fee simple by CL&P probably cannot be utilized for any use other than for transportation routes, i.e. , a road or pedestrian way. Those privately-owned parcels over which the CL&P right-of-way traverses, however, might be available for gardens to serve residents of abutting multi-family development. No structures may be built within the corridor. e) Town-Owned Land/Recreational Uses The eighty acre town-owned parcel on the north side of Sand Hill Road currently has one new ball field. Its terrain, proximity to the high school and community center, and central location within the Tom point to its continuing development as a major recreational and municipal center. The addition of such indoor recreational uses as an indoor swimming pool and hockey rink could be long term development objectives. Additional sports fields, tennis courts, and other outdoor facilities would be well suited as well. The existing wooded area should be preserved where possible, and provided with hiking trails. The five-acre parcel opposite the end of Nevers Road could be incorporated into a linear park extending the length of Plum Gulley Brook from the high school grounds to the Town Hall site. This linear park would serve to: protect the wetlands, flood plain, forested, and some steep slope areas from development; facilitate the provision of a pedestrian and bicyclist corridor between the municipal facilities on Ayers and Nevers Roads and at the Town Hall, and the commercial and residential uses within the study area; provide for a passive recreation use; and preserve in part some of the current vistas. The balance of the previously mentioned five acre tract, which is relatively unsuitable for the nature park could be used for, say, a resource recovery station and/or a commuter parking lot. f) Industrial Industrial uses have been ruled out altogether due to topographical limitations and the incompatibility of this use with other existing or pro- posed uses. g) Utilities Eventually, public water and sanitary services should be extended to serve the entire study area. N POLICY ANALYSIS WAPPING CONCEPT PLAN H II AYER R D. OK BRQ �Al v J J� �v SINGLE MAJOR FAMILY SINGLE ROAD REALIGNMENT FAMILY cc c MINOR X n rowN n ROAD SINGLE > FACILITIES/FAMILY Lu c REALIGNMENT 30 (b D Z PARK RESOURCE RECOVERY STATION S N HELL CCQMUTE D PARKING V a` QP Q� MF- a�v iP (NEIGHBORHOOD FAMILY COMMERCIAL}- W GARDENS a MF- 0 � LL ELDERLY Y SINGLE FAMILY i y�20 x ; CURVE IMPROVEMENT 2 � 0 m 2 T. 3 c COMMERCIAL OFFICES/ RETAIL 1000 0 1000 I ( cLA�C c�•�; r.a �, 1 ` J ! !`�� I� cn , U Icc •ll.li <, f',. J�1, ,;, p�_� �t�'�v!=f•!7 ,lJLY, I_ Ei0 t A togl OWOW,,?, O-P S-0� 6, 04 C U y 1540 SULLIVAN AVENUE - SOUTH WINDSOR. CONN. 06074 c, OR•CO' �a�'� AREA CODE 2031644-2511 July 30, 1980 William E. Grace, Esq. 435 Buckland Road South Windsor, Ct. 06074 Dear Mr. Grace: Re: App. #737 Urso-Mitchell, Zone Change Please be advised that the Planning and Zoning Commission voted to approve the above application for a zone charge from RR to RA of approximately 15 acres located on the southerly side of Sand Hill Road and the Westerly side of Ellington Road. Within ninety days from the date of approval (by October 27th) you must submit a plot plan (1" = 40' ) showing the distance and bearings of all boundary �ines and acreage of the land where the zone change was granted. The plot plan shall be drawn in accordance with the rules and regulations of the State Board of Registration for Professional Engineers and Land Surveyors and shall be stamped and signed by a Registered Land Surveyor and submitted on black and transparent polyester film. After it has been stamped and signed by the Commission it will be returned to you for filing in the Town Clerk's Office. The effective date of the approved zone change is the date the map is filed. Yours very truly, PLANNING AND ZONING COMMISSION vg By: 4sl/ia hll Montana, Chairperson CC: D. McLaughlin, Building Inspector J. Page, Town Engineer B. McNamara, Assessor P. DeMallie, Director of Planning town se�<`6 aye scum W a d'" G e 1540 SULLIVAN AVENUE " SOUTH WINDSOR, CONN. 06074 �►�SOR-CO AREA CODE 203/644-2511 August 1, 1980 Mr. Gerald Kean 9828 Natick Road Burke, Virginia 22015 Dear Mr. Kean: Re: Urso- Mitchell Zone Change Land between Ellington and Sand Hill Rd. Please be "advised that the Planning and Zoning Commission voted at its July 29th meeting to approve the application for the above zone change. The applicant must now file an application for a site plan of development outlining exactly what he plans to do, and when he does this and a public hearing is scheduled we will notify you as you requested. Yours very truly, PLANNING AND ZONING COMMISSION By: / Marshall Montana, Chairman vg SOWN St., c � -olwn_ o�s-oldh 7&�Z�ot 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 JYosoR,co AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL INQUIRER SATURDAY, AUGUST 2, 1980 LEGAL NOTICE PLANNING AND ZONING COMMISSION TOWN OF SOUTH WINDSOR At the July 29, 1980 meeting, the Planning and Zoning Commission voted to take the following action: 1. Approve the application of Robert Urso and William Mitchell 90 Brookfield Road, for a zone change from RR to RA of approximately 15 acres of land located on the southerly side of Sand Hill Road and the Westerly side of Ellington Road. Dated at South Windsor, Connecticut this 30th day of July, 1980. PLANNING AND ZONING COMMISSION Marshall Montana, Chairman Raymond F. Hallowell, Jr., Secretary J 1 ' It / O FUSS&O'NEILL consulting engineers October 13, 1980 Mr. Emil W. Lucek, P.F. , L.S. Lucek Engineering Associates, Inc. Consulting Fngineers & Land Surveyors 490 Euckland Road South \Windsor, CT 06074 RE: Your Letters Dated May 01 and June 10, 1980 Relative to Mitchell Condominium Proposal Cear Fmil: I feel compelled to respond to the above referenced letter in order to record my reactions. Since I made the May ?0, 1930 presentation before the South V&indsor Planning and Zonino Commission, I feel you are Wrong in your allega- tion that I represented the site olan exhibit a= being a Fuss & O'Neill design. I believe the presentation was clear in that resard end I lcnwv that the exhibit contained a written statement crediting the layout 1:7) Lucek Engineering Associ- ates, Inc. I arr sure you can appreciate that the distribution of your letter to the Eoard of Registration and others could be damaging to our firm and to me personally. Very truly yours, \Nilliarri D. O'Neill, P.F . V"DO/jlz CC: Foard of Registration of Prof. Engineers & Land Surveyors (enclosure) mouth 1Nindsor Planning & Zoning Commission (enclosure) William Grace (enclosure) V�illiam Mitchell 210 MAIN STREET / MANCHESTER, CONN . 06040 / TELEPHONE (203)646-2469 SOLID WASTE MANAGEMENT•WASTE WATER SYSTEMS•EROSION CONTROL•WATER SYSTEMS•HYDROLOGY and DRAINAGE SYSTEMS•SITE PLANNING HIGHWAYS and BRIDGES•SURVEYING•LANDSCAPE ARCHITECTURE•TRANSPORTATION and TRAFFIC•PUBLIC WORKS MANAGEMENT•HYDROGEOLOGY �l'*; Lorin rouu .rFa uann .i.n r, u BOND FOR DEED D 108 ��.� E.Hartford,Connecticut THIS AGREEMENT MADE and concluded this 7th day of February 19 80 by and between SOCIETY FOR SAVINGS, a Connecticut corporation maintaining its prin- cipal office at 31 Pratt Street in the Town and County of Hartford and State of Connecticut, hereinafter called "SELLER" and ROBERT URSO of the Town of South Windsor, County of Hartford and State of Connecticut, and WILLIAM MITCHELL of the Town of East Windsor, County of Hartford and State of Connecticut, hereinafter called "BUYERS" WITNESSETH, That the said SELLER in consideration of SIX THOUSAND TWO HUNDRED FIFTY (6,250) ------ --- Dollars to it paid by the said BUYERS (the receipt whereof is hereby acknowledged) and in further consideration of the promises of the said BUYERS hereinafter contained, doth hereby promise and agree to and with the said BUYERS that immediately tz upon the faithful performance of-the said BUYERS agreement hereinafter made, it , the said SELLER will on or before the 30th day of May 19 80 , subject to extensions as hereinafter provided, make and deliver to the said BUYERS QUIT-CLAIM a good and sufficient,\1A%)ccxxWDeed, containing the usual covenants in such deeds contained, of all that tract of land situate, lying and being in the Town of South Windsor, County of Hartford and State of Connecticut, with the buildings and all improvements thereon, on the southerly side of Sand Hill Road and the westerly side of Ellington Road and more particularly bounded and described as follows: Beginning at a point in the northwesterly line of Ellington Road, which point marks the southeasterly corner of land now or formerly of the Russo Development Corp; con- tinue thence N 0° 32' 11" E along the easterly line of land now or formerly of the Russo Development Corp. , 803.36 feet to a point marked by a brownstone monument in the southerly line of land now or formerly of The Connecticut Light and Power Company,! which point marks the northeasterly corner of land now or formerly of the said Russo Development Corp. ; thence running along the southerly, easterly and southeasterly lines of land now or formerly of The ConnecticutLight and Power Company the following courses, directions and distances: (1) S 89° 02' 49" E, 32.79 feet to a point; (2) N S° 40' 10" E, 80.29 feet to a point; and (3) N 42° 56' 13"P, 1,030.64 feet to a point in the southerly line of Sand Hill Road, which point marks the northwesterly corner of the herein described premises; continue thence along the southerly line of Sand Hill Road the following courses, directions and distances: (1) S 80° 50' 42" E, 159.40 feet to a point; and (2) S 82° 28' 10" E, 544.74 feet to a point; thence running along the arc of a curve to the right forming; the southerly line of Sand IIill load and the northwesterly line of Ellington Road and having a radius of 25.00 feet and a central angle of 1360 04' 45" for a distance of 59.38 feet to a point in the northwesterly line of Ellington Road; continue thence along the northwesterly line of Ellington Road the following courses, directions and distances: (1) S S3° 36' 3S" W, 229.42 feet to a point; (2) S 560 55' 41" W, 229.69 feet to a point; (3) S 480 32' 35" W, 229.31 feet to a point; (4) S 440 05' 27" W, 538.75 feet to a point; (S) S 43° 24' Sl" W, 546.87 feet to a point; and (6) along the arc of a curve to the left having a radius of 1,000 feet and a central angle of 20° 10' 44" for a distance of 352.19 feet to the point or place of beginning. Said premises contain 19.25 acres, more or less. Said premises are subject to the following: 1. Taxes on the List of October 1, 1979 due and payable to the Town of South Windsor;, 1 2. A storm sewer easement in favor of the Town of South Windsor, shown on the map en-° titled "BOUNDARY SURVEY PROPERTY OF GEORGE J. ACHENBACH ELLINGTON ROAD & SAND HILL i ROAD SOUTH WINDSOR CONNECTICUT ACHENBACH REALTY COMPANIES BROOKSIDE LANE, ESSEX, CONN. 06426 SCALE 1" = 100' DATE AUG 15, 1973 DRAWN BY M[�M CHECKED BY RGR SHEET 1 OF 1 REESE G. ROBERTS LAND SURVEYOR' which map is on file in the Town Clerk's Office of { said Town of South Windsor, as "25' Drainage Easement to Town of South Windsor, by instrument dated May 7, 1963, and recorded in the South Windsor Land Records in vol- ume 96, page 141. 3. The right to maintain a water pipe along Ellington Road in favor of Grace G. Priest, as more particularly set forth in a deed from Grace G. Priest to Peter Kupczunas, dated May 1, 1919 and recorded in the South Windsor Land Records in volume 21, page 383. 4. Sewer assessment in favor of the Town of South Windsor recorded May 19, 1975 in the South Windsor Land Records in volume 193, page 21 and also to a special sewer li-en in favor of the Town of South Windsor dated and recorded June 30, 1977 in volume `1 225, page 282. 3 'I 1 t tl i� i 2 �E I • t 4 3 i it i *7. (continued) tenas of this agreement. Upon approval of this agreement by the Boatel of j Trustees, all terms and conditions as herein set forth will be and remain in full force and effect. r IN CONSIDERATION WHEREOF the said BUYERS f doth hereby promise and agree to and with the said SELLER that they will on or before the said 30th day of May 1980 ►Vo"XiNxi subject to extensions as hereinafter proviYfie 1JTt%er sum ofsai ONE HUNDR]"D EIGHTEEN '11IOUSAND SELLER I SEVEN HUNDRED FIFTY -- dollars, in addition to the payment already made, being the balance of the purchase money hereby agreed upon for the said tract of land, in manner and form as follows, J viz: ; 1. Adjustment for taxes to be paid in cash as of the date of transfer in accordance i with the manner prescribed by the Hartford County Bar Association. 2. At time o f� CIO-Sill'). seller w i 11 bull y sati.s ry the a roresa l.d special sewer l l en in favor or the '1'ow11 01: South Wirl�lsol' �I;ICcd ;ancl rccorllcd JL111C 30, ' i1t vulurrlc 22i, ! IE page 282 of the South Windsor Land Records, but will assu,lle no responsibility with I'CSpCCt t0 .111y other sewer assessment declared or undeclared, assessed or non-assessedL, with Icspcct to the subject property wLLh the huycrs expressly aSSu111in� all other obligations with respect to sewer charges affecting the subject property. 3. Buyers, at their option, may extend the closing of this transaction for a period of not more than three additional thirty day extensions beyond May 30, 1980 pro- 3 vided buyers give notice to seller by certified mail, return receipt requested, no later than . May 15, 1980 for the first additional thirty day extension; no later than Jure15, 198U for the second additional thirty day extension; and no later than July 15, 1980 for the final thirty day extension. At time notice of said extension 1 is submitted to seller, buyers will transmit check in the amount of $1,250.00 which will be added to the purchase price so that in the event the full ninety clay extension is secured, the final purchase price will be in the amount of $128,750.00. Failure on the part of the buyers to furnish said notice in manner and in form as herein set forth will represent a default under terms of this agreement and will cause buyers jl to.complete sale transaction in accordance with the term as then existing without regard to said extension. j 4. The hllance or the purchase price as herein determined shall be paid, subject to ' ;7 � 111'•t 111"'lll , 111 l'C�;+ll, lfl'I I � I�',l �11 l :It•�11('1 ' � �llc'�'l� �1� ( Illlt+ �Ir lI�l'illlri 11� ll� lf�l 11 Ilf - ;� li`1'lllltllll. ti I and are acciuiring said premises in their "as is" condition witnout representations I or warranties of any kind by the seller. 6. Each of the parties do hereby represent that no agent or broker was involved in this transaction on their behalf and do hereby agree to indemnify and save harmless the other party for all costs, including reasonable attorney's fees, in connection with any claim, demand or action brought by any agent or broker claiming on behalf } of said party. 7. This Bond for Deed is expressly conditioned upon approval by the Board of Trustees of Society for Savings. Seller agrees to submit the matter to its Board of Trustees upon final execution hereof at the earliest practicable date and will immediately ad- vise buyers as to the approval or disapproval of said agreement within five days after meeting of said Board of Trustees. In the event said agreement is disapproved, ; seller will immediately refund to buyers the aforesaid deposit money and thereafter each off tll�� a ties will be relieved of any further liability under the(*SEE ABOVE) BEC�iI} the anticipated damages are uncertain in amount and difficult to prove, because the parties hereto wish to liquidate said damages in advance, and because moneys paid in pursuance of this agreement are not greatly disproportionate to the damage reasonably to be anticipated in the event of breach, it is farther agreed that if the said BUYERS { shall fail to make the several payments, or any of them as herein before stated, 1liliy shall forfeit all clairis to the premises described herein, and all moneys paid in pursuance of this agreement as liquidated damages. IN TESTIMONY WHEREOF, we have hereunto set our hands and seals, and to a duplicate instrument of the same tenor and date, at Hartford on the day and year first mentioned. Signed, Sealed and Delivered in the presence of SOCIETY FOR SAVINGS r x.4::. .::.... (L. S.) I. Milton Widem Dona d P. Mullane, its vice President 00 i Patrioia B. Kli eburger Rorso ............................................. =%`1:..:.�:�: ...............(L. S.) itc .. William E. Grace � illiam Mid e11� ............:�.........:�f..:.. c.......:�:.............A.�.1�, ........................................................................(L. S.) 6 STA` R OF CONNECTICUT ) ss. 9duth Windsor Cap NTV Or IWlT1?ra;W On this lst day of February 19 80 , before me William E. Grace , the undersigned officer, personally appeared ROBERI' URSO and WILLIAM MITCNELL known to me (or satisfactorily proven) to be the person s whose names *are subscribed to the within instrument and acknowledged that ivp is /they executed the same for the purpo:,..., therein contained. ' In Witness Whereof I hereunto set my hand. ' William E. Grace i �eturs*-�b�ce—Commissioner of the Superior Court STATE OF CONNECTICUT ss, Hartford COUNTY OF HARTFORD - t On this 7th day of February 19 80 , before me != I. NIILTON WIDLM , the undersigned officer, personally appeared 1K)NAH) 11. MULIANI, who acknowledged ; himself/l"�-,S fXto be the Vice President of Society for Savings a corporation, and that he , as such Vice President being authorized so to do, executed the foregoing instrument for the purposes therein contained, by signing the name of the corporation by himself/kcas Vice President In Witness Whereof I hereunto set my han , „ ..................... ..0 .................................... Grantees' Address I. Milton Widem : ....................................................................... ............ } $ —Commissioner of the Superior Court .................................................................................... - i INSTRUCTIONS FOR EXECUTION: Please execute the attached document in the presence of two witnesses and a Notary Public who should complete the acknowledgment and affix his or her impression seal and the date upon which his or her commission expire,, Under the signatures of the witnesses and the Notary, their names should be either printed or typed in. The Notary may serve as one of the two witnesses if you so desire. o d H A+ O !`YU r $ a a. , o :n X �... n) Q' C4 rVQ F-i b y O a "' o �* m n n