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ZONE CHANGE (40)
APPLICATION TO TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE RECEIVED APPLICATION NO. BY THE PLANNING AND ZONING COMMIS- SION AT THE REGULARLY SCHEDULED RECEIVED DATE MEETING ON THE FOURTH TUESDAY OF PREL. APPROVAL DATE THE MONTH AT TOWN HALL. FINAL APPROVAL DATE REJECTED DATE RECEIPT NO. APPLICANT TRI/VERT PROPERTIES INC. TRUSTEE ADDRESS cZo Edwin A. i1ssman, Log. III Pearl St. Hartford, Conn. 06103 OWNER EMARD A* BANCROFT ADDRESS 1511 t9i b Ste Last Windsor Hill, t;onn. LOCATION OF PROPERTY -A Stress Mad ZONE w• CHECK ONE OF THE FOLLOWING: $ 1. Zone Change (Public Hearing) to Raetrictive apartments (R A) 2. Filing for Subdivision (See "Subdivision Check List") 3. Filing for Re-Subdivision (Public Hearing) 4. Special Exception Article 4.1.8 (Public Hearing) Article 4.2.3 (Public Hearing) Article 4.7.2.7 (Public Hearing) Article 4.10.2.4 (Public Hearing) 5. Parking—Article 8.5.16 (Public Hearing) 6. Site Development Plan—Article 4.11 7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (Public Hearing) 8. Other STATE CLEARLY AND BRIEFLY THE REASONS FOR APPLICATION AP P1LCAnt desires to develop premises for multi family us 1. Application and supplements must be filed in triplicate. 2. Application must be typewritten or printed in ink. 3. The applicant or his representative must be present at the Commission Meeting. 4. Application Fee of $25.00 required for filing Items 1, 2, 3, 4, 5, and 7 to defray expenses. Applications, other than for subdivisions, shall be accompanied with three copies of a map, minimum size 81/2 x 11 inches, drawn to scale showing the land, buildings present and proposed, plot depths and measurements, street and building lines, also a measured distance to nearest street corner, names of abutting property owners, and a sufficient portion of surrounding area to make such a map readily intelligible, and the subject property either shaded or cross-hatched. If approved, the Zoning Commission reserves the right to request and the applicant hereby consents to furnish, within sixty days following approval, three maps prepared by a qualified civil engineer or surveyor showing the items above. TRI/VEST PROPERTIES INC. TRUSTEE SIGNED BY Edwin A. Laessre&P��AIfftorney OWNER �;, '���;$+j�;�3+�•' fit;■p +� i,i 1 w'9�h•1�� ' ' 1 ! ldsor, Connecticut 06074 4 11 1540 Sullivan Avenue, South �Vii , a t , j ��1 '�;► �� Town Ha , July 9, 1974 Attorney E. A. Lassman ill Pearl Street Hartford, Connecticut Dear Mr. Lassman: you that there will be a public hearing of the Planning This is to notify Y Tuesday, July 16, 1974 at 8:00 p.m• in the Council and Zoning Corgi-sslon on -Chambers of the South Clindsor Town Hall. At that time the following applications will be heard: 1. Application of Morton Shimelman and Joseph B. Vinick, Trustee for a zone change from I to IP of 18.8 acres of land located the west side of John Fitch Boulevard. erties Inc., Trustee for a zone change t 2. Application of Tri/Vest Prof 7 Bancroft consisting of from A-40 to RA of land o ron the south side of Strong Road. approximately 18 acres, located Someone must be present to represent these applications at this public hearing. the application fees representing PP Enclosed find receipts �� 231 and ��237, erties Inc. respectively. of Shimelman and Vinick and Tri/Vest Prop ? Very truly yours, PLANNIlVG AND ZONING COIZIISSION By Wr611iam E. Grace, Chairman. IgEG/src encl. MEMORANDUM TO: Thomas G. Dennis, Town Attorney FROM: Sydnie Cote SUBJECT: Tri/Vest Properties, Inc. DATE: January 21, 1975 d lease find the following material pertaining to the Tri/Vest Enclose p Properties, Inc. application for a zone change: 1. A copy of a memorandum dated January 17, 1975 I sent to Mr. Grace pertaining to the transcript. typed 2. Original t ed transcript of the public hearing (pages #1 through #25). 3. Exhibits "A" through "G" which were submitted to the Planning and Zoning Commission at the public hearing. All Planning and Zoning Commission minutes pertaining to this 4. public hearing application: informal discussion on April 2, 1974; on July 16, 1974; and motion for denial on September 3, 1974 5. Copy of the Appeal ( the original has been forwarded to you._ 6. Letter to Attorney Lassman, dated July 9, 1974, advising him of the public hearing to be held July 16, 1974. I 7, Copy of the legal notice request sent to the d notices-clippedr an informing--the public of the Hearing date 1974 and from the paper, which were published on July 62 July 12, 1974. 8. Cert ified letter to Attorney Lassman, dated September 4, 19743, with receipts, advising of the Commission's decision. PY 9. Co of the legal notice request sent to theJournal-Inhe Jouce rnal-Inquirer notifying the public of the decision, inclu .r 7 1974. from the paper, which was published September , 10. Original signed application for the zone change. " , 11. A letter from Helen Felton in opposition to the zone change request which was received by the Planning and Zoning Commission on July 17, 1974. records of the public hearing. TriJVest Properties, Inc. begins I have the ou need additional information, on record #2 and ends with record #9. If y please call me. Sy -nie R. Cote MEMORANDUM TO: William E. Grace, Chairman Planning and Zoning Commission FROM: S ydnie R. Cote SUBJECT: Tri/Vest Public Hearing held July 16, 1974 DATE: January 17, 1975 As requested by you, I have determined that there are 124.5 minutes of recorded proceedings pertaining to Tri/Vest Properties, Inc.'s application at the public hearing held by the Planning and Zoning Commission on July 16, 1974. There are 37.5 minutes that are completely inaudible, either due to static, a loud buzzing noise on the machine or muffled, unclear voices. This constitutes 30 percent of the public proceedings that are completely inaudible. In addition, much of the remaining verbage is of poor quality; therefore, I cannot attest to the complete verbatum accuracy of a good percentage of the typed transcript. The poor quality of this recording is due to the fact that only one of the two microphones was recording at the time of this public hearing. This malfunctioning microphone has since been repaired. Enclosed is a copy of the typed transcript for your information. I will be forwarding the entire original file to the Town Attorney early next week. r encl. cc: Thomas G. Dennis, Town Attorney TRANSCRIPT OF RECORDED PUBLIC PROCEEDINGS OF TRI/VEST PROPERTIES, INC. JULY 1631 1974 Mr. Grace: We'll take the third item on the agenda -- being the application of Tri/Vest Properties, Incorporated. Mr. Lassman: Ladies and gentlemen, members of the Commission -- Attorney Edwin Lassman representing the application of Tri/Vest Properties, Inc. concerning a zone change from A-40 to Restricted Apartments on about 18 acres of land located on the south side of Strong Road. This land is unique for a small apartment complex for several reasons. Number one -- it is abutting an Industrial Zone on the east and along Strong Road, and. it is across the street diagonally from Worcester Trucking. On the west there is a natural brook together with dense, dense foliage (inaudible words for 4 seconds). Also, the piece is far removed from other apartments E and multi-family zoning areas. It is the perfect location for a buffer between the Industrial Zone on the east and the Main Street properties that back up from the west. As I indicated, the plan between the Main Street Properties and subject property (inaudible words for 2 seconds), after which (inaudible word) foliage will all remain to supply a buffer between the residents and the apartments (inaudible words for 12 seconds). The property Ts zoned A-40 (inaudible words for 14 seconds). We have tonight an architect (inaudible word), traffic engineer (inaudible words for 3 seconds) to address the board (inaudible words for 7 seconds) . Edward Heberger (inaudible words for 2 seconds) step forward. First of all, I'd like to give copies (inaudible portion for approximately 16 seconds while Exhibit "A" is being distributed). Will you state your qualifications. (at this point there is static and some muffled voices for 25 seconds) Mr. Heberger: Well, I've been a real estate appraiser and consultant since 1958. (Inaudible words for 8 seconds). I'm a Senior Real Estate Appraiser and consultant of Real Estate Appraisers. I'm past president ��n Rnciety of Appraisers. __(inaudible portion for 12 seconds) . Tri/Vest Properties, Inc. -2- July 16, 1974 Mr. Lassman: Are you familiar with the land use and property values in the Town of South Windsor? Mr. Heberger: Yes (inaudible words for approximately 20 seconds). The proposed development on this property represents the highest and best use. The proposed development will not be detrimental to surrounding properties. It would create a buffer between John Fitch Boulevard and Main Street. (inaudible words for 10 seconds) . A survey taken prior to (inaudible word) found two 100 percent occupied and one 90 percent occupied. Mr. Lassman: How about children in school? Mr. Heberger: Also, found school children in South Windsor is approximately point seven (.7) school-age child per resident and point twenty-five (.25), on the average per apartment. (inaudible words at this point for 35 seconds) Mr. Lassman: Impact of multi-family housing on expenditures -- town expenses? Mr. Heberger: We've taken studies in various communities -- for the most part show apartment dwellers more than pay their way. One thing we've learned is the apartments give back 75 cents for every dollar paid in taxes. A study prepared by the Town (inaudible for 4 seconds) Mr. Grace: Can everybody hear? Audience: No. Mr. Grace: Speak as loudly as you can gentlemen. Mr. Heberger: There was a report prepared by a firm in Manchester ( there are inaudible words for 2 seconds) stating (inaudible words for 2 seconds) that apartments more than paid their way. Mr. Lassman: And what were your conclusions with existing apartments in South Windsor? Mr. Heberger: Well, as I said before, two of the units are developed with 100 percent occupancy (inaudible words for 10 seconds). Tri/Vest Properties, Inc. -3- July 16, 1974 Mr. Lassman: What about the economic impact? Mr. Heberger: Well, I did -- didn't do a (inaudible word) study, but it would appear that they contribute more than they take out in services, partly because there are so few school-age children (inaudible words for 13 seconds). Mr. Lassman: What effect will the proposed apartments have on surrounding properties? Mr. Heberger: Across the street -- practically across the street -- is the truck terminal -- Worcester Trucking Company; on Ident Road (inaudible word) there is a couple of Industrial-type properties. There are four single-family residences virtually across the street from this property; and on John Fitch Boulevard (inaudible word) Nassau, there is a warehouse -- the Ferguson Brick Building, Pola facilities there. There is a gas station, motel (inaudible words for 5 seconds). Mr. Lassman: Is there an economic demand for these types of units? Mr. Heberger: Definitely. Mr. Lassman: What effect would this proposal have? Mr. Heberger: It would have no detrimental effect at all. The studies (inaudible words for 7 seconds) . The trend is that where we have (at this point the record is inaudible for 28 seconds) . Mr. Lassman: Mr. Richard Lawrence. Mr. Grace: Face it and talk so everybody can hear -- even on the other side of the table (inaudible word) . If you can't hear in the back or can't see, raise your hand and let us know. We want everyone to hear what is going on. Mr. Lawrence: Mr. Chairman, members of the Board, my name is Richard S. Lawrence. I am a Registered Professional Architect in the State of Tri/Vest Properties, Inc. -4- July 16, 1975 Connecticut. My firm, the architectural firm of Lawrence and Associates, { architects, planners, p.c. in the Town of Manchester -- our firm has been established in Manchester for 27 years, during which time we have completed over 1300 projects (inaudible word), including close to 5,000 multi-family apartment,--condominium-type dwelling units in Connecticut, Massachusetts and throughout the New England area. I worked up a resume for myself and the other principal of the Firm, my father, Arnold Lawrence (inaudible portion of the record for 10 seconds while Mr. Lawrence is submitting the resume to the Commission - Exhibit "B") Mr. Lawrence: I would like to very briefly describe several drawings we have prepared. This first one is entitled visual survey of the property and its surrounding areas. On the bottom of the map is Strong Road -- north on this map is down. Stoughton Brook is on the west side of the ' property, shown here is a very heavily wooded area with a very steep grade as shown (inaudible word) lines on the west side of the property. Route 5 is over here on the eastern side. In further is Ident Road -- Industrial Zone. Existing resident zone on the south side. Industrial zone, as you see, does come almost one-half of the way down from the inside of the property to the west with residential on the south side the rest of the way on Strong Road with the west boundary of the property. There is very little change in topography throughout a good portion of the site -- very flat (inaudible words for 4 seconds). There are several areas that do have dense woods -- the east side as well as the west side. There are several very nice views that are obtained in these higher points which we have in the woods and next to the stream there. (The record is inaudible at this point for 8 seconds while Mr. Lassman makes comments). Tri/Vest Properties, Inc. -5- July 16, 1974 Mr. Lawrence: On the second drawing we have here, we made a schematic proposed land use. We indicated an entrance to the property on the north J side of the property from Strong Road with internal circulation arrangement parking off the (inaudible word) and housing groupings -- dwelling units around that. The central area of recreation and play will be the central focus point of the proposed development. And then, of course, the dwelling units take advantage of the grade drop and the nice view into the wooded area to the west. From that previous schematic drawing of the proposed uses, we have prepared a preliminary site plan, showing one entrance from the Strong Road side about in the center portion of the property. Parking areas with dwelling units around them, some of which are taking advantages of the views, none of which go down below the start of the steep grade drop. All of the wooded area will be left in its natural state. The central portion of the site, we left it almost completely open so when one enters the site they would see a very large open expansive area with the proposed recreational development facilities -- such as tennis courts, swimming pool, cabana, a few basketball and handball courts and several tot lots scattered throughout for small children's play areas (inaudible words for 3 seconds). The site data, which I have listed down in here, and I have several maps which are not mounted which I can submit to the Commission (these maps were never received by the Commission), lists the following: Total acres required for an RA Zone is 15. Provided in this site is 19.29 acres. The number of square feet per dwelling unit as required in the Zoning Regulations is 5500 square feet. We are providing 5776 square feet per dwelling unit. The maximum density allowable by the Regulations is eight dwelling units per acre, or 153 units -- and we are • Tri/Vest Properties, Inc. -6- July 16, 1975 Mr. Lawrence (continued) : providing 7.54 dwelling units per acre, or a total of 145 dwelling units. The front, side and rear yard have all met minimum 100 feet in front, 25 to the side and 50 feet in the rear. And, of course, on the west side, the side yard becomes in the range of several hundred feet deep due to the natural terrain and the wooded space which is there. The frontage required along one street is 200 feet. We have over 1800 linear feet across the front of the property. The building coverage by zoning regulations -- the maximum allowable is 30 percent. There is only eightt percent coverage of land by these buildings, much less than the maximum allowable. The maximum height is 30 feet -- none of these will probably go over 27 feet in height. Parking is two spaces per dwelling unit, or 290 spaces -- and we have provided 290. The maximum number of two bedroom units is 40 percent, or 58 units -- that is what is provided. The maximum, which leaves 60 one-bedroom units, or 87. Then, there is the tabulation of the square footage inside of the -- and the breakdown of the dwelling units on the (inaudible word). The proposed elevations of the outside of the buildings is intended to be of a nature that would fit in with this area. Knowing that it is close to the Main Street area of South Windsor -- a historical area, it is proposed to have these in a rustic New England look -- more or less along the lines of what some people call a Colonial look. I do have some photographs of a project similar in nature. We have tried to -- attempted to color in some of these. Of course, magic markers don't have the same degree of accuracy as natural materials. And, we also have provided here three different apartment floor plans that are proposed and indicate the number of square feet in compliance with the Zoning Regulations. These are several pictures of the project similar in nature and design (these pictures were not left with the Cm, ission's records) . A rental project in the Town of Manchester -- a very successful one. I don't believe it has ever had a problem of renting Tri/Vest Properties, Inc. -7- July 16, 1974 Mr. Lawrence (continued) : or having vacancies. As you can see (inaudible word) New England character -- a great variety of materials, textures and proportions that fit in quite well with, we feel, the surrounding neighborhood. Mr. Lassman: This is the type of construction you plan for this site? Mr. Lawrence: Yes-, we do. Mr. Lassman: And what do you call it? Mr. Lawrence: We call it a New England Rustic Colonial look. We put in a variety of textures and materials -- shake shingles, brick, wood siding, clap board and so forth, to give it the New England type of character -- ihe New England village type of look. Mr. Lassman: Thank you. (Pause in record at this point. Note: Exhibit "C" was left with the Commission by Mr. Lawrence although he does not refer to it during his presentation). Mr. Lassman: Mr. Franson -- why don't you tell the Commission who you are (inaudible words for 2 seconds), first of all (inaudible words for 2 seconds). Mr. Franson: My name is Russell Franson, I'm a Registered Professional Engineer in the States of Connecticut, Massachusetts and Rhode Island, and I represent the firm of Luchs and Beckerman (inaudible word) Associates in the Town of Glastonbury, Connecticut. The firm has been in business for some 25 years, performing all phases of Engineering (inaudible word) subdivisions, (record is inaudible for 7 seconds at this point) . Mr. Lassman: Have you studied the proposed site? Mr. Franson: Yes, we have studied both the storm water run-off for this site and the availability of the sanitary sewer systems in the Town of South Windsor. Mr. Lassman: What have you concluded: Tri/Vest Properties, Inc. -8- July 16, 1974 Mr. Franson: I have concluded that -- if I may -- in a graphical presentation, that the run-off from this approximately 19 acres that now would flow directly into Bancroft (inaudible words) and approximately 1,000 acres upstream -- which is largely flat -- some of it is now Industrial -- some of it is now zoned residential -- muchiof it is wet, semi-swampy. The flow to run-off from this site into the Bancroft Brook would increase the flow (inaudible words for 3 seconds) four cubic feet per second, which is less than one percent of the total run-off. We then carried it downstream to the crossroads of the Bancroft Brook and Stoughton Brook, where we at that point add another additional 1,000 acres of watershed, which -- without going any further is down here -- the one percent increase is really less than one percent. We examined the impact that this would have on the existing box culvert structure under Main Street, and there would be no noticable increase -- rise in the water surface due to the design storm that we have analyzed (inaudible words for 2 seconds) down towards Main Street (inaudible words for 2 seconds) report at this time a 100 year•. (inaudible word) design storm (inaudible word) in the Stoughton (inaudible word). If you had a storm -- raining for a period of 24 hours -- (inaudible word) heading down toward some point of this bridge (inaudible word) major storm (inaudible). There is one point to consider, that there is.-- and I''m sure residents in the area are aware of it -- is flooding does occur in this brook, primarily in the spring time due to the backup from the Connecticut River. If we should encounter this type of a flood in the Connecticut River, with an intensive storm in Bancroft and Stoughton Brooks, the result would still be the same as they peaked. There wouldn't be any increase at all as a result of this site (the record is inaudible at this point for 14 seconds). Tri/Vest Properties, Inc. -9- July 16, 1974 Mr. Lassman: What did you conclude with regard to the (inaudible word)? Mr. Franson: First of all, the sanitary sewage. There is an existing ; sanitary sewer when you come down Strong Rodd and Ident Road (pause in record). The existing sanitary sewers in the area -- the shaded area now being the proposed site -- are such that as I say -- the existing sanitary sewers would terminate at the intersection of Strong Road and Ident Road. We would propose for the site collecting all of the sanitary sewers and carrying it to a temporary on-site pump station in the northwest area of the property -- up on top of the bank well out of and away from the trees, so there wouldn't be any disturbance of the trees down the bank to the sewer -- with a short section of, again, temporary forced main along the front of the property connecting into the existing manhole. I emphasize temporary because a look at the Town's Master Plan for sewers in this area indicates that ultimately there will be an interceptor for along the entire length of Main Street. At such time as the Town does construct this sanitary sewer, this temporary system would be abandoned and a permanent gravity connection would be made to the Town's interceptor sewer in Main Street. During this temporary period, however, there will be a new forced main. It will flow by gravity east along Strong Road, north along John Fitch Boulevard and into the existing pump station. It will be forced through the six-inch forced main and, again, it is a gravity sewer. (inaudible words for 4 seconds) Strong Road with the Industrial site and to the water pollution control facility. I have met with Mr. Emil Lucek, the Director of Public Works for the Town, and we have analyzed the system in a very preliminary way ourselves and there is no problem whatsoever with the existing gravity sanitary sewer system. There is, however, a small problem which already does exist within the pump station, which exists to the north on the map -- whereby, because the Main Street Interceptor has not been constructed there is a� large e Tri/Vest Properties, Inc. -10- July 16, 1974 Mr. Franson (continued): amount of sewage flow from the northern part of the Town which is now being diverted through the pump station and to the existing gravity sewer that is available -- and to the water pollution control facility. There may have to be some modifying of the -- and improving of the pump station facilities, This -- regardless, really, of development here. The situation is there and can be worked out. I have also a brief report (passes report to the Commission - exhibit "D" -- a portion of the record is inaudible at this time -- all statements made by Mr. Franson for 15 seconds are inaudible as he is away from the microphone) Also, for the next 2 minutes and 20 seconds the record is completely inaudible due to static and faint voices. I cannot determine who is speaking. Mr. Boutwell: Members of the Commission, my name is Harvey B. Boutwell, Consultant Traffic Engineer (inaudible word), 30 Bates Drive in Cheshire, Connecticut (inaudible words for 4 seconds) . I have the time experience (aiaudible word) in Highway Traffic, Bureau of Highway Traffic, Yale, University. (inaudible comments by Mr. Boutwell for 1 minute, 25 seconds). During my field investigation, I found Strong Road to be an open, straight (inaudible words for 5 seconds). Main Street on the west, Route 5 on the west -- on the east. This asphaltic surface highway has a surface of approximately 32 feet (inaudible words for 4 seconds). Route 5 and Ident Road to west of Ident Road, Strong Road has an asphaltic surface of 22 feet. There is a vertical curve in Strong Road, where it crosses Stoughton Brook (inaudible words for 5 seconds), Main Street area. I installed an. automatic traffic recorder on Ident Road, immediately to the intersection of Ident Road -- corner of Strong Road and Ident Road -- in early June of 1974. My report contains data of the fifteen minute volumes recorded (exhibit "E") as well as histogragzs which illustrate Tri/Vest Properties, Inc. -11- July 16, 1974 Mr. Boutwell (continued) : the distribution of travel throughout the day. it was found from those traffic counts that Strong Road approximately carried 1,100 vehicles during a 24-hour period. The peak hour was recorded of 116 vehicles -- which occurred at the hour ending at 8:00 a.m. The report also contains snapshots, which illustrate the general geometric features of Strong Road in the vicinity (inaudible words for 3 seconds). It is proposed to develop 145 multi-family housing units on the subject site. My experience with this type of housing developments in Connecticut and throughout the northeastern United States clearly indicates multi-family housing generates 5 to 7 vehicular trips during a 24-hour period. (inaudible sentence for 5 seconds). It is my opinion, that the development of 145 multi-family housing units on the subject site, as illustrated by the site plans before you, will not create a traffic problem (inaudible word). The relatively low usage of Strong Road at the present time, coupled with the projected generation of traffic as a result of this development, will not produce any traffic congestion. Excellent sight lines (inaudible word) along Strong Road, and either side of the proposed driveway, have provided for a safe means of entering or leaving the subject site. On-site parking, which provides for two vehicular Vases for each dwelling unit, will provide more than adequate parking spaces. Mr. Lassman: (inaudible word) problem with Route 5? Mr. Boutwell: Well, from the proposed driveway -- looking in an easterly direction (inaudible words for 8 seconds). Route 5 (inaudible word) westerly direction (inaudible comments from Mr. Boutwell for 20 seconds) on a local road (inaudible word) of any vehicle is 250 feet -- the average distance -- and in this case (inaudible words for 5 seconds) minimum. Mr. Lassman: Inaudible comments for 10 seconds Tri/Vest Properties, Inc. -12- July 16, 1974 Mr. Boutwell: No way! At the present time the count that I took on Strong Road indicated that at the present, the cars are 1100 per day. I have estimated that this development would produce 900 additional trips per day, all of them not necessarily in one direction -- but even if they were all to the east towards Route 5, there would be an average of approximate -- about 2,000 vehicles per -- during a 24 hour period. Strong Road, under the present geographic alignment and condition, could carry at least 8,000 vehicles per day. Attorney Lassman: Thank you. (at this time there is a pause in the record and audience noise until Mr. Grace strikes the gavel). Attorney Lassman: Mr. Chairman, I have here -- I'd like to talk about the economic effect of apartments -- and what they do in various Towns. Very interesting facts for various Towns around. In South Windsor they have a positive effect on the generation of tax dollars. In South Windsor we have three existing apartment developments -- Pleasant Valley, Barrington and Candlewood. If we point to the latest figures we have at school and from the Tax Assessor's Office and from various studies made by the Connecticut Public Expenditure Council, evidence here (exhibit "F") would indicate tax assessments from the existing three apartments developed -- I found that Pleasant Valley has 142 units, Barrington, 128 and Candlewood, 190. School children listed per unit ratio is point 17 (.17), Pleasant Valley; point 219 (.219), Barrington and point 068 (.068), Candlewood. The assessment is $1,449,000, $974,000 and $1,805,000. The total tax list excluding automobiles is $78,900, Pleasant Valley , $53,000, Barrington and $98,000, Candlewood. The cost for education -- the Town contribution to this cost -- the figures for the school year (inaudible portion for 4 seconds) . The total cost per pupil is $951.97. The Town's share of that is $805. The total cost per apartment would be: Pleasant Valley $19(???) (inaudible) ; Barrington, $22,500; and Candlewood $1.0,400. The r • Tri/Vest Properties, Inc. -13- July 16, 1974 Mr. Lassman (continued) : balance to the Town in taxes (inaudible portion for 4 seconds) $59,000 Pleasant Valley, $??,500, (inaudible) Barrington and $?1,900, Candlewood. Added to that (inaudible words for 2 seconds) tax (inaudible word) tax is $23,000 in motor vehicles -- which is a total of $201,000 left to the Town after payment of the Town's cost to educate the students in apartments (inaudible portion of the record at this point for 15 seconds). $200,000 will go a long way (inaudible portion for 10 seconds). I made copies of this for all members. Further, I have here a petition stating, "we the undersigned declare that we do not object to the application for a zone change to multi-family use of land of Edward Bancroft located on the south side of Strong Road between Ident Road and Main Street, South Windsor. The petition contains addresses of residents on Main Street, Strong Road (Exhibit "G"). The record.:is inaudible :at . _.- this point while Attorney Lassman is passing out exhibits "F" and "G" to the Commission. His comments cannot be heard for approximately 20 seconds) . Mr. Grace: We'll take about a five minute break so that you people in the audience might like to take a look at the map -- if you have any questions. Mr. Grace: Can we get started, please. Is there anybody who would like to speak in behalf of the application? (pause) Is there anybody who would like to speak in opposition to the application? Attorney Nagle: My name is Attorney John F. Nagle (inaudible sentence for 5 seconds) Mr. Grace: Would you speak up so everybody can hear you. You want to close the back door, somebody -- please? Tri/Vest Properties, Inc. -14- July 16, 1974 Attorney Nagle: (inaudible sentence for 5 seconds) representing the J; property owners on Main Street. (inaudible portion of the record for 12 seconds) . I have a question here that I would like to ask Mr. Lassman before I go on (inaudible portion for 9 seconds) The question is -- are the wetlands involved in any way in this parcel of land? Attorney Lassman: A portion of the property is. Attorney Nagle: Don't you t11ink2 Mr. Lassman, under those circumstances you should withdraw this petition and apply to the Inland-Wetlands Agency (inaudible portion of the record for 11 seconds). Mr: Grace': Well -- can't have -- rather than get into a dessertation, if you believe that he should so file, state that as part of your argument. Mr. Na le: (inaudible words for 2 seconds) regulation (inaudible words for 14 seconds) effective july 1st and these regulations (inaudible word) Agency (inaudible word) involving wetlands (inaudible words for 9 seconds) Town Planning and Zoning. I think the first step in an application of this nature involving wetlands, this Agency should be given the opportunity of initial acceptance. I present a petition (inaudible words for 5 seconds) application (inaudible words for 7 seconds). Not living here in the Town of South Windsor (inaudible words for 12 seconds) Main Street (inaudible words for 10 seconds) John Fitch Boulevard coming down (inaudible word) stop at all the stop signs (audience laughter and audible words for approximately 5 seconds) Beautiful homes (inaudible words for 4 seconds) John Fitch Boulevard (inaudible words for 2 seconds) . Now suppose they put up these apartments (inaudible portion for 4 seconds) to protect these older homes. (the record is inaudible for 20 seconds at this point.) This Town has land galore -- if it is so important to the Zoning and Planning Board (inaudible words for 2 seconds) apartments in Town, why place them in a little narrow section of the Town (inaudible words for 2 seconds) industrial areas Tri/Vest Properties, Inc. -15- July 16, 1974 Mr. Nagle (continued) : (inaudible portion for 8 seconds). Now, the criteria in the Zoning Regulations has the conservation of property values. Certainly these historic homes (inaudible words for 5 seconds) -- the property is certainly going to decrease (inaudible words for 6 seconds) in a residential area. I can't imagine the properties in Main Street appreciating in value. Another (inaudible word) criteria is the impact of traffic on the immediate neighborhood. (inaudible words for 5 seconds) same people use Main Street to reach this (inaudible word) rather than go down John Fitch Boulevard (inaudible words for 2 seconds) to some people putting stop lights (inaudible portion of the record for 10 seconds). Now, the next criteria is the general character of the neighborhood. Well, its true we have industrial on the east and residential on the west -- and why intermix with another zone in between them -- why not let them stay the way they are -- they are separated as it is -- they don't need another conglomeration of another kind of zone to buffer the two. Another one is the general welfare of this Town (inaudible word) If somebody wants to build apartments in Town, they can always go to the Board and ask (inaudible words for 2 seconds) approval. I just don't think (inaudible portion of the record for 8 seconds) And then the last one (inaudible word) Comprehensive Plan (inaudible word). My understanding is .that the Comprehensive Plan calls for no apartments to be built west of John Fitch Boulevard, and that any apartments in this Town would be built east of Route 5. Apparently, (inaudible words for 4 seconds) on the west side of John Fitch Boulevard (inaudible portion for 12 seconds). But, I do think (inaudible portion for 6 seconds). Finally, I think that (inaudible portion for 15 seconds). Audience applause. Mr. Grace: Anybody else to speak in opposition? This gentlemen right here. • Tri/Vest Properties, Inc. -16- July 16, 1974 Mr. Stakun: My name is Paul Stakun. I live on 2486 Ellington Road. Actually, I live on the other side of Town -- my property is nowhere near this area and I don't have any immediate (inaudible words for 4 seconds) . I wanted to -- I'm not in favor of apartments -- I never have been for many reasons. First of all, I's like to (inaudible word) couple of points that were made by these gentlemen. First of all, I believe that the existing apartment complexes that are in Town have only been there (inaudible word) and generally speaking, the people who move into apartments intitally are young people and don't ba ve many children -- and I can understand why the survey that was made leads to relative low density of children (inaudible word) . However, people do get pregnant and I'd like to know -- has a survey been made on apartment complexes that have been in existence for 10 years or more and how many children in these apartments (at this point a loud buzzing noise on the recorder madeuthe record inaudible for 15 seconds) . I appreciate the effort (inaudible words for 2 seconds). They did a nice job, however, I'm not in favor personally of apartments (inaudible word) That's my opinion and (inaudible words for 4 seconds) . Mr. Grace: Anybody else wish to speak? Mr. Myette: Mr. Chairman, members of the Board, my name is Bob Myette and I live at 2085 John Fitch Boulevard, South Windsor (inaudible for 2 seconds) less than a year ago -- about a year from now (inaudible word) responsibility of how many apartment houses have been approved -- approved in South Windsor. I recall that after the (inaudible word) between two political parties, which indicated there was going to be an impact study -- might be being made or in the process of by officials. I believe it would behoove the Planning and Zoning Commission •to inquire to the Town of South Windsor for this impact sutdy, rather than one that is requested by the applicant. (inaudible words for 2 seconds). Also, I believe Tri/Vest Properties, Inc. -17- July 16, 1974 Mr. Myette (continued) : there are now a number of apartments that have been approved, but not developed. Someone may say to me -- well, these may never be developed; however they are still on the books for potential developers to inquire. I would not think it would be outrageous to have more apartments approved before these applications are wiped off the books or told these developers will have to change the zone. I also believe that it is necessary for a developer to bring sewers down Main Street. The first question I ask the Planning and Zoning Commission is "who is going to pay for the sewers down Main Street"? The developer? No, I don't think it will be the developer! Its going to be the people on Main Street. Also, it is my opinion that the best form of taxes -- best thing for this Town is professional buildings -- not apartment houses. I'm personally in favor of traditional apartment houses in South Windsor -- I have been in i the past and will be in the future. Thank you. Mr. Grace: Does anybody else have any comments? Mr. Myette: Mr Chairman, I meant to say `opposed" (audience laughter and applause). Mr. Grace: I would think that the clapping could be eliminated. The gentlemen in the back, would you stand up, sir? Mr. Hopkins: My name is Alfred Hopkins, 80 Strong Road. I've lived on Strong Road for about 25 years and I don't quite agree with the gentlemen (inaudible words for 2 seconds) He doesn't agree -- on traffic, saying there isn't a traffic problem on Strong Road -- because there is! Everybody who drives up (inaudible words for 2 seconds) on Strong Road. There"is (inaudible words for 2 seconds) Hills on the west side (inaudible words for 4 seconds) gradual incline on the east side (inaudible words for 4 seconds) proposed entrance to that new project. I object to it. Mr. Grace: Anybody else wish to talk? The gentlemen right here. Mr. McLaughlin: Bill McLaughlin, 70 Strong Road I"d like to come to Tri/Vest Properties, Inc. -18- July 16, 1974 Mr. McLaughlin (continued) : the front. (pause in rec-ord) . I wish to congratulate the group that got this together. Attorney Lassman started out with all the directions except north when he proposed this thing -- north being where people live residentially -- and I'm one of them! (inaudible words for 4 seconds) playground will be across the street! (Audience .laughter and record is inaudible for 2 seconds) . south. I've raised a ramily -- I moved out to South Windsor from where I lived originally to get away from the city. My wife and I have several properties in East Hartford. Recently we had application for one of these rentals -- Two applicants -- one from one of these apartments placed on Pleasant Valley -- I won't mention which one -- wanted to get out of their apartment because of the noise. Stereos going all night -- people up and down the hall (inaudible words for 5 seconds) the different people come and go (inaudible words for 5 seconds) and so forth. Getting back to this (inaudible words) north side. This is Ident Road here -- and Attorney Lassman referred to such places as (inaudible words for 2 seconds). If we go along in the other direction -- the same distance from this project is (inaudible word) Drive, we're half way down Main Street (inaudible word)north (inaudible word) so there are just as many residential homes as there are busineses. Now, these people who live here (inaudible words for 5 seconds) four houses on the north side of this road and we don't want to look out of our window and see all these people parking (inaudible words for 3 seconds) from here (inaudible words for four seconds) there is a dip in the road (inaudible word) visibility is poor (inaudible words for 4 seconds) what would it be 900 cars a day coming out (inaudible words for 3 seconds) . Now 900 cars a day is a lot of traffic (inaudible words for 3 seconds) over a 24-hour period (inaudible words for 2 seconds.) So, it is for that reason -- especially the traffic -- (inaudible words for 2 seconds) we have Tri/Vest Properties, Inc. -19- July 16, 1974 Mr. McLaughlin (continued) : now. Own personal (inaudible words for 8 seconds) Mr. Grace: Anybody else have any comments to make. Yes, in the back. Mrs. Simmons: My name is Mrs. Simmons, I live on Ident Road. And apartments cause (inaudible portion for 11 seconds) property. I would like to have (inaudible portion for 5 seconds) playground. (inaudible portion for 10 seconds) all day long and all night long. (the record is inaudible for the next 60 seconds) John Pandozzi: John Pandozzi, Main Street (inaudible portion for 14 seconds) Strong Road (inaudible portion for 22 seconds) Main Street (inaudible portion for 18 seconds) . Paul Meltzer: Paul Meltzer, Main Street. Right now (inaudible words for 8 seconds) 900 cars (inaudible words for 4 seconds) 24 hours (inaudible portion for 17 seconds) all down Main Street (inaudible portion for 7 seconds) John Fitch Boulevard. In the past year, I've had a fire in my house -- an electrical fire caused by the traffic (inaudible for 11 seconds) The second point is how is this project going to affect the water flow. First of all, I agree with this gentlemen up here, I think the wetlands (inaudible portion for 40 seconds) water flow on this property (inaudible words for 5 seconds) . Thirdly, I've been associated with the Scouts (inaudible words for 8 seconds) the people of this Town (inaudible words for 3 seconds) that the people in the projects (inaudible portion for 12 seconds) . Mr. Lane: My name is Calvin Lane and I live at 870 Main Street. Some of the objections to the people living in the proposed apartments, will have no real stake in the future of South Windsor (inaudible words for 5 seconds) . In the second.-place, (inaudible words for 5 seconds) industry (inaudible words for 20 seconds) . Finally the Zoning Board was set up to propose orderly development. I do not believe (inaudible for 10 seconds). Tri/Vest Properties, Inc. -20- July 16, 1974 Mr. Grace: Anyone else? Mrs. Charette: My name is Marge Charette and I live on Strong Road (inaudible portion for 36 seconds) Mr. Grace: Have here (inaudible portion for 10 seconds) petition ( record is inaudible for 11 seconds) Worcester Express (inaudible for 9 seconds) (the petition is exhibit "H" and exhibit "I" is a letter from Worcester Express which was introduced at this time) Anybody else have any other comments? (audience noise for 22 seconds) Mr. Grace: Keep it down please. At this point the record is inaudible for 70 seconds -- people are speaking, but I cannot determine who it is). Mrs. Montana: I would like to ask a question to Mr. is it Lawrence? You said there was about 8 percent of the area covered by buildings, do you have any idea of how much would be covered by roads and parking? Mr. Lawrence: As I pointed out that the Zoning Regulations specify the maximum (inaudible word) to building coverage -- Mrs. Montana: Yeah Mr. Lawrence: We have 8 percent building coverage. The total (inaudible word) parking (inaudible word) about 26 percent. Mrs. Montana: 26 percent -- including buildings? Mr. Lawrence: Including buildings, parking, paved areas. So if we include all of those areas, we are below the maximum allowable in the Zoning Regulations (inaudible for 5 seconds) area at the west end, as I mentioned (inaudible portion of the record for 10 seconds). Mr. Grace: Other members of the Commission -- Dick? Mr. Ryan: Attorney Lassman, you talked quite a bit about the benefit to the Town on taxes. Is there any other general welfare of the Town that Y you can see (inaudible word) that the apartments would have? Attorney Lassman: Well, taxes (inaudible words for 2 seconds). Number two buffer of an industrial and residential area. Number three, it provides , Tri/Vest Properties, Inc. -21- July 16, 1974 Mr. Lassman: (continued) a service for young people who cannot afford to /(s .1/ buy single-family houses. (inaudible words for 5 seconds) on their own -- start off someplace. Number 3, thre is -a need as proved by the fact (inaudible word) complexes (inaudible word) rented. (At this point the record is inaudible for the next 3 minutes. According to my notes, Mr. Gilligan questions Mr. Franson, but their comments are entirely inaudible). Mrs. Evans: I have a question (inaudible words for 2 seconds) modifying of present pump station (inaudible words for 3 seconds). Mr. Franson: (inaudible words for 2 seconds) by the Town or by the developer. (inaudible words for 4 seconds) Town (inaudible portion of the record for the next 23 seconds). Mrs. Evans: Would it be (inaudible words for 2 seconds) Town (inaudible words for 2 seconds). lair. Franson: In our office as built plans for the existing pump station. We feel it can be modified. Mr. Lucek, the Director of Public Works, feels it can be modified. (inaudible words for 2 seconds) modification will be necessary (inaudible words for 2 seconds). At this point (inaudible words for 4 seconds) Yes, it can be modified. Dr. Andrus: (inaudible words for 3 seconds) in the area (inaudible words for 2 seconds) dip (inaudible words for 2 seconds) proposed driveway onto Strong Road (inaudible words for 2 seconds)possible problems with visibility. Mr. Boutwell: (inaudible words for 3 seconds) the report that was submitted, there are snapshots (inaudiblewords for 2 seconds) approximately at the location of the driveway, I detect there is a very slight sag in Strong Road. It certainly is not to the point where, (ivaudible words for 2 seconds) the snapshots depict a (inaudible word) slight sag in front of the first house proceeding west of the (inaudible words for 2 seconds). Tri/Vest Properties, Inc. -22- July 16, 1974 Mr. Boutwell (continued) : There is -- as I pointed out earlier, there is a significant curve at the (inaudible words for 5 seconds). proceeding in (inaudible word) direction 150 feet from our proposed driveway. Mr. Grace: I have a question before you sit down. What indicator supplies the five to seven trips per day. What's the basis (inaudible words for 7 seconds) What's the basis for the five to seven -- wetve heard alot higher. Mr-;-,:-Boutwell: Five to seven trips per dwelling unit is based on my own observations -- having been taking actual counts at existing (inaudible words for 2 seconds) throughout Connecticut. Mr. Grace: Is there any association average? Mr. Boutwell: Yes -- that is the range for this type of housing. For:' _�� single-family houses it would be in the range of 10 to 12 trips per day. Mr. Grace: Why is that? M. Boutwell: The significant difference is that the children produce traffic. (inaudible portion of the record for 12 seconds) and a single- family residence that has four -- two or more bedrooms (inaudible word) have children, and these dwelling units produce trips. The (inaudible word) family doesn't mean there is more travel by the adults in the family because there are not (inaudible word for 2 seconds) travel because there is a lack of children here. Mr. Grace: Thank you. Peg. (tape is inaudible for 30 seconds. During this time, Mrs. Rossi asks a question -- however, due to a buzzing noise on the tape, it is completely inaudible.) Mr. Franson: Existing sanitary sewer now flows easterly from -- on Strong Road from Ident to John Fitch Boulevard, and then northerly on John Fitch Boulevard to a sanitary sewer pump station. Then it is pumped through Tri/Vest Properties, Inc. -23- July 16, 1974 = Mr. Franson (continued) : a forced main southerly on John Fitch Boulevard ; until it gets back to Strong Road and then gravity from -- south from there to the existing water pollution control facilities. Mrs. Rossi: What about (inaudible words for 15 seconds) Mr. Franson: (inaudible word) we would connect to the existing sanitary sewers on Ident Road and follow (inaudible words for 4 seconds) Mr. Walsh (inaudible words for 4 seconds) wetlands. What percentage -of this property (inaudible words for 2 seconds) Mr. Franson: As near as we could determine from the very small scale (inaudible word) mapping of the Inland-Wetlands in the Town of South Windsor, there appears that there is a narrow band which follows along the existing Bancroft Brook (inaudible sentence for 5 seconds while Mr. Franson is indicating the area on the map -- one audible word "here") There is another area -- larger (inaudible word) this area, which is designated (inaudible word for 2 seconds) mapping and a smaller area (inaudible word) in the southeast corner of the property. These two areas are determined from the (inaudible word) Soil Conservation Service soil maps of the area as being poorly drained soils (inaudible word) with the Soil Conservation Maps (inaudible words for 2 seconds) Town of South Windsor (inaudible words for 2 seconds) and these are the -- these are by the Soil Conservation Service as being poorly drained soils (inaudible words for 10 seconds) as near as we can determine,going from the scale that is presently available (inaudible words for 2 seconds) Also there is an inaudible comment for 5 seconds from, I assume, a member of the Commission. Mr. Franson: This, of course, we will want to work out between the properties involved and (inaudible words for 3 seconds) f Tri/Vest Properties, Inc. -24- July 16, 1974 Mr. Ryan: I wonder if the Traffic Engineer could tell me which study reflects the traffic on Main Street? Mr. Boutwell: I did not take a count -- a study on Main Street -- I used a study (inaudible words for 2 seconds) Mr. Grace: Mr. Lassman, do you have any comments you would like to make? Mr. Lassman: Thank you, Mr. Chairman. We heard testimony from Mr. Nagle saying something about experts saying we are going to depreciate property in -- on Main Street. I don't really know if Mr. Nagle knows how far away the property is from Main Street. Certainly the property is buffered by Main Street (inaudible words for 3 seconds) distance between property and Main Street. (inaudible words for 5 seconds) opinion that traffic -- we are talking around 900 cars during a 24-hour period (inaudible words for 2 seconds) indicated (inaudible words for 2 seconds) 10 percent certainly is not going to go down Main Street -- that would mean 100 percent of this traffic at the peak hours would go down Main Street -- this is impractical, for example many people go north on John Fitch Boulevard and many people go south -- and certainly 100 percent could not go down Main Street -- and probably 50 percent (inaudible words for 4 seconds) go to Manchester (recording machine has buzzing noise for 12 seconds at this point.) Someone indicated that (inaudible due to buzz for 3 seconds) he has a right to an opinion (inaudible portion for 5 seconds) statistics that we have -- do not have any statistics in South Windsor isn't correct (inaudible portion due to buzz for 15 seconds) as a matter of fact (inaudible words for 2 seconds) Town tax dollar. Sorry that people do not support the project, but this is something that they wouldn't support because (inaudible words for 4 seconds) . You talk about the land -- let's talk about the land. What does the property owner do? He has some rights -- to own property -- he has the right to develop Tri/Vest Properties, Inc. -25- July 16, 1974 Mr. Lassman (continued): this. Now the question is, can a developer (inaudible word) from industrial (inaudible word) industrial (inaudible J� words for 4---.seconds) and therefore (inaudible words for 7 seconds). Thank you. Mr. Grace: Anybody else have any final questions or comments? Yes, right here. Martha Lane: Martha Lane, Main Street. I just wanted to make the point (inaudible word) apartments (inaudible words for 2 seconds) 18 acres being developed (inaudible word) quality of life in a historical section and residential area (inaudible words for 7 seconds) Is this (inaudible words for 3 seconds)area hundreds of acres (inaudible words for 4 seconds). Mr. Grace: (inaudible words for 4 seconds) Somebody else had a question? Yes. (inaudible portion of the record for 28 seconds) Mr. Grace: Give your name and address, please. Mrs. Case: Oh, I'm sorry -- Marion Case, Main Street. Mr. Grace: Thank you. Anybody else have any comments? Mrs. Simmons: (inaudible words for 7 seconds) about (inaudible words for 3 seconds) you know about -- ask about their children. (inaudible words for 5 seconds) What about all of these apartments don't have children (inaudible words for 10 seconds) no children -- no pets (inaudible words for 8 seconds) Mr. Grace: Anyone else? Yes sir (inaudible portion for 18 seconds) Michael Paul: My name is Michael Paul. I live on Ident Road. My property abuts Mr. Bancrofts property (inaudible due to buzz for 23 seconds and the remainder of Mr. Paul's comments are muffled and entirely inaudible for approximately 28 seconds) The remaining 3 minutes and 50 seconds of the public hearing is completely inaudible. The buzzing noise continues with much static and muffled voices and I cannot determine who is talking. V..'..1°-•. f,a a,i•4;,.`�,G $}-5• �jr;N.�,, .S. �`� ' `;�ix,,.;, a '1°rt`• _�:, •nt va�` ,,';' -•+, :^ +i:.�:' '�aC�"urla :> ,-rL Arxy Y ,c �,' es. �%'. �t� .k<. ...ti. �, 'a'�Zs]r ,� k ra, s,,'Y't+-'\ ,a ,.•+•..I..i+..'� S Y/)�►/y`•///+/.''P+,PPPf �' '- ;"te: tt..�• o ;3/no _,,�:{``3,aP:FF �. :Xi t; •.., c^•.f.Y.^1.15. '� +_t'' `-t ,,,. +:.,�5 l r :,v- �` s sY s'yN.. , . ,• ,�.i« : "<a.q,� �,.,_...,,fr.. � ' y;.,Sj � t �''ii??,,^^ ,` .}. .:� i�l 4£•;,��; :.,� � • 4.9��.;�t I- f�6,; ��+ •,�,ua Y�'� �# •`• +� �` -aw� '� ALOIERI - i-IESERGER ASSOCIATES, INC. BRADLEY PROFESSIONAL CENTER •��_� f' FOUNDERS DRIVE �al) Vsfale qp,6raiters and CDOns.hanls P. O. BOX 796 f BRISTOL, CONNECTICUT 06010 TEL. (203) 589-3355 M•.n>EL J.ALOIERI M A.L.S R P.A. S nWARO T N_3CRGER M AA. S.R.P.A. J]+Y E.NOORE,S.R A..R 4 COARLES J.ALDI=RI JR. a June 25, 1974 Attorney Edwin A. Lassman 111 Pearl Street Hartford, Conn. 06103 Dear Attorney Lassman: At your request, I have examined property located on the south side of that portion of Strong Road extending between Main Street and John Fitch Boulevard, U.S. Route 5, South Windsor, Connecticut, to determine the highest and best use of the property and any effect that use might have on real estate values in the vicinity. Description of Site The property which is the subject of this study, is nearly rectangular in shape and contains a total land area of approximately 19 acres. The majority of the land is generally level and open, however, the westerly portion slopes downward and is partly wooded. Public water and sanitary sewers extend westerly along Strong rw Road from John Fitch Boulevard to Ident Road and are within close proximity of the subject property. Zoning. The property which is the subject of this study is situated within a Residence A-40 Zoning District. Proposed Use of Land Land Area: 19± Acres Living Units: Two-Bedroom Townhouses 33 Two-Bedroom Single Level 24 one-Bedroom Single Level 88 Total 145 units A Neighborhood The subject property is situated in the northwesterly Windsor, in an area with quadrant of the Town of South mixed uses. John Fitch Boulevard (U.S. Route 5) in this area is improved with various retail facilities, a motel, "{ industrial buildings, gasoline service stations, a poultry a dealter, facilities of R-F Brick Company, and the Pola Facilities, Nassau' s Clearance and Distribution Center, and other similar facilities. .� Properties abutting Strong Road consist primarily of un- P improved land, some of which is idle and some of which is used for agricultural purposes. There •are tfour single ruck terminal family residences on Strong Road, a major occupied by Wooster Express, Inc. ,is the facilities of the Windsor Steel Co. Ident Road s improve d with two - industrial type structures. _2 That portion of Main Street, in the vicinity of Strong Road, is improved primarily with single family i residencesan farm outbuildings . The majority of the land s unimproved used for agricultural purposes. Highest and Best Use The highest and best use of the property being appraised is ' to be improved with multi-family housing as proposed. .3 9 There is a definite need for moderate density rental housing in South Windsor. This is demonstrated by the nearly total lack of vacancies in existing multi-family housing. ' at resent three multi-family rental developments There are p within the Town of South Windsor. Discussions have been held with representatives of the owners of these properties and a synopsis of each development is as follows: nts: rtme Pleasant Valley A a This development presently contains 142 units, con- • r s sisting o�: 24 (824 sf) 1-BR unit 16 (948 sf) 1-13R units 40 (1049 sf) 1-BR units 4 (1042 sf) 1-BR units 4 (1173 sf) 1-BR units 54 (1446 sf) 2-BR Townhouses The rentals in this development range from $245 to $335 i per month, with the property owner providing heat. The units are 1000 occupied. ALDIERI HEBERGER ASSOCIATES. INC. page 2. F r Mr. Amato, the owner of this property, has sufficient land to construct an additional 162 units. However, ; he has not done so because of the present lack of suitable financing. He feels there is sufficient demand to justify additional units. Mr. Armato stated that there are approximately 25 children in this development, of which approximately 15 are of school age, which is the equivalent of approximately 1 school age child for every 10 units. Barrington Estates: Barrington Estates contains a total Y, of 128 units, which are 1000 occupied. These units can be broken down as follows: 80 1--BR units 40 2-BR single level units 8 2--BR Townhouse units a Rentals in this development range from $200 to $245 per month, with the tenants paying their own heating bill which is electrical. This development is constructed to maximum permitted density. There has been little turnover of tenants within Barrington Estates because the buildings were well insulated and the average electrical bill is not considered excessive. There are a total of 46 children in this development, of which 32 are of school age. This is equivalent to 1 school age child for each 4 units. ' T r Candlewood: Candlewood presently contains 190 units, as follows: 114 1-BR units 76 2-BR units Rentals range from $210 to $270 per month, with tenants paying for their own heat, which is provided by electrical radiant panels. At the present time, 160 units are occupied and an additional. 15 units have deposits, indicating a 92% occupancy rate. There is sufficient land zoned for apartment use to provide . : for an additional 188 units. Construction will commence on these units in the near future. There are approximately 13 children in this development, which is the equivalent of 1 child for every 12 units. ALDIERI HESERGER ASSOCIATES. INc. --- - --- -- - T3-.rr,. • .. _ __ -... ..... ,.� ......+♦ '_-..-... w. ar. rlTwav„R.y,y.. '¢ SQT.^rr"'(ham';'v. The housing trend throughout the United States, and in Connecticut in particular, is for an ever-increasing per- centage of new dwelling units being constructed as part of multi-family housing developments. The increase in J ' cost and scarcity of land suitable for residential improve- ment makes it necessary that such land be improved with multi-family housing. The economic stability of a community is strengthened if there is a balance of land use. This principle indicates that what really is involved is the application of the highest and best use for the community and its citizenry. Good services must be paid for. This means that it is essential to keep property taxes within bounds and a broad tax base generative of net tax dollars to the community is necessary. Included in the profitable broad tax base are research and development enterprises, multi-family housing, and various L- type single family residences. Industry, in their survey of new locations, considers housing for employees to be of prime consideration, and therefore, the more adequate the housing facilities, the more attractive the town for prospective industries. it is my opinion that the principle of Highest and Best Use would best be served by the proposed plan of development, which would generate valuable tax dollars to the town. i t Impact of Multi-Family Housing on School-Age Population Numerous studies have been made throughout the State of Connec- 3 ticut that demonstrate that multi-family housing generates fewer children per unit than single family residences. Discussions with town officials, Board of Education officials, and the Capital Region Planning Agency indicates that there is approximately .7 children per dwelling unit in the Town of South Windsor and approximately .25 children per unit in multi- family housing in the Town of South Windsor. A publication entitled, "Facts, Analysis & Recommendations for Multi-Family Housing in Manchester, Conn. " , prepared by the Planning & Zoning Commission of the Town of Manchester illustrates the fact that there are 1.59 children in Manchester for each single family dwelling and 0 .30 for each apartment dwelling. National Statistics indicate that there are 1.6 children for each single family dwelling and .22 of each apartment unit. In the Town of Manchester, 41.250 of the children in apartment ' units were attending town public schools . i At.DIERI --- HESERGER ASSOCIATES, INC. Page 4 _ .n_ - .. n _.. .. .. ...-. . y .r ♦.a -_.'na. .,r.y-rr me: ,ieT`vt mS'.rN:^..Nr'A'u.,-I rIH A This office is familiar with numerous other studies that have been completed in the Greater Hartford Area, indicating similar statistics. J Impact of Multi-Family Housing on Community Expenditures j Findings, based upon major research carried out in the form of Cost Benefit Studies, demonstrate that multi-family housing not only pays its own way in taxes to the community, but in an overwhelming number of cases, contributes money over an above what it costs the local community to service them. A study made of land use and municipal finance, by S. Charles Adams of the Civil Engineering Faculty of the University of Connecticut indicated that apartment houses in West Hartford cost the town $0 .74 in total services for every tax dollar. This experience is similar to that of other towns where figures are available. Tax consideration should never be the controlling factor in zoning decisions. However, the economic impact must be carefully weighed. s The Manchester study previously cited states that the increase in revenue from land which is developed for multi-family pur- poses is considerable, depending on the type of construction and exceeds in many instances other kinds of development. Impact of Multi-Family Housing on the Value of Surrounding Property All evidence indicates that multi-family housing will not detract from the value of surrounding properties. The increased population housed by apartments will increase the value of a commercial property in the neighborhood. The type of high grade multi-family housing proposed for the subject site may well increasethe desirability of the entire community. Locating well-designed and properly controlled apartments in the same area as single family residences will have no detri- mental effect as has been shown by studies made in Bristol, West Hartford, Newington, Glastonbury, and other communities. These studies show that multi-family housing tends to stabilize a neighborhood and the values of property in the immediate a vicinity. ALDIERI HEBERGER ASSOCIATES. INc. Page 5 - _ .fir -•a� ,a P, The site of the proposed housing development is well situated } for multi-family housing. This site could, in effect, act as a buffer between the commercial/industrial uses extending along John Fitch Boulevard and that portion of Strong Road between John Fitch Boulevard and the subject site, and the Main Street residential properties. r' Conclusion It is my opinion that the proposed use of this site for ,, improvement with a 145 unit, multi-family housing development is the highest and best, and most probable use of the land. There is a community need for these apartments which will generate valuable tax dollars and have no detrimental influence on the neighborhood. In fact, the proposed improvements will, as previously stated, serve as a buffer between the commercial and industrial uses on John Fitch Boulevard and the residential use on Main Street. The apartment development will not create traffic congestion, it will more than pay its own way with respect to property taxes paid and services required and this development would ' generate far fewer school children per unit than single family housing. The construction 'of single-family residences on this land is not warranted at the present time due to locational and economic 4 factors. a Respep tfully submitted, ALDIERI--F�EBERGER ASSOCIATES, INC. Edward F: , Hebarg r, MAI, SRPA �1 9 w as 6 Y y- S NN _ _..... -.. ... .-- -..r v ....• . . ..__r.-. s .. e r r,+�w¢w..-*'.!'•. sra. m..rCn -ww.r�•.�nrC' n+ri'f..,"wM W i Tr'+"<M a QUALIFICATIONS OF THE APPRAISER EDWARD F. HEBERGER Actively engaged as a zeal estate appraiser since June, 1958. Licensed Real Estate Broker in the State of Connecticut. D Has qualified as an expert witness before the Federal Court. Has qualified as an expert witness before the Courts of the State of Connecticut. ;y Has qualified as an expert witness in the States of New York, Vermont and Maine. Has testified before various boards and commissions in the State of Connecticut. Senior Member of American Society of Appraisers, Past President of Connecticut Chapter. M.A.I. Member of Connecticut Chapter #19, of American Institute of Real Estate Appraisers, and Treasurer of Connecticut Chapter #19. S.R.P.A. Member (Senior Real Property Appraiser) of Society of Real Estate Appraisers, and Director of Conn. Chapter. Member of American Right-of-Way Association. J Has successfully completed Courses I, II, IV & VI as offered by the American Institute of Real Estate Appraisers. Has successfully completed Course I of the School of Advanced Studies for Real Property Acquisition. Has successfully completed course in Analysis of Real Estate Investment Properties. Approved Instructor for Income Properties and Narrative Reports for the Society of Real Estate Appraisers. Has completed Seminar in Statistics As Applied to Real Estate. Has taught courses in Appraising Income Properties for the University of Connecticut Extension School. Has lectured before numerous groups on Real Estate Appraisal Practice. 4 t ALDIERI -- HEBERGER ASSOCIATES. INC. QUALIFICATIONS OF THE APPRAISER L� PARTIAL LIST OF CLIENTS Lending Institutions Served: Waterbury Savings Bank Colonial Bank & Trust Co. Southington Savings Bank First Federal Savings & Loan American Savings & Loan Assoc. of Waterbury Society for Savings Connecticut National Bank Hartford National Bank Union Trust Company Hartford Federal Savings & Loan People' s Savings Bank of Bridgepor- F Bristol Federal Savings & Loan Dime Savings Bank f Mattatuck Bank & Trust Co. Guilford Savings Bank Federal Government & State Agencies Served: Veterans Administration Federal Housing Administration Dept. of Housing & Urban Development Dept. of Transportation (D.O.T. ) Connecticut Department of Transportation Environmental Protection Agency - State of Connecticut Connecticut Development Commission General Services Administration - Region I 4 z City & Town Governments Served: City of Bristol: Town of Guilford Real Estate Department Town of Southington Park Department Town of East Haven Redevelopment Agency Town of Groton Water Department Town of East Hartford City of Waterbury: Town of Thomaston Corporation Counsel Dept. Urban Renewal Agency Other Clients MGIC, Mortgage Guaranty Insurance Corp. Continental. Insurance Company Homequity - Division of Homeamerica UniRoyal -4 Squibb The Upjohn Company Connecticut Interfaith House Numerous attorneys, corporation, developers and investors. Have been Housing Consultant for 20 multi-family Housing Developments sponsored by both Non-Profit and Profit motivated developers. The firm has prepared Marketability Studies, Feasibility Studies and Highest and Best Use Studies for many of the above clients. ALDIERI - HEBERGER ASSOCIATES. INC. It - - -- - - �Xhib�r 11v. Y THE LAWRENCE ASSOCIATES ARCHITECTS/ PLANNERS, P.C. 571 P M 1514 aTREET•MAACHEWrM,CONNEC"CLIT•049040 (203) B43-2181 o Established 1947. Completed over 1,300 projects including schools, churches, apartments, condominiums, convalescent hospitals, industrial, commercial, and housing developments for private clients and municipal, state and federal governments. PRI NCI PALS: Arnold Lawrence, A.I.A. , President, attended New York University School of Architecture; associated with private architectural firms 1934-1941; architect in Planning & Design Division, Bureau of Yards & Docks, U.S. Navy Dept. 1941-1946. Founded present firm 1947. Registered Architect Connecticut, Massachusetts, New York, Rhode Island, Vermont, N w Hampshire, Maine, Florida and by the National Council of Architectural Registration Boards. Member: The Connecticut Governor's Committee on Employment of the Handicapped (former chairman) The Connecticut Architecture For Everyone Committee (chairman) Connecticut Society of Architects - A.I.A. The President's Committee on Employment of the Handicapped American Arbitration Association Manchester Rotary Club & Elks Club laichard S. Lawrence, A.I.A. , Vice President, attended R nsselaer Polytechnic Institute, Troy, N.Y. ; Bachelor of Architecture and Bachelor of Building Sciences; associated with private architectural firms 1968-1970. Registered architect in Connecticut. Member: Connecticut Society of Architects - A.I.A. Manchester Jaycees Manchester Chamber of Commerce - Board of Directors Manchester Mayor's Downtown Action Committee Greater Hartford Chamber of Commerce Architecture for Everyone Committee Board of Incorporators - Manchester Memorial Hospital / 1 THE LAWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT_ MULTI-FAMILY HOUSING Park Chestnut Apartments 14 Units Manchester Cooper Hill Apartments 70 Manchester Westhill Gardens for the Elderly 100 Manchester - -- Windsor Gardens 115 Windsor Deerfield Gardens 61 Windsor Wickham Gardens 101 E.Hartford New Milford Gardens 120 New Milford . Barbour Street Apts. 84 Hartford Longmeadow Gardens 93 Springfield,Mass. Rocky Hill Gardens 100 Rocky Hill . South Street Apartments 10 Hartford Regency Court #1 6 #2 50 Wethersfield Ocean Gardens 160 New London Goodwin Gardens 162 Wethersfield Great Meadow,Apartments 215 Rocky Hill Marilyn (burt 103 Manchester Westridge 63 New London Stoner Gardens 126 Farmington Stoner Gardens , Section '2 118 Farmington Treat Street Apts . 74 West Haven Pinney Apts. 16 Ellington Highland Oak Village 96 Manchester _ Mattatuck Manor 122 Naugatuck Summit Apts. 48 New Milford Hampton House 32 West Haven Captain Thomas tpts . 26 West Haven Sunrise Apts. 30 Branford Bull Hill Lane Apts . 23 West Haven Brentmoor Village Town Houses 145 East Hartford Ashford Gardens 96 Ashford East Hampton Gardens 100 East Hampton Main Street Apartments 29 West Haven Elm Street Apartments 58 West Hav n Hadley Village 180 So.Hadley,• Mass. Brookside Apts . 24 Worcester, Mass. The Towers (2 - 6 stoty bldgs) 72 Worcester, Mass. Harbour Village Condominium 162 Branford Squire Village 168 Manchester The Villager 66 Manchester Churchwood Condominium 80 East Lyme Sutton Park 116 Bloomfield Oak Villagq 16 Manchester Vernon Tower Apartments 76 Vernon Main Street Apartments 27 Manchester Highland Village 32 Manchester Bradley International Village 280 Windsor Locks Groton Towers - High-rise 150 Groton Route 83 Apartments 82 Vernon First Hartford Realty 60 Manchester THE LAWRENCE ASSOCIATES . ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT HOUSING DEVELOPMENTS Green Manor Estates - 300 Units Manchester Burnham Estates 73 " Manchester High Ridge Estates 50 It Manchester Avery Heights , - 83 " So. Winds-or Green Manorville 500 " Enfield Brentmoor 53 " E.Hartford 15Q Forbes Village " E.Hartford 100 E.Hartford Rolling Park Estates n Forbes Manor - 250 " E.Hartford Mohawk Manor 36 " _�1.Hartford ?6 Cheshire Lawrence Homes , Inc. " Green Manor Hill 16? " Wallingford West View Terrace 78 " Vernon Wall Street Homes 28 " Colchester 49 Country Hills " Durham Colonial Lane Estates 14 " Glastonbury Prospect Hills 24 " Wethersfield Indian Hill - Tallwood 70 " Manchester . 8 Glastonbury East Lyme Equities 30 " East Lyme e THE LAWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT INSTITUTIONAL NAME NO. BEDS LOCATION Crestfield Convalescent Hospital 60 Manchest r Crestfield Convalescent Hospital Addition - 30 Manchester Crestfield Convalescent Hospital Physical Manchester Therapy Department 30 Manchester Fenwood at Crestfield Rest Home Fenwood at Crestfield Rest Home Addition 22 Manchester 60 Glen Hill Convalescent Center Danbury Bright View Convalescent Hospital 60 Avon Crossen Convalescent Hospital Addition 20 Meriden Manchester Laurel Manor Convalescent Home Alterations Manchester Manchester Nursing Home - Alterations 100 West Haven Sound View Specialized Care Center Sound View Specialized Care Center Addition le West Haven Norwichtown Convalescent Hospital 60 Norwich Norwichtown Convalescent Hospital Addition 30 Norwich Waterford Green Tree Manor. 78 Kent County Nursing Home 60 Warwick, R.I. Westport Convalescen'�'Center 90 Westport Westview Manor Addition 30 Dayville Skyview Convalescent Home 60 Wallingford Westerly Convalescent Home 60 Westerly, R.I. Parkview Medical Recovery Center 120 New Haven. West. Hill Convacenter 120 Rocky Hill Bristol Convalescent Home 90 Bristol Bristol Convalescent Home Addition 90 Bristol Burnside Convalescent Home 90 East Hartford Meriden Nursing Home 120 Meriden New London Convalescent Home 60 Waterford New London Convalescent Home Addition 60 Waterford Manchester Manor Addition 45 Manchester Meadowbrook Convalescent Home Addition 30 Glastonbury Middletown Salmon Brook Convalescent Home Addition 160 Hanover, N.H. Hanover Nursing Home g0 Cromwell Ridgeview Rest Home North Haven Montowese Convalescent Home Alterations Buckingham Gardens Convalescent Home Alterations Newtown Villa Maria Convalescent Hospital Alterations Plainfield The Gables Convalescent Home Alterations Hartford Riverglen 120 Southbury Woodmere 150 Southington Madison House 120 Trumbull Health Care Facility 180 Newington _ Health Care Facility 120 Colchester Camelot Addition 30 New London THE LAWRENCE ASSOCIATES ARCHITECTSIPLANNEBS .', MANCHESTER, -CONNLIMCUT SCHOOLS Junior-Senior High School Lebanon Barnard Junior High School Manchester Keeney Street School Manchester South School Addition Manchester Alterations to 8 Elementary Schools Manchester Maple Street School Addition Rockville Junior-Senior High School Bolton Addition to Keeney Street School Manchester Addition to Junior-Senior High School Bolton Vernon Center Elementary School -- 36 Cl. 3 K. Vernon Center Spring School - 22 rooms Manchester Addition to Talcottville School - Vernon Manchester Community College - Long Range Manchester^. Report for Physical Education Facilities ' Additions & Alterations - Illing Jr. High School Manchester Regional Occupational Training Center Manchester 1 THE LAWRENCE ASSOCIATES . • ARCHITECTS/PLANNERS MANCHESTER, .CONNECTICUT • OFFICE BUILDINGS BANK BUILDINGS Tolland County Agricultural Center Vernon Con-n. Valley Shade Tobacco Growers Assn. Windsor • So'.Windsor Tobacco Farms Office 8 Warehouse So. Windsor Thomas Colla Co. Manchester Andrews R ilding Manchester Willard Building Manchester -,--Conn. Bank 8 Trust Co. - Main Office Manchester Conn. Bank 8 Trust Co. - North-Branch Manchester Savings Bank of Ma"hchester-West Branch Manchester Doctors' Professional -Buildings Manchester Tober Baseball Co. Executive Offices Rockville , American Dying Cor Executive Offices Rockville Rogers CorporatioVExecutive Offices Rogers Rogers Corporation Branch Executive Offices Willimantic Connecticut Potato Growers Cooperative Assn. Rockville Podrove 8 Kelly Law Offices Manchester Manchester Monument Co. Rockville 30 Lafayette Square Vernon Professional Building Farmington 244 Main Street Manchester Sherman Professional. Bldg. .Fairfield Center Professional Bldg. West Haven Professional Bldg. 8 Service Station Wethersfield Prudential Building Worcester Professional Bldg, Silas Dean Highway Wethersfield Burroughs Bldg. Brockton,Mass. 191 Main Street Manchester Manchester State Bank, Manchester Rt. 83 Branch, Vernon National Bank Vernon Standard Educators , Inc. Office Building Manchester 750 Old Main St. Rocky Hill Society for Savings Branch Bank Rocky Hill / r 1 . THE LAWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT J MUNICIPAL, STATE & FEDERAL BUILDINGS - Civil Defense Rescue Training School Willimantic Six Nike Housing Sites Bridgeport .Defense Area Personnel Housing Development Southbury Training School Personnel Building #2 Southbury Training School Physicians' Residences State Veterans Home 6 Hospital Boiler -Plant Danbury Teacher's College Police Station Manchester Central Fire Station Manchester Fire Station #1-McKee St. Manchester Fire Station #3-Weaver Road Manchester - Firehouse Addition Bolton Fire Station .Rogers Town Office 6 Record Building Hebron Bd. of Education-Services for the Blind Wethersfield Shelter Oak Grove Nature Area Manchester - U.S. Post Offices Hartford, Conn. - Blue Hills Station Groton, Conn. Manchester, Conn. Niantic , Conn. - Middlebury, Conn. Wethersfield , Conn. Stratford , Conn. Coventry, Conn, Island Park, New York West Hempstead, New York Jonathan Trumbull Public Library Lebanon Addition to Activity 6 Therapy Bldg. , Waterford Seaside Regional Center Residential Cottage , Seaside Regional Center Waterford Courthouse Facilities Willimantic Pavilion Dining Room Mansfield Training School Can Washing Facilities Mansfield Training School Three Stall Service Station Mansfield Training School Remodel Greenlawn Residence Mansfield Training School Recreation, Diagnostic & Administration Mansfield Training School Building Intensive Care Facilities Mansfield Training School Twenty Residential Cottages Mansfield Training School Remodel Existing Facilities Mansfield Training School Alterations to YMCA Building Manchester Residential Facilities for the Retarded Mansfield Training School l THE J AWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT COMMERCIAL ' A 6 P Supermarket Manchester A & P Supermarket Stafford Springs Stop 6 Shop Supermarket Enfield Stop & Shop Supermarket Middletown Stolle Chevrolet Broadbrook _ Clyde Chevrolet Addition Rockville Scranton Motors r Rockville Farmoil Bldg. - Rockville Barlow Motor Sales Rockville Coloi�}}ial Cloverlead Mobil Station Meriden , Watkins Bros. Funeral Home Manchester House 6 Hale Dept.Store Alterations Manchester Norman's Variety Store Manchester Shady Glen Ice Cream Bar, Manchester . Wooldridge Bros. Esso Station Manchester Weldon Drug Co. Addition Manchester Regal Men's Store Addition Manchester Burton's Manchester Chambers Warehouse- Manchester Caveyts Restaurant Manchester Miller's Restaurant Manchester Connecticut Farmer's Cooperative Garage Manchester `Evans Bros. -Movers Glastonbury W.G.Glenney Lumber Co. Manchester & Ellington So. Windsor Equipment Co. So. Windsor Franklin Welles Store & Office Bldg. Vernon Krause Florist Manchester Dart's Dairy Manchester International Sales 6 Service Addition Manchester Motel 6 Restaurant New Milford The Ninety-One Shopping Plaza Wethersfield Route 6 Shopping Plaza East Hampton Westown Pharmacy Manchester Vernon Mall Vernon Plaza 30 East Vernon Manchester Plaza East Manchester Squire Village Shopping Center Sunderland,Mass. Keith Furniture Co. Alterations Manchester .Shopping Mall E. Naples , Fla. Cine I 6 II Theater Vernon The Steak Out Restaurant 6 Banquet Facilities Vernon Hob Nob Restaurant - Office & Commissary Manchester Sheldon Road Commercial Kennels Manchester Fairway Catalog Store Manchester Trudon Pontiac Manchester Y 41 f THE. LAWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER, CONNECTICUT _ INDUSTRIAL Norlee Aluminum Products Bloomfield Norlee Aluminum Products Bldg. #2 Bloomfield Norlee Aluminum Products Bldg. #3 Bloomfield Plax Corp. Alterations Bloomfield Rogers Corp.Additions - Manchester, Willimantic and Rogers Wetstone Tobacco Corp. E.Longmeadow Rockville Reminder Printing Plant Rockville Delta Tool Co. New Britain Pie-O-Matic Corp. Factory North Haven Dart's Dairy Addition Manchester Spencer Ribber'Produc_ts Addition Manchester E. A. Patten Co. Manchester Central Connecticut Farmer's Cooperative Manchester Fisher Fur Storage Vault Manchester Keith Furniture Co. Offices Manchester Pinehurst Grocery Co. Alterations Manchester Highland Park Market Addition Manchester New Model Laundry Addition Manchester Manchester Laundry Manchester Klock Corp. Addition Manchester Mal-Tool Co. Addition Manchester Har-Conn Chrome Co. Addition West Hartford Purdy Corp. Addition Manchester Purdy Corp. Addition #2 Manchester Serv-Well Corp. Addition Manchester New England Typographic Co. Bloomfield Mosey t s Corned Beef, Inc. Bloomfield Manchester Packing Co. Manchester Mal Tool Co. Landscaping Manchester E.F. Houghton Co. Alterations Manchester Grover Mitchell Building Manchester Hob-Nob Commissary Manchester THE` LAWRENCE ASSOCIATES ARCHITECTS/PLANNERS MANCHESTER,CZN MrTICUT • CHURCHES Concordia Lutheran Church 8 Educational Bldg. Manchester Apostolic Christian Church 8 Educational Bldg. Ellington Union Congregational Church School Alterations Brockville Russian Orthodox Church Willimantic Burnside Methodist Church Educational` Bldg. E.Hartford Salvation Army Youth Center Manchest r Congregation B'nai Israel 'Alterations Rockville Tolland Federated Church Parsonage Tolland 2nd Cong. Church Community Bldg. Alterations Coventry Sons of Zion Synagogue Putnam CLUBS Manchester Lodge #1893 B.P.O. Elks Manchester Country Club Addition Manchester Polish American Club Willimantic army-Navy Club Addition Manchester American Lgion Post #102 -Alterations Manchester RECREATIONAL Camp' Hemlocks (Rebuild Easter Seal Camp) Trumbull Golf Land Manchester-Vernon Mansfield Training School Camp for Retarded Coventry Mansfield Training School Recreation . Mansfield Development Center Camp Kirkham, Troop 25 B.S.A. E.Lempster, N.H. . j ':A ASSOCIATES TRI/ VEST BoomDESIGN • DEVELOPIViENT • INVESTMENT MANACEMENT HEALTH CARE FACILITIES COMMERCIAL PROPERTIES THO`.'AS J. DCNNEE LY L-NE-AL i'4RTNER CHARLES A. REGULDUTO C'_-.'4EFIAL PARTNIER CHARL=S BRENNICK 1974 U.MiTZO P1,ATNER June 5. MEMORANDUM TO: Rick Lawrence FROM: George Mantak RE: South Windsor Apartment Site Utilities The following will indicate the general availability and specific supplier of utility services to the South Windsor apartment site on which you are currently working. 1. ) Water - Connecticut Water Company • There is a hydrant at the corner of Ident and Strong Roads, the current end-point of the service main in that area. Extension to the site is possible, with the developer assuming all expenses. Mr.' Tarnowicz is the contact at the water company and reports the main currently is providing 120 pounds static pressure. 2 . ) Sewer - Town of South Windsor The end-point of the sewer is at the corner of Ident and Strong Roads. From there it flows easterly to Route 5 then north to a pumping station. The South Windsor Pollution Control Department has all specifics. • 3. ) Storm Sewer - Town of South Windsor There is no storm water drainage system in that area, per the Town Planning Coordinator. However, I did see a few catch basins; what they Yun into I do not know. However, the Planning Coordinator pointed out that we -. face an engineering study on drainage; current vs. anticipated. This is because the site naturally drains into Stoughton' s Brook, a wetlands area. . ) Gas - Connecticut Light and Power There is a gas main located on the east side of Route 5 at the intersection with Strong Road. Mr. Ted Pastura is the contact at C1,&P and rep-.)rts that extension of tha tees main to the sight "mig'it" be possible for a development of the scale we ar.a planning. However, since CL&P is in the process of dlve:iting itself of its gas interests, it would be pruciY-nt: k--o keop an eye on the f i_-m 1.373 ELLING,foN RJAJ • SOUTH WINDSOR, CO;+ ,EG1iCUT C 314 4 (2-13) 644-2535 An Af`illate of Med1Co Inc. _ Mr. Rick Lawrence MEMOIZAIi DUM: PAGE 2 acquiring the rights to serve that area and at that tine get more firm information. 5. ) Electric -- Connecticut Light and Power No specific information was made available since CL&P spokesman stated that existing service would have no bearing on our needs or what they could provide_ They would size new service to our specifications. Attached is a rough diagram of the above referenced locations. if you have any question on the above, please contact me. GLM:cml Attachment - F 00 '� (• \ .. � .,, Imo. rill A , 1. ,-\�:/�`�f r'�+\.`.,v,\J f,•/F'/ ` � . �/._'�' f' � � • / . con 1• 1 ,wry ,' I `� t !' .. .r... • � ,� /// .. r , , / GLASTONBURY, COHN. 06033 LOCHS & BECKERMAN 12 NATIONAL DRIVE CIVIL ENGINEERS PHONE 633-940t PROVIDENCE. R.1. 02903 1d2 W[Y00011ET 2TR<ET PARTNERS July 16, 1974 PHoNE 421-0420 JOHN LOCHS. JR. STUART J. BECKERMAN Glastonbury RerLY T0: Subject: Sewage Disposal Tri/Vest Apartments Strong Road South Windsor, Connecticut This complex will utimately connect to the future Main Street interceptor by gravity sewer. This interceptor will serve the north end of the Town and will have adequate capacity for the proposed complex. This interceptor, however, will probably not be constructed until sometime between 1976 and 1978. Until the interceptor is constructed a temporary pump station will be constructed on the site with a force main to the existing gravity sewer on Strong ! Road. From Strong Road, the sewage will flow by gravity to the existing pump station on Route 5 (John Fitch Boulevard), through a force main and finally by gravity sewer to the Town's Water Pollution Control Facility. The impact of the flow from this site will be insignificant on the existing gravity sewers and force main. The pump station, however, is presently operating at or near capacity with the diverted flow from many new homes in the northern part of Town yet to be added into the system. It is our understanding in this regard that the Town is planning to modify this pump station to increase its capacity to more adequately handle the increased flows. _ We have discussed this matter with Mr. Emil Lucek, Director of Public Works. There appears to be no problem in adding the flows from this site to those already entering, or soon to enter, the pump station after it is modified. r L UCH S & B E C K E R M A N GLASTONBURY. CONN. 06033 12 NATIONAL DRIVE CIVIL ENGINEERS PHONE 633.9401 PROVIDENCE, R.1. 02903 PARTNERS 169 W[YBOX99T BTRIKET JOHN LOCHS, JR. PHONE 42fA42 July 16, 1974 STUART J. BECKERMAN REPLY TO: Glastonbury Subject: Storm Drainage Tri/Vest Apartments Strong Road South Windsor, Connecticut The proposed construction will not have any significant effect on flood conditions downstream. This is based on the following observations: Description: The site drains into Bancroft Brook, a tributary of Stoughton Brook which crosses Main Street and then flows into the Connecticut River. The upper parts of the watersheds are very flat and mostly sandy. The watersheds are zoned partially industrial and part residential. They include extensive swampy areas. The streams are cut into deep channels through the underlying clay soils. Hydrology: During a 100-year frequency, 24-hour duration storm, the peak dis- charge of Bancroft Brook would be less than 450 cubic feet per second, if the watershed were fully developed as zoned, assuming no development in the swampy areas. Under the same storm conditions, the peak discharge in Stoughton Brook at Main Street would be about 600 cubic feet per second. The developed apartment site would contribute one percent to the peak flow of Bancroft Brook. The percent contribution to Stoughton Brook would be even smaller. Therefore, the development of the site will not result in any flood problems. Water Surface: The above flow under normal conditions can pass throughthe box culvert under Main Street with no adverse upstream flooding. In addition, the water surface in these brooks is affected by flood flows in the Connecticut River. Should the design storm occur when the Connecticut River is at a flood height,. there will be a corresponding rise in water surface in these brooks caused by the River Flood. The additional rise- due development of this site will be insignificant to the point of being almost non-existent. 4.._= HIGHWAY TRAFFIC CONSULTANTS 30 Bates Drive. Cheshire, Connecticut 06410 (203) 272 3622 A TRAFFIC ENGINEERING EVALUATION FOR A PROPOSED MULTI-FAMILY HOUSING DEVELOPMENT STRONG ROAD SOUTH WINDSOR, CONNECTICUT June, 1974 . HIGHWAY TRAFFIC CONSULTANTS 30 Bates Drive. Cheshire, Connecticut 06410 (203) 272 3622 At the request of Mr. Thomas J. Donnelly, of Tri/Vest Associates, I have reviewed the subject site, the existing traffic conditions and have estimated the impact that a multi-family housing development would have on the subject site located on the southerly side of Strong Road, to the west of Ident Road, in South Windsor, Connecticut. The sub- ject site is presently open farm land. Strong Road is a local street running from Route US 5, in an east-west course, to Main Street. The section of Strong Road from Route US 5, west to the intersection of Ident Road, has an asphaltic surface of approximately 32 feet in width. Strong Road, to the west of Ident Road, has an asphaltic surface of 22 feet in width. Strong Road has a practically straight, tangent, alignment between Main Street and Route US 5. A vertical curve is present where Strong Road crosses Stoughtons Brook, with the low point being near the westerly property line of the subject site. SOUTH WINDSOR, Page 2 An automatic traffic recorder was installed on Strong Road, immediately east of the intersection of Ident Road, in early June, 1974. It was estimated from the fifteen minute volumes recorded, for a six day period, that Strong Road car- ries approximately 1,100 vehicles during an average weekday, with substantially less traffic found on Strong Road during Saturdays and Sundays. A high hourly volume was recorded, of 116 vehicles, occurring at the hour ending at 8 A.M. A tabu- lation of the fifteen minute volumes recorded, as well as his- tograms which illustrate the distribution of travel throughout the day, was constructed for this count location and is in- cluded in this report. Snapshots, which illustrate the general geometric features of Strong Road in the vicinity of the sub- ject site, are also included in this report. It is proposed to develop 145 multi-family housing units on the subject site. Experience with similar type housing de- velopments, in Connecticut and throughout the northeastern part of the United States, clearly indicates that this type of housing generally accounts for 5 to 7 vehicular trips per dwelling unit, per day. In this case, it is estimated that the subject site, developed with 145 dwelling units, would pro- duce approximately 900 vehicular trips during a twenty-four hour period. In conclusion, it is my opinion that the development of 145 multi-family housing units on the subject site, as illus- trated by the site plans, will not create a traffic problem in k SOUTH WINDSOR Page 3 the neighborhood. The relatively low usage of Strong Road at the present time, coupled with the projected generation of s traffic• as a result of this development, will not produce any traffic congestion. Excellent sight lines along Strong Road will provide a safe means of entering or leaving the subject site. On-site parking, which provides 2 vehicular spaces for each dwelling unit, will provide more than adequate parking spaces for this development. Ha vey outwell Traffic Engineer SOUTH WINDSOR, CONNECTICUT - s STRONG ROAD shown looking westerly from a location opposite subject site. i i t r6 + x ��''c.. ,ti,j- H.t">,l- �',. '•gin II «�' Yj"�*'�•r_ �t STRONG ROAD shown looking easterly , from a location opposite subject site. June 1974 �-a't J `_.` ._.F _v+,�.rYvwMwrww.rr w Wwrr�.+w%i+�v+r:nrrrrr ww-....w...+..s r an rr�. +•...�.wee'!7�±±Ye� _.^._ - _ _'••,• -- HIGHWAY TRAFFIC AUTOMATIC TRAFFIC RECCRDER AT STATl0NSWIN50tLCC4T ICN u OAT E .1 AM 2AM 3AM 4AM 5AM 6AM 7AM 8AM 9AM 1C4N 1 41 6/ 6 5 15MIN c 0 c 0 0 0 0 0 c 0 30N IN 0 0 0 0 0 0 0 0 0 0 45MIN 0 0 C 0 c 0 0 0 0 0 60M IN 0 0 0 0 0 0 c C C 0 L- HR. TOT 0 0 0 0 0 0 0 0 0 0 MAXIMUM 15 MINUTE.= 45 NA 4/ 6/ 7 6 15MIN 7 1 0 2 4 6 13 17 32 14 30M IN 7 5 0 1 1 6 10 21 0 23 45MIN 3 2 2 0 1 C 12 22 0 11 j 6 0F I N 5 8 0 2 3 7 18 46 8 11 HR. TOT 22 16 2 5 S 19 53 106 40 59 PAX IMUM 15 MINUTE.= 46 MA r 4/ 6/ E 7 15MIN 7 1 3 0 2 1 7 7 6 13 3CMIN 11 6 1 1 1 3 6 5 11 12 -- 45MIN 3 1 1 C c 3 5 10 6 13 601vI N 2 2 2 3 1 10 6 7 10 10 HR,TOT 23 10 7 4 4 17 24 29 33 48 MAX IMUM 15 MINUTE.- 28 MA 4/ 6/ 9 1 i 15MIN 3 2 1 c 0 c c 0 3 5 30PIN 3 2 0 U 1 0 C 2 4 5 45MIN 0 3 C 1 0 0 0 6 1 8 60M IN 5 0 c c c c c 3 4 6 HR. TCT 11 7 1 1 1 0 0 11 12 24 MAXI NUM 15 MINUTE*= 17 Ni 4/ 6/ 10 2 15MIN 2 0 0 0 1 3 6 19 31 6 30M IN 1 0 1 0 2 0 lc 26 17 12 s 45MIN 2 0 1 0 0 0 7 20 19 9 6 0 M I N 0 0 0 0 1 16 12 33 13 11 # HR. TOT 5 0 2 0 4 19 35 100 80 38 MAXIMUM 15 MINUTE.= 36 IV -� 4/ 6/ 11 3 15MIN 4 3 2 4 9 3 6 23 17 20 30M IN 6 0 5 1 5 1 12 46 16 9 �- 4 5 P I N 4 2 1 4 1 3 16 18 9 8 ECMIN 0 3 1 0 2 14 20 29 19 8 Hu .TCT I4 17 21 54 11(.- E 1 41.. TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSULTANTS , CHESHIRE,CONNECTICUT SOUTH WINDSOR,CT. ,STRONG ROAD, E.OF IDENT ROAD VEHICLES PER HALF HOUR 0 20 40 60 a0 1+0 12 M +---------+------ I I 06/06/74 I I THU 1 I SWIN50 I I I I I I I I i 4 AM I I I t i I I I I � I i I I I 8 AM I I I I I i I I I t I I � I I I I WON I I i I I I I I I t I I I i 8 Pyt 69 PEAK I 542 TOTAL I ---+---------+---------+ TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSUL.TANTSt CHESHIRE,CONNECTICUT SOUTH WINDSOR,CT. ,STRONG ROAO,E .OF IDENT ROAD VEHICLES PER HALF HOUR 4 0 20 40 60 80 100 f 12 M +---------+---------+---------+---------+---------+ I==== 06/07/74 i I=_= FR f I I SWIN50 I I I= I I-= I 4 AM I= I I=== I I 8 AM NOON I======= I 4 PM I I 8 PM 68 PEAK I 1078 TOTAL I 12 M +---------+---------+---------+---------+---------+ Is. TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSULTANTS , CHESHIRE,CONNECTICUT SOUTH WINDSOR,CT., STRONG ROAU, E.OF IDENT ROAD VEHICLES PER HALF HOUR 0 10 20 30 40 50 12 M +-------------------+---------+---------+---------+ I===== O6/08/74 1 SAT I I=_= Sit I N5 0 I I= I 4 AM I === I I= I 8 AM NOUN 4 PM 8 PM I 43 PEAK I I====== 7U2 TOTAL I I== I 12 M +---------+---------+---------+---------+---------+ a J TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSULTANTS, CHESHIRE,CONNECTICUT ti SOUTH WINDSOR,CT. ,STRONG ROAD, E.DF IDENT ROAD VEHICLES PER HALF HOUR 0 10 20 30 40 50 12 M +---------+---------+---------+---------+---------+ I===== 06/09/74 I I==== SUN I I==- SWIN50 I I= I I I I i 4 AM I= I I= I I I I I I I I I I I I== I 8 AM NOJN 4 PM I==== I 1=== I 8 P1 25 PEAK I 436 TOTAL I t== I 12 M ----------*---------+---------+---------+---------+ TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSULTANTS, CHESHIRE,CONNECTICUT SOUTH WINDSOR,CT. ,STROUG RO4il,E .OF IDENT ROAD VEHICLES PER HALF HOUR 0 20 40 60 80 100 q 12 M +---------+---------+---------+---------+---------+ I== I I= 06/10/74 1 I MON I I SWIN50 I I= I i= I i I 4 AM I I i= I i== I 8 AM NOJ►v I 4 PA 8 PM 61 PEAK I I==__ 1032 TOTAL I 12 4 +---------+---------+---------+---------+----------+ TRAFFIC VOLUME PATTERN HIGHWAY TRAFFIC CONSULTANTS , CHESHIRE,CONNECTICUT SOUTH WINDSUR,CT, , STROVG ROAD,E .OF IDENT ROAD VEHICLES PER HALF HOUR 0 20 40 60 80 100 12 M +---------+--------- 06/11/74 I I== TU E I I--= SWIN50 I I=== I 4 AM I== I I== I I 8 AM I NOON i I I I I I 4 PM I I I I I I I I I I I I I I I I 8 PH I I I I I I i I I I I I I 69 PEAK I I 551 TOTAL I I I 12 aM +---------+---------+---------+---- +----- HIGHWAY TRAFFIC CONSULTANTS 30 Bates Drive, Cheshire, Connecticut 06430 �. J (203) 272 3622 f _ - .. -_-. , -"- . _ - .. } ....- - Y(. A - :.. _"} i:1``...h-r.-Qir?''s,�r9a.�a.�a.?r►1:a•p. ':. ARtiTEY B. BOUT WELL, Principal, has a PROFESSIONAL'MEMBERSHIP: " - 4 long history of Traffic Engineering experience. Institute of Traffic Engineers - He was formerly the Traffic Research Engineer •'' Fellow _ for the New Hampshire Department of Public Dist��q_�r Me ItFPoT A0VKe?tion Works and. Highways. Since that time he taught Traffic Engineering at the Bureau of Committee 8B/62, Urban traffic counting Hi6hwav Traffic, Yale University, and was a Committee 6T/68, Industrial parking Principal Investigator on National Cooperative Committee 6Q A/71, Traffic planning for Highway Research Project 7-5. He also assisted f interchange area development in mass data analysis on NCHRP 5-2 and 7'-1. Since leaving Yale University in 1968, he Highway Research Board =_has been been associated with Kaehrle Traffic As- Supporting Member - scciates in West Hartford, Connecticut, working Committee A3E0-1, Parking with public and private clients on Traffic En- gineermi g problems. - - Registered Professional Engineer - EDUCATION: New Hampshire, No, 1500 B.S. (Naval Science-Engineering) Yale Uni- . Massachusetts,No.22707 194b versity,. Certificate, New England Institute of Anat- National Society of P.E._ ^ omy, Sanitary Science and Embalming, Connecticut Society of P.E.' - 1948 Certificate (Highway Traffic)- Yale Bureau _ _ ' of Highway Tic 1961 T - - stew Hampshire Good Roads- Certificate (Traffic Safety Management) Association New York U ri w ersity 1962 - ENGLNEERLNG EXPERIENCE: Lieute-ant, USN R Retired = _ drew Hampshire D.P.W. & Htvys. Con- PUBLICATIONS: _ struction, Secondary Roads, and Planning Co-author, NC111RP Report 59, Compara- �° Economics Divisions, 1954-1964 tive Analysis-of Traffic Asaigznment Bureau of Hightwa.r Traffic, Yale Uni- Techniques With Actual highway Use tersity, Research Associate 1964-1968 Southern Connecticut State College, Even- Co-author, A Computer Program For in- D:v+sion Lect=er 1968 to date. _ Guide Sign Designing And Drafting, K:ahrie Traffic Associates 1969-1971 "Traffic Eng�eering", March 1969. WOOSTER EXPRESS, INC. Y, 1� POST OFFICE BOX 1469 YYY HARTFORD,CONNECTICUT 06101 JOSEPH RAVALESE,JR. EXECUTIVE OFFICES EXECUTIVE VICE PRESIDENT SOUTH WINDSOR.CONN. ` July 16, 1974 Zoning Department Town of South Windsor South Windsor Town Hall 1540 Sullivan Avenue South Windsor, Connecticut 06074 Gentlemen: Wooster Express, Incorporated, located at 150 Strong Road, South Windsor, Connecticut, is definitely opposed to the zone T change allowing apartments to be constructed on Strong Road. Although there are many reasons justifying our opposition, one of the main reasons is the potential traffic hazard which would be created by such construction. Thank you for your consideration. Very truly yours, WOOSTER EXPRESS, INC. Joseph Raval se, Jr. Executive Vice President , JRJr:va cc: Mr. Patsy Ravalese, President, Wooster Express, Inc. Mr. Salvatore Julian, Vice President of Finance and Operations, Wooster Express, Inc. I Po ' - Lf -V •- - - --- - -��- �4 •-lam���� �-,` �] - - 'ter,.. _ f..ti � �. ^( l - . ,.}�•^r' J t-'_ �,G`��� �� " ' - - �^, � Yir"r.�-_r� _. _ �''� •--- -Y.tom-_C.rr•" '-i.• 'a.: - 4_� I.L- *U- = ���,�.'..J•�` 1�•'""\v ' '�=��i s. ,ram/P-'"° -���r - j+•z-��i• at`� j �"ii�?-- - .-,��}._ �-"� ...:� � _ - .:_.__ - T.�-.� ;_ { �f-,me,µ .'-Fr' �.;,�l-'G'?7� _�_, P"�� ----�11+ _f,r,•�1�./ �1 /`sZ�-y�- v� G.yi•� _.. --- - ;_....,cam ...---' __._-•-�__----��_..__.._.-... 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Jc: ` � :.� �,x .rl ••})lF:�'•,��'F' ��A 1 t• _ �� z�'R l.,y- -Y"� 1,}t -E�- �.+'a ��yi; ...'�-� I�� 3 "w�:i r-_./r}/�/, ___-. jo- tq 791 . - � '�}-r - -•. �- = �-� -- . -;-- .--•---�.�---��-,.;ram-,,.`,-�- y . -� _..�' -_�_�._- - -'-- - AWI - n .-A -10 lr�p r - 3 x Vv " � f{•-' _ _ r. - ..__ a a. " - � --. - -E�. :t ,:.,1�A.c •&, e. ' - ,a - _ - i 1'^'• „-, .; "'LLB.: nY-^' •!!,',v�a""V-}` '-.-ter. _. e - - �.___.__ _ -.•„-_.T___�_- .-.___ _ _ _ - _ _ _-. _ ___ �_____ _ _ _ ___ _ __. .,..._ _ _,__.-....�._ I / i i I f � T i i � 1 / �, i�i► � lowpop .Owl r Z r, 77 r 1 /�/�\/ 'yob... ;D'`•"a.i�d�".': `� � .•�� ,..� �/' _ � "fit ''�F 't;i' qR Pf • � ���.-r_ I.ra.r....•,_-•-r n-... � ............ -v ' ZOCI C1 _.C1.71'( 1 cJ��i�_`- - �` __ , •, � 00 �� f' � �` �'i / �t :gar ,-$r,::�« �•'-�•, 4 - � •-�•^ . __ _ •C. yam.;.-�� X�r- •_Iro. I`..•_ - ��: ��\�`-��� r+l�� Y�..r`l�•r"��a�� 1�, ,Y` [ __ y - • �'L ij '1„k 1`����,i� �,r:� A ?�: 13 . 2�� r r •- r4r4r � � S � � � _• e. . -, ,- ' � _meµ-' R ` [� r� y "� . . -•ter.-r- /O?A.; l �f�////4jam : 400�1z< J `y _ _ - _t _ \ate _ _ _ _ _ - - �^—_ •-. _k,;,__c ry., _�� QV f VA -R--3- ez iz If 77 Ay do • ' � '^ �� - - � � x—`__ ._ -fir r. -57 JK NS ht� 3 �� � s - • _ = - - = ;�-� l n f t .• r, --- -�--- -- - -- -- __-- _ 4� - --LA- t �0 �.' �• ' lam` � � r _ �� ��� rT 45 37" A IV { 42 13,15 61z j, rr fi JR- X�Q aYI VI -N-,c� _ --z-0 Ni %-V) ----------- ----- ------ - Al G� I AO� f --�--- � /v OA t� roe - - . t 9- Harry A. Finman & Son Site Plan The Commission discussed this site plan and made the following comments: -- . 1. There should be one curb cut for this property. The possibility of two was discussed and the traffic problems it could create 3m the area if other narrow frontage lots also had two curb ' cuts. - - - - - 2. The Commission noted that, as proposed, there would be difficulty in turning the trucks around, and the -arking and yard area may have to be redesigned. • 3. A 11V plan was discussed as a possibility, which would. provide - an alternate solution and still allowthe use of a circular driveway around the building. 10. -'-.Electrocal Site Plan - Edwin and Glendale Roads .'Attorney Lassman submitted a copy of a proposed agreement to be -executed ; by the owners of -the property stating that A. No Certificates of Occupancy shall be requested or issued until connection to the public sanitary sewer system has been permitted. B. The building shall not be occupied until a Certificate of Occupancy -_ - , has been issued- C. If connection into the public sanitary sewer system is denied • �;-�; for the contemplated use of the building, the owners agree to- - -- t`t ` provide other means to treat manufacturing wastes. 11, Attorne�� Lassman - infox-aal discussion Mr. Lassman, !%Ir. Donnelly, rlr. Regulbuto and sir. Lawrence appeared before the Commission. with an-in-formal proposal for apartments to be located ' = off Strong Road in a parcel of land containing 19.2 acres. Mr. Lassman _ - stated they are looking for an infor-L-a1 reaction from the Commission_ - _- Mr. Lawr-ence, an Architect from "Manchester, explained the design and proposed layout of the apartment complex. He also noted that the property has hater and sewers, and would serve as a buffer between residential _ and industrial zoned property. There was a discussion of the ntLmber of children that apartment complexes _. in To:•rn generate into the public school system. RIr. Lassman said that based on current assessments there is .25 students enrolled in the public schools per apart—men- unit constructed and occupied. Mr. Grace questioned the n,,--:.ber of pre-school age children in each unit. Mr. Lassman said he did not have these figures, but pointed out that as f=i lies get - older, they often move into a single-family home so that the preschool children x'Tould not have a great impact on the South W-1-ndsor School-System. '14r. Donnelly said they were planning 1_40 wits for the 19 acres of land, - They have a contract to purchase this ?and. The Cozmission stated that the land in question did have some n.erits; � - ho-�ev�r., they expressed concern with the impact of apartments in Town and also concern with the current apartment regulations, which do not include a provision for a site plan at the time of the zone chaaoe. The Commission also stated that in their discussions of changing the Piz Regulations, there has been discussion on lotaering the density. SU`L1L�RY Yonika Subdivision. Approved Andrus-Aniello -I•Iidlin Site Plan Approved Evans-Ryan Al Francis Site Plan. Approved Ryan Evans Respectfully submitted, _ Syd 'e R. Cote Recording Secretary r Y Attorney Lasswan stated that the present contemplated use for a portion of � this land is to erect a 10,000 square foot warehouse compartment-type of building where the interior walls can be removed. Mrs. Evans stated that this use was allowed in an Industrial Zone. Attorney Lassmau said that---?'-- C. Mould be devoted to retail showroom. a small portion of this building Mr. Grace asked whether this contemplated Industrial Park would have an over-all layout and site plan. b1r. Lassmaa said that nothing was planned in that regard. The Commission asked where the building would be located on the property. Mr. Frank Rossi;aa Engineer representing the prospective purchasers, stated that i. would be to the rear of the parcel, but the exact locatioa had not been determined. Mrs. Evans asked if filling Ira d taken place on this property and if filling would be necessary. Mr. Rossi stated that no filling had taken place oz tna property and none would be necessary_ Questions were asked by unidentified members-of the audience regarding the exact location of this laud. It was noted for the record that no one in the audience spoke in favor of or in opposition to this application. 3. Application of Tri/Vest Properties, Inc., Trustee for a zone change from A-40 to RA of land of Edward A. Bancroft, consisting of approximately 18 acres, located:)on the south side of S trona Road. -- Attorney Edwin k'_ Lassman represented this application. He stated that the land is located on the south side of Strong Road. The land abuts an Industrial zone on the east and along Strong Road; it is across the street from Worcester Trucking; to the west is a natural brook with foliage; and it is in another section of Town from other multi-family zones. He stated that these features made the land unique and well suited to RA Zoning_ _ It would provide a buffer between the Industrial zone on, the east and the Hain Street properties on the west. Attorney Lassman introduced Air. Edward F. Heberger, I.A.I., S.R.P.A.. and stated that he was a qualified professional real estate appraiser who was familiar with land in the Town of South Windsor. Mr. Hebzrger staled that he had examined the property located on South P.oad and determined that the hi' est and best use of the property is to ' be improved with multi-family housing as proposed. He said that this use would not be detrimental to the surrouadi.no properties and would create a buffer bet-ueen John Fitch Boulevard and Main Street. Lassman asked X.L. Heberaer about the economic impact of apartments. Air. Heberaer stated that studies nave shown that apartments contribute - -_ more than they take out in services because there are so few school-age children in apartments. Mr. HebeYger stated that there is an economic de-mar_d for apartments and existing apartments in South Windsor have been very successful and rentable. He also stated that there is a definite need for moderate density rental housing in South Windsor. Attorney Lassma.n introduced Richard S. Lawrence, A.I.A. of the .4aurrence Associates of Manchester. Mr. Lawrence stated that the firm has been in Manchester for 27 years and they have completed 1300 projects, including many multi-family apartment and condomi.niLm dwellings throughout New Englar_d. Mr. Lm4ren:ce presented a map shoring the location of the property and the topoc—aplhy of the lard. He also presented a proposed lay-out of the apartment complex_ He stated that the wooded area would be left in its natural state. Mr. Lawrence presented the following site date: total area: 19.29 acres; maximiz2 density; 7.54, total of 145 units; coverage of land: 8 percent; 40 percent of the units proposed to be two- bedrooms and 60 percent of the units proposed to be one-bedroom. Mr. Lawrence presented elevations of the outside of t'ae building. He said that the desig_L would be rustic w th a NeW 'England Coloi?i al 1oo-C. He presented pictures to the Commission of a siilar apartment codex they had designed,located in Manchester. Mr. Lassman introduced Mr. Russell Fransen, P.E. of Luchs & Beckermaa of Glastonbury. Mr. Fransen discussed the storm drainage at this- site. He stated that the site drains into Bancroft Brook,, a tributary of Stoughton Brook. He said that the developed apartment site would contribute one percent to the flow of Bancroft Brook. He said he had-examined the existincr box culvert under ruin Street. He said the flow resulting from the development of this site would pass through this culvert under normal _ conditions with no adverse upstream flooding. He stated that any water surface in Bancroft and Stoughton Brooks is affected by flood flows in the Connecticut River. He stated that during a River flood, the additional rise due to development of this site will be insigntfi cant. Mr. Fransen also discussed the existing sanitary sewers in the area. He said the sanitary sewers terminate at Strong and Ider_t Road. He stated the plans are t6 construct a temporary pump station on the site with a force main to the existing gravity sewer on Strong Road. The sewage will flow by gravity to the existing ptrnp station on John Fitch Boulevard through a force main and by gravity to the Pollution Control Facility. Mr. Fransen explained why their plans are to construct a temporary pump station. He said the Town's Master Plan on sewers shows a future Main Street interceptor by gravity sewer to serve the north end of the Town. , He said that this co:-plea will ultimately conect:to this interceptor: He .stated that the impact of the flow from this site will be ir_siogni.ficafit on the existing gravity sewers and force main. Fransen discuss�3 the existing ptmip statioa on Route 5 and Mated that it was operating at near capacity.__ He stated that the To�gn.plans to modify_ this pump :station and increase its capacity; however, there would be no problem fro_►i adding the flows from this site after the pursp station is r.,odi'L3.ed. �ir. Lass-.ran introduced Mr. Harvey Boutwell, Highway Traffic Consultant, 30 Bates Drive, Cheshire, Connecticut. Mr. 3outuell said that he had reviewed the existing traffic conditions on the proposed site and had estimated the i:apact that the proposed multi-family-housing development would have on this site. ifr. Bou-miell c6=ented on the existing road r widths at this site and the curves in the road. He stated that a traffic recorder was installed on Strong Road at the intersection of Ident Road in June 1974. It is estimated that Strong Road carries appropriately a 1,100 vehicles durinC20g an average weekday, with substantially less on weekends. He stated that experience shows that multi-faai.ly housing generates five to seven vehicular trips per day per dwelling unit. The subject site would, therefore, result in approximately 900 trips per day. Z•L. Boutwell stated that in his opinion, this proposed development would not create a traffic problem. He stated that the capacity of Strong Road under present geometric alignment was at least 8,000 vehicles per day. He stated that the site has excellent site lines and the proposed on-site parking of two spaces .for each d. elling unit will provide more than adequate parking spaces for this development.. Attorney. Lassman stated that apartments generate ma ay tax dollars for : which they do not take out in services. He submitted a study of the existing apartments in the Town of South Windsor. He stated that after the cost of the Town educating the school-age children in these apartments, the total revenue left to the Town is $201,255.42. - Mr. Lassnan submitted .--.this study for review by the Commission_ ; Mr. Lassman presented a petition with over 30 names on it of residents in the area not in-opposition to the proposed_apartments: _ Attorney John Nagle appeared before the Commission representing the property owners on Main Street. He stated that a petition had been given to the Planning and Zoning Commission containing 285 names of residents in the area in opposition to this zone change to apartments. He stated that a portion of this land was located in the wetlands and, in his opinion, the application should have first gone to the Inland- ' Wetlands Agency. He stated that the placement of these apartments in -� this section of Town would cause a decrease in the property values of the historic homes on Hain Street. He cited traffic problems on Main' Street and the Comprehensive Plan of Development designating this area as low density. He said that the highest and best use of this property would be for it to be left in its natural beauty. Mr. S takun of Ellington Road spoke in opposition to this application.. He stated that he lived on the other side of Town; therefore, was not personally - affected by the zone change. He said that he is not in favor of any additional apartments in the Town of South Windsor. Mr. Robert Myette, 2085 John Fitch Boulevard spoke in opposition to this application. He said that an impact study should be made of the existing apartments in Town prior to any consideration for more apartments. He stated that he was not in favor or additional apartments in the Town of" South Windsor. Mr. Alfred Hopkins, 80 Strong Road and 2•1r, McLaughlin, 70 Strong Road spoke in oppostion to this zone change application. They stated that their residential homes would be across the street from the proposed apartments. They noted that traffic problems would exist on Strong Road and that visibility would be poor from entering and exiting from this site because of a dip in the road. The following members of the audience spoke in opposition to this application: Mrs. Siions, 131 Ident Road; 1,Ir. Meltzer, Main Street; Mr. Pandozzi, Main Street; Mr. Calvia Lane, Main Street, Mrs. 1•1-arjorie Charette, 90 Strong Road; Mrs. Nancy Case, 1712 rain Street. They primarily cited objections of noise; increased traffic on Strong Road and slain Street; concern with waterflow and the portion of the land that l was wetlands; the fact that apartment dwellers have no long-range investment. in the Town of South Windsor; and that orderly development would not be achieved liy changing this area to apart=ent zoning. Mrs. Montana asked the percentage of roads and parking. Mr. Lawrence stated the total proposed coverage of the land, including roads, parking and buildings was 26 percent, which, is less than the 30 percent allowable for building coverage only. Mr. Ryan asked Mr. Lassman Lhe benefT is to the Town, other that tax revenues generated. Mr. Lassman stated that in addition to the tax revenues to the Town, this parcel would provide a buffer area bet.jeen the residential homes on Nain Street and the Industrial Zone. Also, apartments provide a' service for young people who cannot afford to buy single-family homes; therefore, it sm- plies an economic need. He stated that many people &mployed in South Windsor would live in these apartments. Mr. Gilligan asked 11r. Fransen about the storm drainage run-off. Mr. Fransen stated that the developed apartment site would contribute one percent to the peak flow of Bancroft Brook and the percent contribution. to Stoughton Brook would be even smaller. He stated that during a 100-year storm, the peak discharge of Bancroft Brook would be less than 450 c.f.s. if the watershed were fully developed as zoned, minus the development. of the swampy areas. rlr. Gilligan also questioned the temporary pump - station planned on the site.. Mr. Fransen stated that the only reason it was termed temporary was because of the ToTan's master sewer plan which called for an interceptor on Main Street. He stated=that the pump station they planned to construct on site could handle the apartment complex's sewer adequately. Mrs. Evans asked Mr. Fransen if the proposed modification of the pump station on Route 2,,:5 was to be at the Town.'s expense, the developer's expenselor both. Mr. Fransen stated that this had not been discussed. Dr. Andrus asked Mr. Boutvell about the dip in the road across from the proposed driveway. Mr. Boutwell stated that it was not appreciable. Mr. Grace asked Mr. Boutwell where the figure of 5-7 trips for apartment dwellers per day originated Mr. Bout:-sell stated it was from observation and. it was the range for this type of housing. 14r. Walsh asked where the wetlands were located on this site. N"ir. Las smaa stated that they were located in the southeast corner of the p-roperty and were indicated on the Ton of South Windsor Inland-Wetlands Map as having poorly drained soil. Attorney Lassman stated that he did not believe these apartments would depreciate Main Street property. He stated that the apartments could not be seen fro-a Main Street. He did not feel that a traffic problem would be created on Main Street because people would use Route 5 tortra•rel north and south. He stated that a property owner has the right to use his land and it was unfeasible to develop this land into single-f=ily homes in an A-40 zone:wit" ".on.e-acre lot size requirement. IMA . Grace noted that a letter had been received from Joseph Ralyalese, Jr., Executive Vice President of Wooster Express, Inc. in opposition. to this - • zone cl-ange request because of the potential traffic hazard which would be created by such construction_ Mr. Michael Paul, 47 Iden.t Road spoke in favor of this application. He said that his land abuts Mr. Bancroft's property and he felt Mr. Bancroft had a right to sell this property. He stated that he was conce ned that something pore objectionable would be developed in the area if this request was denied. The public hearing was adjourned at 10:30 p.m. W 0 RK SEE S S I 0 1. Minutes to be approved Mr. Ryan moved approval of the minutes of June 18, 1974 and June 25, 1974 as submitted. The notion was seconded by Mr. Gilligan. Upon a unanimous vote the minutes were so accepted. 2. Joseph Krawski et al subdivision = - - Mrs. Evans roved approval of the application of Joseph Krawski, Jr. et al for a subdivision of property located between Foster Street and Felt Road, consisting of building lots 1A, #2, and ''3 and parcel "A", subject to the following conditions: 1. Sidewalk requirements will be met when dwellings are built on the approved lots. 2. The dwelling on lot #1 shall be connected to the sanitary sewer; the dwellings on lots 1;`2 and #3 shall be connected to the sanitary sewer when they become available on Felt Road. 3. The Planning and Zoning Commission .rill review the plot plans of Lots 2PI, #2, and §3 before building permits are issued. 4. A drainage assessment fee of $150 will be submitted for lots fi:l, 9,,�2 and -�r3. The undeveloped parcel of land will be assessed -hen it is developed , 5. Black and white mylar maps of this subdivision gust be submitted, and 17the letter of approval from the Planning and Zoning Commission must be incorporated onto these maps. The motion was seconded by Dr. Andrus. All in favor; none opposed. It was a unanimous vote and so ordered. 3. Albert Schneider Zone Change There was a discussion of the long narro;,T strips of land in this area and the difficulty in developing it. Also, the water problems that exist on this lan d was discussed. It was noted that the line established for a zone change was done mostly for economic reasons. �fr_ Gillioaa stated that he did not thine: rezoning this land would constitute good planning and would not encourage developing of lend in Torn that was already zoned Industrial. September 3, t974 -6- there is no significant erosion at the outlet of the pipe. Mr. Lucek did state in the letter that he would recommend before allowing stage two of the Candlewood project to be built, a review of this outlet condition should be made, possibly having a retention structure built to control erosion. B. Greenfield Drive Petition A letter was received from Mayor Smith enclosing a petition from residents on Greenfield Drive for an access road between Skyview subdivision and Norma Road. Mayor Smith requested the Commission to review and comment on this request. The Commission was in concurrence that there should not be an access road between Skyview subdivision and Norma Road. A reply should be sent to the Mayor strongly recommending that these two roads not be connected. It was noted that Skyview Subdivision was designed as an Open Space Subdivision to handle minimal traffic, and not designed to take the burden of traffic from neighboring subdivisions. The additional traffic could present. a dangerous situation and hamper the use of the open space. Lester Circle within the Skyview Subdivision was designed as an interior street and not:3an access road. Graham Road, which serves as a collector road for this area, has been improved by widening and repaving and is adequate for the volume of traffic. It was also noted that the map shows two road stubs existing on Greenfield Drive for possible future access and use. 12. Shimelman & Vinick Zone Change Request It was noted that all regular commission members sat on this public hearing of July 16, 1974. The following members are present tonight to act on this application: Aniello, Evans, Gilligan, Grace, Walsh. Mr. Gilligan moved approval of the application for a zone change from Industrial to Industrial Park of Morton Shimelman and Joseph Vinick for 18.8 acres of land located on the west side of John Pitch Boulevard. In approving this application the Commission noted the following: 1. This zone change request is in conformance with the requirements of section 4.8.1 of the Zoning Regulations. 2. The Industrial Park Zone allows for greater flexibility of uses, subject to Planning and Zoning Commission approval. 3. More extensive buffering requirements are necessary in an IP Zone. The motion was seconded by Aniello. All in favor; none opposed. It was a unanimous vote and so ordered. 13. Tri/Vest Properties Inc. Zone Change request It was noted that all regular commission members sat on this public hearing of--July 16, 1974. The following members are present to act on this application: Aniello, Evans, Gilligan, Grace, Walsh. Mr. Grace noted that petitions had been presented; therefore, it will take five affirmative votes to act on a motion. September 3, 1974 -7- 11rs. Evans moved to disapprove the application of Tri/Vest Properties, Inc. for a zone change from A-40 to RA of land of Edward A. Bancroft, consisting of approximately 18 acres, located on the south side of Strong Road. In disapproving this application, it was noted that this zone change request was not consistent with the Comprehensive Plan of Development - the land in question is designated as low-density, which is one family per acre. Also, the apartments generated from this zone change would add congestion to streets in the area. It was further noted that the proposed apartments are in the western section of Town where other RA Zones exist and other apartments are concentrated. In addition, the fact was noted that there are existing and projected apartments in the Town of South Windsor numbering approximately 1,000, of which only 60 percent have been built.' At this time complete data is not available for the 40 percent to be constructed, with regards to congestion in the streets; overcrowding of land; undue •concentration of population and adequate provisions for transportation, water, sewerage, schools, parks and other public requirements. The motion was seconded by rlr. Walsh. All in favor; none opposed. It was a unanimous vote and so ordered. S MOTARY Pierce Road Road Construction Approved Gilligan Walsh Delegation of authority of approving Temporary and Conditional Permits Approved Gilligan-Aniello South Windsor Art League T & C Permit Approved Evans-Walsh American-Field Service T & C Permit Approved Walsh-Evans ARC Extension Approved Evans Aniello Sandgate Site Plan Approved Walsh-Aniello Supplemental condition Kuehn Site Plan Approved Evans-Aniello Supplemental condition Charbonneau Approved Evans Aniello Shimelman & Vinick Zone Change Approved Gilligan Aniello Tri/Vest Properties Zone Change Disapproved Evans-Walsh -� Respectfully submitted rot 117 S}'dnie R. Cote Recording Secretary TT �RIA, 'VIA, ►'' J4 � ;gyp It , is ti'i ".1 ,�i�,h,i+f�l�. i;� ; .4�; ,� : �A8aiti► Town Hall, 1540 Sullivan ��eilue South Windsor Connecticut o 0"S �4 TO BE PUBLISHED IN THE JOURNI -INQUIRER SATURDAY, JULY 631 1974 TO BE PUBLISHED IN THE JOURNAL-INQUIRER FRIDAY. JULY 122 1974 LEGAL NOTICE TOWN OF SOUTH 14TINDSOR PLANNING AND ZONING CO�iISSION Notice is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday, July 16, 1974 at 8:00 p.m. in the Council Chambers of the South Windsor Town Hall, to consider the following: 1. Application of Blanche E. Bienkowski for a zone change from RR to A-30 of approximately 10.5 acres of land located at the inter- section of Ellington Road and Foster Street. 2. Application of Morton Shimelma.n and Joseph B. Vinick, Trustee for a zone change from I to I? of 18.8 acres of land located on the west side of John Fitch Boulevard. 3. Application of Tri/Vest Properties, Inc., Trustee for a zone change from A-40 to RA of land of Edward A. Bancroft, consisting of approximately 18 acres, located on the south side of Strong Road. Copies of these applications and maps more clearly defining the properties are on file in the office of the Town Clerk. At this hearing, interested persons may appear and written reco=. endations will be received. William E. Grace, Esq., Chairman Dr. Lawrence J. Andrus, Secretary PLANNING AND ZONING C01%1 ISS ION SZ4 • r � 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 AREA CODE 203/644-2511 l'bSOR•CO�• TO BE PUBLISHED IN THE JOURNAL-INQUIRER SATURDAY, SEPTE`ME.R 7, 1974 LEGAL N OT I CE TOWN OF SOUTH WINDSOR PLANNING AND ZONING CON221ISSION At the September 3, 1974 meeting, the Planning and Zoning Commission voted to: 1. Approve the application of Morton Shimelman and Joseph B. Vinick, Trustee for a zone change from I to IP of 18.8 acres of land located on the west side of John Fitch Boulevard. 2. Disapprove the application of TriATest Properties, Inc., Trustee for a zone change -from A--40 to RA of land of Edward A. Bancroft, consisting of approximately 18 acres, located on the south side of Strong Road. Dated at South Windsor, Connecticut this 7th day of September, 1974. William E. Grace, Chairman Dr. Lawrence J. Andrus, Secretary PLANNING AND ZONING COjNMSSION -1NSTP-UMIGNS TOr.DELIVERING-EMPLOYEE show-m whom,.dam,ands- _ Dalirer ONLI Y ����.�addnsS.Wben-�dellrered;.�.g^., t •tQ addressee�� �" - � .�> rr ( ditional`charges rigwir ed for these,services)z ICBi�f►F�the:?=Eifff l'¢&QI't1Cl¢�Cfibed.Y ddiO 4 Y `A REGISTERED N(L ; SIGNATURE CDR NAIML'OE°ADDRESSEE xss rlwi brfiilkdq) CERTIFIED N0. r,,_s : _ StQXAIURE QF EE AGENT;,If ANY�� 101 INSURED No _hl is I1ATE DE �,�y. SHOW 1RlhERE DELIVERED(arlrsjrssxsstaj} •=` ri^iw�;^`> at� -•i F��S�.r"c 'MV�. - a..i:i. rY.�. ff�:.ar Lk.r"ihR:;t.'`Fey 4.'..'•i F,t1.. :F r •rti_; %: .«�"� � i+us"r � ..Q'�4�16�'Tla4g"10"a,^,aPO4-'*;r.�q, r�.`�.'hd'! o olp S s ` v 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 AREA CODE 203/644-2511 NOR-c September 4, 1974 CERTIFIED MAIL THOMAS G. DENNIS ATTORNEY AT LAW P. O. BOX S2 6S6 ELLINGTON ROAD SOUTH WINDSOR, CONNECTICUT 06074 AREA CODE 203 December 23, 1974 r974 280-7409 Edwin A. Lassman, Esquire Rogin, Nassau, Caplan, Lassman & Borden 111 Pearl Street Hartford, Connecticut 06103 Re: Tri-Vest Associates vs. Planning and Zoning Commission of the Town of South Windsor Dear Ed: Please pardon my delay in filing an answer and return in Cote informs connection with the referenced matter. nee that, due to a heavy work load, she has been unable to type the transcript of the Commission proceedings. She promisee to have the same available shortly and upon their receipt, I will immediately file ray answer and return. Very truly yours, TH©MAS 0.DENNIS TGD:hav cc . • ISidnie Cote South Windsor Town Hall 1540 Sullivan Avenue Mouth Windsor, Conn. 06074 •^:T Ki41!'y �M .;*i, �q��,:.{�. a•sJ ! ;�} �C''"vi;1(;='eft"";yvd"� s• � �',,•g,.���F`r` �`)��' C•`,fF. � ��.�r a�'��{� ,,.�-- c,.�'}^ .��;�•�"``��" "^ri+ ,�r,�,.,i;;�' �•�i,�a•'�^'��� �c �+ � - i' f a � +� .;ti'rc t ,� ,;(ri ,. paa7 , + z• e„3 i,�: tk 'v r ,a ap. �:� �r � ';•`;!,".� {, `� t,.era tit. 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''}��._ ' - as t�, ','. r- .q�'fl`i�%i,.;•y}A}1n;:.�.iv 1��i t�'''�{.t4, r. 1 .' ..��� '+{.,: '' ''l,i• .^r�,Jj5}�"ki�,'y}5�..`�'4b.�1kt�t; '�1 .�S' il.✓.1.Vt.},1 �r'-'3;i'�}1'`'r 11y ��;fi� t2S. t .fit "�1 •'�Y .,�.,1:3hk��py�1'•'p'1. i 'x ,�'{�;+J"�-?�i'dr'�(P�r���t��l'��.:�F,'i�-',' _ -sxµ°tJr�' � 7+.� "�t ;�.,.-} eYl'�.Q. .. 4v '<. i .Y�r•S'i•�r � � - 1..., r;Tf'�et! 1 "• . � J'+.;�' 'ski _ rr . •\\tom'{' � • � ,'1� � • Fo Y+, f• a lv v .. ,.s. .fit� f;''" -•/ ,. �. ' � ' ��4`�y, �ti its, .lu r;.'f•o.�r;��+�h MEMORANDUM TO: William E. Grace, Chairman Planning and Zoning Commission FROM: Sydnie R. Cote SUBJECT: Tri/Vest Public Hearing held July 16, 1974 DATE: January 17, 1975 As requested by you, I have determined that there are 124.5 minutes of recorded proceedings pertaining to Tri/Vest Properties, Inc. 's application at the public hearing held by the Planning and Zoning Commission on July 16, 1974. There are 37.5 minutes that are completely inaudible, either due to static, a loud buzzing noise on the machine or muffled, unclear voices. This constitutes 30 percent of the public proceedings that are completely inaudible. In addition, much of the remaining verbage is of poor quality; therefore, I cannot attest to the complete verbatum accuracy of a good percentage of the typed transcript. The poor quality of this recording is due to the fact that only one of the two microphones was recording at the time of this public hearing. This malfunctioning microphone has since been repaired. Enclosed is a copy of the typed transcript for your information. I will be forwarding the entire original file to the Town Attorney early next week. encl. cc: Thomas G. Dennis, Town Attorney TRANSCRIPT OF RECORDED PUBLIC PROCEEDINGS OF TRI/VEST PROPERTIES, INC. JULY 16, 1974 Mr. Grace: We'll take the third item on the agenda -- being the application of Tri/Vest Properties, Incorporated. Mr. Lassman: Ladies and gentlemen, members of the Commission -- Attorney Edwin Lassman representing the application of Tri/Vest Properties, Inc. concerning a zone change from A-40 to Restricted Apartments on about 18 acres of land located on the south side of Strong Road. This land is unique for a small apartment complex for several reasons. Number one -- it is abutting an Industrial Zone on the east and along Strong Road, and it is across the street diagonally from Worcester Trucking. On the west there is a natural brook together with dense, dense foliage (inaudible words for 4 seconds). Also, the piece is far removed from other apartments and multi-family zoning areas. It is the perfect location for a buffer between the Industrial Zone on the east and the Main Street properties that back up from the west. As I indicated, the plan between the Main Street Properties and subject property (inaudible words for 2 seconds), after which (inaudible word) foliage will all remain to supply a buffer between the residents and the apartments (inaudible words for 12 seconds) . The property k zoned A-40 (inaudible words for 14 seconds). We have tonight an architect (inaudible word), traffic engineer (inaudible words for 3 seconds) to address the board (inaudible words for 7 seconds). Edward Heberger (inaudible words for 2 seconds) step forward. First of all, I'd like to give copies (inaudible portion for approximately 16 seconds while Exhibit "A" is being distributed) . Will you state your qualifications. (at this point there is static and some muffled voices for 25 seconds) Mr. H?berger: Well, I've been a real estate appraiser and consultant since 1958. (Inaudible words for 8 seconds) . I'm a Senior Real Estate Appraiser and consultant of Real Estate Appraisers. I'm past president „F +-ka American Societv of A pqraisers. -. (inaudible portion for 12 seconds) . Tri/Vest Properties, Inc. -2- July 16, 1974 Mr. Lassman: Are you familiar with the land use and property values in the Town of South Windsor? Mr. Heberger: Yes (inaudible words for approximately 20 seconds). The proposed development on this property represents the highest and best use. The proposed development will not be detrimental to surrounding properties. It would create a buffer between John Fitch Boulevard and Main Street. (inaudible words for 10 seconds) . A survey taken prior to (inaudible word) found two 100 percent occupied and one 90 percent occupied. Mr. Lassman: How about children in school? Mr. Heberger: Also, found school children in South Windsor is approximately point seven (.7) school-age child per resident and point twenty-five (.25), on the average per apartment. (inaudible words at this po'Liit for 35 seconds) Mr. Lassman: Impact of multi-family housing on expenditures -- town expenses? Mr. Heberger: We've taken studies in various communities -- for the most part show apartment dwellers more than pay their way. One thing we've learned is the apartments give back 75 cents for every dollar paid in taxes. A study prepared by the Town (inaudible for 4 seconds) Mr. Grace: Can everybody hear? Audience: No. Mr. Grace: Speak as loudly as you can gentlemen. Mr. Heberger: There was a report prepared by a firm in Manchester ( there are inaudible words for 2 seconds) stating (inaudible words for 2 seconds) that apartments more than paid their way. Mr. Lassman: And what were your conclusions with existing apartments in South Windsor? Mr. Heberger: Well, as I said before, two of the units are developed with 100 percent occupancy (inaudible words for 10 seconds). Tri/Vest Properties, Inc. -3- July 16, 1974 Mr. Lassman: What about the economic impact? Mr. Heberger: Well, I did -- didn't do a (inaudible word) study, but it would appear that they contribute more than they take out in services, partly because there are so few school-age children (inaudible words for 13 seconds). Mr. Lassman: What effect will the proposed apartments have on surrounding properties? Mr. Heberger: Across the street -- practically across the street -- is the truck terminal -- Worcester Trucking Company; on Ident Road (inaudible word) there is a couple of Industrial-type properties. There are four single-family residences virtually across the street from this property; and on John Fitch Boulevard (inaudible word) Nassau, there is a warehouse -- the Ferguson Brick Building, Pola facilities there. There is a gas station, motel (inaudible words for 5 seconds). Mr. Lassman: Is there an economic demand for these types of units? Mr. Heberger: Definitely. Mr. Lassman: What effect would this proposal have? Mr. Heberger: It would have no detrimental effect at all. The studies (inaudible words for 7 seconds) . The trend is that where we have (at this point the record is inaudible for 28 seconds). Mr. Lassman: Mr. Richard Lawrence. Mr. Grace: Face it and talk so everybody can hear -- even on the other side of the table (inaudible word) . If you can't hear in the back or can't see, raise your hand and let us know. We want everyone to hear what is going on. Mr. Lawrence: Mr. Chairman, members of the Board, my name is Richard S. Lawrence. I am a Registered Professional Architect in the State of Tri/Vest Properties, Inc. -4- July 16, 1975 Connecticut. My firm, the architectural firm of Lawrence and Associates, architects, planners, p.c. in the Town of Manchester -- our firm has been established in Manchester for 27 years, during which time we have completed over 1300 projects (inaudible word), including close to 5,000 multi-family apartment,, condominium-type dwelling units in Connecticut, Massachusetts and throughout the New England area. I worked up a resume for myself and the other principal of the Firm, my father, Arnold Lawrence (inaudible portion of the record for 10 seconds while Mr. Lawrence is submitting the resume to the Commission - Exhibit "B") Mr. Lawrence: I would like to very briefly describe several drawings we have prepared. This first one is entitled visual survey of the property and its surrounding areas. On the bottom of the map is Strong Road -- north on this map is down. Stoughton Brook is on the west side of the property, shown here is a very heavily wooded area with a very steep grade as shown (inaudible word) lines on the west side of the property. Route 5 is over here on the eastern side. In further is Ident Road -- Industrial Zone. Existing resident zone on the south side. Industrial zone, as you see, does come almost one-half of the way down from the inside of the property to the west with residential on the south side the rest of the way on Strong Road with the west boundary of the property. There is very little change in topography throughout a good portion of the site -- very flat (inaudible words for 4 seconds) . There are several areas that do have dense woods -- the east side as well as the west side. There are several very nice views that are obtained in these higher points which we have in the woods and next to the stream there. (The record is inaudible at this point for 8 seconds while Mr. Lassman makes comments). Tri/Vest Properties, Inc. -5- July 16, 1974 Mr. Lawrence: On the second drawing we have here, we made a schematic proposed land use. We indicated an entrance to the property on the north side of the property from Strong Road with internal circulation arrangement parking off the (inaudible word) and housing groupings -- dwelling units around that. The central area of recreation and play will be the central focus point of the proposed development. And then, of course, the dwelling units take advantage of the grade drop and the nice view into the wooded area to the west. From that previous schematic drawing of the proposed uses, we have prepared a preliminary site plan, showing one entrance from the Strong Road side about in the center portion of the property. Parking areas with dwelling units around them, some of which are taking advantages of the views, none of which go down below the start of the steep grade drop. All of the wooded area will be left in its natural state. The ` central portion of the site, we left it almost completely open so when one enters the site they would see a very large open expansive area with the proposed recreational development facilities -- such as tennis courts, swimming pool, cabana, a few basketball and handball courts and several tot lots scattered throughout for small children's play areas (inaudible words for 3 seconds). The site data, which I have listed down in here, and I have several maps which are not mounted which I can submit to the Commission (these maps were never received by the Commission), lists the following: Total acres required for an RA Zone is 15. Provided in this site is 19.29 acres. The number of square feet per dwelling unit as required in the Zoning Regulations is 5500 square feet. We are providing 5776 square feet per dwelling unit. The maximum density allowable by the Regulations is eight dwelling units per acre, or 153 units -- and we are Tri/Vest Properties, Inc. -6- July 16, 1975 Mr. Lawrence (continued) ; providing 7.54 dwelling units per acre, or a total of 145 dwelling units. The front, side and rear yard have all met minimum 100 feet in front, 25 to the side and 50 feet in the rear. And, of course, on the west side, the side yard becomes in the range of several hundred feet deep due to the natural terrain and the wooded space which is there. The frontage required along one street is 200 feet. We have over* 1800 linear feet across the front of the property. The building coverage by zoning regulations -- the maximum allowable is 30 percent. There is only eightt percent coverage of land by these buildings, much less than the maximum allowable. The maximum height is 30 feet -- none of these will probably go over 27 feet in height. Parking is two spaces per dwelling unit, or 290 spaces -- and we have provided 290. The maximum number of two bedroom units is 40 percent, or 58 units -- that is what is provided. i The maximum, which leaves 60 one-bedroom units, or 87. Then, there is the tabulation of the square footage inside of the -- and the breakdown of the dwelling units on the (inaudible word). The proposed elevations of the outside of the buildings is intended to be of a nature that would fit in with this area. Knowing that it is close to the Main Street area of South Windsor -- a historical area., it is proposed to have these in a rustic New England look -- more or less along the lines of what some people call a Colonial look. I do have some photographs of a project similar in nature. We have tried to -- attempted to color in some of these. Of course, magic markers don't have the same degree of accuracy as natural materials. And, we also have provided here three different apartment floor plans that are proposed and indicate the number of square feet in compliance with the Zoning Regulations. These are several pictures of the project similar in nature and design (these pictures were not left with the Commission's records) . A rental project in the Town of Manchester -- a very successful one. I don't believe it has ever had a problem of renting T ri/Vest Properties, Inc. -7- July 16, 1974 Mr. Lawrence (continued) : or having vacancies. As you can see (inaudible "4 word) New England character -- a great variety of materials, textures and proportions that fit in quite well with, we feel, the surrounding neighborhood. Mr. Lassman: This is the type of construction you plan for this site? Mr. Lawrence: Yes.,. we do. Mr. Lassman: And what do you call it? Mr. Lawrence: We call it a New England Rustic Colonial look. We put in a variety of textures and materials -- shake shingles, brick, wood siding, clap board and so forth, to give it the New England type of character -- the New England village type of look. Mr. Lassman: Thank you. (Pause in record at this point. Note: Exhibit 110 was left with the Commission by Mr. Lawrence although he does not refer to it during his presentation). Mr. Lassman: Mr: Franson -- why don't you tell the Commission who you are (inaudible words for 2 seconds), first of all (inaudible words for 2 seconds) . Mr. Franson: My name is Russell Franson, I'm a Registered Professional Engineer in the States of Connecticut, Massachusetts and Rhode Island, and I represent the firm of Luchs and Beckerman (inaudible word) Associates in the Town of Glastonbury, Connecticut. The firm has been in business for some 25 years, performing all phases of Engineering (inaudible word) subdivisions, (record is inaudible for 7 seconds at this point). Mr. Lassman: Have you studied the proposed site? Mr. Franson: Yes, we have studied both the storm water run-off for this site and the availability of the sanitary sewer systems in the Town of South Windsor. Mr. Lassman: What have you concluded: Tri/Vest Properties, Inc. -8- July 16, 1974 Mr. Franson: I have concluded that -- if I may -- in a graphical presentation, that the run-off from this approximately 19 acres that now would flow directly into Bancroft (inaudible words) and approximately 1,000 acres upstream -- which is largely flat -- some of it is now Industrial -- some of it is now zoned residential -- much: of it is wet, semi-swampy. The flow to run-off from this site into the Bancroft Brook would increase the flow (inaudible words for 3 seconds) four cubic feet per second, which is less than one percent of the total run-off. We then carried it downstream to the crossroads of the Bancroft Brook and Stoughton Brook, where we at that- point add another additional 1,000 acres of watershed, which -- without going any further is down here -- the one percent increase is really less than one percent. We examined the impact that this would have on the existing box culvert structure under Main Street, and there would be no noticable increase -- rise in the water surface due to the design storm that we have analyzed (inaudible words for 2 seconds) down towards Main Street (inaudible words for 2 seconds) report at this time a 100 year.- (inaudible word) design storm (inaudible word) in the Stoughton (inaudible word) . If you had a storm -j- raining for a period of 24 hours -- (inaudible word) heading down toward some point of this bridge (inaudible word) major storm (inaudible) . There is one point to consider, that there is -- and I':m sure residents in the area are aware of it -- is flooding does occur in this brook, primarily in the spring time due to the backup from the Connecticut River. If we should encounter this type of a flood in the Connecticut River, with an intensive storm in Bancroft and Stoughton Brooks, the result would still be the same as they peaked. There wouldn't be any increase at all as a result of this .site (the record is inaudible at this point for 14 seconds) . Tri/Vest Properties, Inc. -9- July 16, 1974 Mr. Lassman: What did you conclude with regard to the (inaudible word)? Mr. Franson: First of all, the sanitary sewage. There is an existing sanitary sewer when you come down Strong Radd and Ident Road (pause in record). The existing sanitary sewers in the area -- the shaded area now being the proposed site -- are such that as I say -- the existing sanitary sewers would terminate at the intersection of Strong Road and Ident Road. We would propose for the site collecting all of the sanitary sewers and carrying it to a temporary on-site pump station in the northwest area of the property -- up on top of the bank well out of and away from the trees, so there wouldn't be any disturbance of the trees down the bank to the sewer -- with a short section of, again, temporary forced main along the front of the property connecting into the existing manhole. I emphasize temporary because a look at the Town's Master Plan for sewers in this area indicates that ultimately there will be an interceptor for along the entire length of Main Street. At such time as the Town does construct this sanitary sewer, this temporary system would be abandoned and a permanent gravity connection would be made to the Town's interceptor sewer in Main Street. During this temporary period, however, there will be a new forced main. It will flow by gravity east along Strong Road, north along John Fitch Boulevard and into the existing pump station. It will be forced through the six-inch forced main and, again, it is a gravity sewer. (inaudible words for 4 seconds) Strong Road with the Industrial site and to the water pollution control facility. I have met with Mr. Emil Lucek, the Director of Public Works for the Town, and we have analyzed the system in a very preliminary way ourselves and there is no problem whatsoever with the existing gravity sanitary sewer system. 4 There is, however, a small problem which already does exist within the pump station, which exists to the north on the map -- whereby, because the Main Street Interceptor has not been constructed there is a large Tri/Vest Properties, Inc. -10- July 16, 1974 Mr. Franson (continued): amount of sewage flow from the northern part of J the Town which is now being diverted through the pump station and to the existing gravity sewer that is available -- and to the water pollution control facility. There may have to be some modifying of the -- and improving of the pump station facilities, This -- regardless, really, of development here. The situation is there and can be worked out. I have also a brief report (passes report to the Commission -- exhibit "D" -- a portion of the record is inaudible at this time -- all statements made by Mr. Franson for 15 seconds are inaudible as he is away from the microphone) Also, for the next 2 minutes and 20 seconds the record is completely inaudible due to static and faint voices. I cannot determine who is speaking. Mr. Boutwell: Members of the Commission, my name is Harvey B. Boutwell, Consultant Traffic Engineer (inaudible word), 30 Bates Drive in Cheshire, Connecticut (inaudible words for 4 seconds). I have the time experience (inaudible word) in Highway Traffic, Bureau of Highway Traffic, Yale, University. (inaudible comments by Mr. Boutwell for 1 minute, 25 seconds). During my field investigation, I found Strong Road to be an open, straight (inaudible words for 5 seconds) . Main Street on the west, Route 5 on the west -- on the east. This asphaltic surface highway has a surface of approximately 32 feet (inaudible words for 4 seconds). Route 5 and Ident Road to west of Ident Road, Strong Road has an asphaltic surface of 22 feet. There is a vertical curve in Strong Road, where it crosses Stoughton Brook (inaudible words for 5 seconds), Main Street area. I installed an automatic traffic recorder on Ident Road, immediately to the intersection of Ident Road -- corner of Strong Road and Ident Road -- in early June of 1974. My report contains data of the fifteen minute volumes recorded (exhibit "E") as well as histograms which illustrate Tri/Vest Properties, Inc. -11- July 16, 1974 Mr. Boutwell (continued) : the distribution of travel throughout the day. It was found from those traffic counts that Strong Road approximately carried 1,100 vehicles during a 24-hour period. The peak hour was recorded of 116 vehicles -- which occurred at the hour ending at 8:00 a.m. The report also contains snapshots, which illustrate the general geometric features of Strong Road in the vicinity (inaudible words for 3 seconds). It is proposed to develop 145 multi-family housing units on the subject site. My experience with this type of housing developments in Connecticut and throughout the northeastern United States clearly indicates multi-family housing generates 5 to 7 vehicular trips during a 24-hour period. (inaudible sentence for 5 seconds). It is my opinion, that the development of 145 multi-family housing units on the subject site, as illustrated by the site plans before you, will not create a traffic problem (inaudible word). The relatively low usage of Strong Road at the present time, coupled with the projected generation of traffic as a result of this development, will not produce any traffic congestion. Excellent sight lines (inaudible word) along Strong Road, and either side of the proposed driveway, have provided for a safe means of entering or leaving the subject site. On-site parking, which provides for two vehicular gates for each dwelling unit, will provide more than adequate parking spaces. Mr. Lassman: (inaudible word) problem with Route 5? Mr. Boutwell: Well, from the proposed driveway -- looking in an easterly direction (inaudible words for 8 seconds). Route 5 (inaudible word) westerly direction (inaudible comments from Mr. Boutwell for 20 seconds) on a local road (inaudible word) of any vehicle is 250 feet -- the average distance -- and in this case (inaudible words for 5 seconds) minimum. Mr. Lassman: Inaudible comments for 10 seconds Tri/Vest Properties, Inc. -12- July 16, 1974 Mr. Boutwell: No way! At the present time the count that I took on t Strong Road indicated that at the present, the cars are 1100 per day. I have estimated that this development would produce 900 additional trips per day, all of them not necessarily in one direction -- but even if they were all to the east towards Route 5, there would be an average of approximate -- about 2,000 vehicles per -- during a 24 hour period. Strong Road, under the present geographic alignment and condition, could carry at least 8,000 vehicles per day. Attorney Lassman: Thank you. (at this time there is a pause in the record and audience noise until Mr. Grace strikes the gavel) . Attorney Lassman: Mr. Chairman, I have here -- I'd like to talk about the economic effect of apartments -- and what they do in various Towns. Very interesting facts for various Towns around. In South Windsor they have a positive effect on the generation of tax dollars. In South Windsor we have three existing apartment developments -- Pleasant Valley, Barrington and Candlewood. If we point to the latest figures we have at school and from the Tax Assessor's Office and from various studies made by the Connecticut Public Expenditure Council, evidence here (exhibit "F") would indicate tax assessments from the existing three apartments developed -- I found that Pleasant Valley has 142 units, Barrington, 128 and Candlewood, 190. School children listed per unit ratio is point 17 (.17), Pleasant Valley; point 219 (.219), Barrington and point 068 (.068), Candlewood. The assessment is $1,449,000, $974,000 and $1,805,000. The total tax list excluding automobiles is $78,900, Pleasant Valley , $53,000, Barrington and $98,000, Candlewood. The cost for education -- the Town contribution to this cost -- the figures for the school Year (inaudible portion for 4 seconds) . The total cost per pupil is $951.97. The Town's share of that is $805. The total cost per apartment would be: Pleasant Valley $19(???) (inaudible) ; Barrington, $22,500; and Candlewood $10,400. The Tri/Vest Properties, Inc. -13- July 16, 1974 Mr. Lassman (continued) : balance to the Town in taxes (inaudible portion for 4 seconds) $59,000 Pleasant Valley, $??,500, (inaudible) Barrington and $?1,900, Candlewood. Added to that (inaudible words for 2 seconds) tax (inaudible word) tax is $23,000 in motor vehicles -- which is a total of $201,000 left to the Town after payment of the Town's cost to educate the students in apartments (inaudible portion of the record at this point for 15 seconds). $200,000 will go a long way (inaudible portion for 10 seconds). I made copies of this for all members. Further, I have here a petition stating, "we the undersigned declare that we do not object to the application for a zone change to multi-family use of land of Edward Bancroft located on the south side of Strong Road between Ident Road and Main Street, South Windsor. The petition contains addresses of residents on Main Street, Strong Road (Exhibit "G"). The tecord is inaudible-:at"t_ this point while Attorney Lassman is passing out exhibits "F" and "G" to the Commission. His comments cannot be heard for approximately 20 seconds) . Mr. Grace: We'll take about a five minute break so that you people in the audience might like to take a look at the map -- if you have any questions. Mr. Grace: Can we get started, please. Is there anybody who would like to speak in behalf of the application? (pause) Is there anybody who would like to speak in opposition to the application? Attorney Nagle: My name is Attorney John F. Nagle (inaudible sentence for 5 seconds) Mr. Grace: Would you speak up so everybody can hear you. You want to close the back door, somebody -- please? Tri/Vest Properties, Inc. -14- July 16, 1974 Attorney Nagle: (inaudible sentence for 5 seconds) representing the property owners on Main Street. (inaudible portion of the record for 12 seconds) . I have a question here that I would like to ask Mr. Lassman before I go on (inaudible portion for 9 seconds) The question is -- are the wetlands involved in any way in this parcel of land? Attorney Lassman: A portion of the property is. Attorney Nagle: Don't you think, Mr. Lassman, under those circumstances you should withdraw this petition and apply to the Inland-Wetlands Agency (inaudible portion of the record for 11 seconds). Mr: Grace': Well -- can't have -- rather than get into a dessertation, if you believe that he should so file, state that as part of your argument. Mr. Nagle: (inaudible words for 2 seconds) regulation (inaudible words for 14 seconds) effective july 1st and these regulations (inaudible word) Agency (inaudible word) involving wetlands (inaudible words for 9 seconds) Town Planning and Zoning. I think the first step in an application of this nature involving wetlands, this Agency should be given the opportunity of initial acceptance. I present a petition (inaudible words for 5 seconds) application (inaudible words for 7 seconds). Not living here in the Town of South Windsor (inaudible words for 12 seconds) Main Street (inaudible words for 10 seconds) John Fitch Boulevard coming down (inaudible word) stop at all the stop signs (audience laughter and audible words for approximately 5 seconds) Beautiful homes (inaudible words for 4 seconds) John Fitch Boulevard (inaudible words for 2 seconds) . Now suppose they put up these apartments (inaudible portion for 4 seconds) to protect these older homes. (the record is inaudible for 20 seconds at this point.) This Town has land galore -- if it is so important to the Zoning and Planning Board (inaudible words for 2 seconds) apartments in Town, why place them in a little narrow section of the Town (inaudible words for 2 seconds) industrial areas Tri/Vest Properties, Inc. -15- July 16, 1974 Mr. Nagle (continued) : (inaudible portion for 8 seconds). Now, the criteria in the Zoning Regulations has the conservation of property values. Certainly these historic homes (inaudible words for 5 seconds) -- the property is certainly going to decrease (inaudible words for 6 seconds) in a residential area. I can't imagine the properties in Main Street appreciating in value. Another (inaudible word) criteria is the impact of traffic on the immediate neighborhood. (inaudible words for 5 seconds) same people use Main Street to reach this (inaudible word) rather than go down John Fitch Boulevard (inaudible words for 2 seconds) to some people putting stop lights (inaudible portion of the record for 10 seconds). Now, the next criteria is the general character of the neighborhood. Well, its true we have industrial on the east and residential on the west and why intermix with another zone in between them -- why not let them stay the way they are -- they are separated as it is -- they don't need another conglomeration of another kind of zone to buffer the two. Another one is the general welfare of this Town (inaudible word) If somebody wants to build apartments in Town, they can always go to the Board and ask (inaudible words for 2 seconds) approval. I just don't think (inaudible portion of the record for 8 seconds) And then the last one (inaudible word) Comprehensive Plan (inaudible word). My understanding is that the Comprehensive Plan calls for no apartments to be built west of John Fitch Boulevard, and that any apartments in this Town would be built east of Route 5. Apparently, (inaudible words for 4 seconds) on the west side of John Fitch Boulevard (inaudible portion for 12 seconds). But, I do think (inaudible portion for 6 seconds). Finally, I think that (inaudible portion for 15 seconds) . Audience applause. Mr. Grace: Anybody else to speak in opposition? This gentlemen right here. Tri/Vest Properties, Inc. -16- July 16, 1974 Mr. Stakun: My name is Paul Stakun. I live on 2486 Ellington Road. Actually, I live on the other side of Town -- my property is nowhere near this area and I don't have any immediate (inaudible words for 4 seconds) . I wanted to -- I'm not in favor of apartments -- I never have been for many reasons. First of all, I's like to (inaudible word) couple of points that were made by these gentlemen. First of all, I believe that the existing apartment complexes that are in Town have only been there (inaudible word) and generally speaking, the people who move into apartments intitally are young people and don't ba ve many children -- and I can understand why the survey that was made leads to relative low density of children (inaudible word). However, people do get pregnant and I'd like to know -- has a survey been made on apartment complexes that have been in existence for 10 years or more and how many children in these apartments (at this point a loud buzzing noise on the recorder madeLthe record inaudible for 15 seconds). I appreciate the effort (inaudible words for 2 seconds). They did a nice job, however, I'm not in favor personally of apartments (inaudible word) That's my opinion and (inaudible words for 4 seconds) . Mr. Grace: Anybody else wish to speak? Mr. Myette: Mr. Chairman, members of the Board, my name is Bob Myette and I live at 2085 John Fitch Boulevard, South Windsor (inaudible for 2 seconds) less than a year ago -- about a year from now (inaudible word) responsibility of how many apartment houses have been approved -- approved in South Windsor. I recall that after the (inaudible word) between two political parties, which indicated there was going to be an impact study -- might be being made or in the process of by officials. I believe it would behoove the Planning and Zoning Commission °to inquire to the Town of South Windsor for this impact sutdy, rather than one that is requested by the applicant. (inaudible words for 2 seconds). Also, I believe T ri/Vest Properties, Inc. -17- Jitly 16, 1974 Mr. Myette (continued) : there are now a number of apartments that have been approved, but not developed. Someone may say to me -- well, these may never be developed; however they are still on the books for potential developers to inquire. I would not think it would be outrageous to have more apartments approved before these applications are wiped off the books or told these developers will have to change the zone. I also believe that it is necessary for a developer to bring sewers down Main Street. The first question I ask the Planning and Zoning Commission is "who is going to pay for the sewers down Main Street"? The developer? No, I don't think it will be the developer! Its going to be the people on Main Street. Also, it is my opinion that the best form of taxes -- best thing for this Town is professional buildings -- not apartment houses. I'm personally in favor of traditional apartment houses in South Windsor -- I have been in the past and will be in the future. Thank you. Mr. Grace: Does anybody else have any comments? Mr. Myette: Mr Chairman, I meant to say "opposed" (audience laughter and applause) . Mr. Grace: I would think that the clapping could be eliminated. The gentlemen. in the back, would you stand up, sir? Mr. Hopkins: My name is Alfred Hopkins, 80 Strong Road. I've lived on Strong Road for about 25 years and I don't quite agree with the gentlemen (inaudible words for 2 seconds) He doesn't agree -- on traffic, saying there isn't a traffic problem on Strong Road -- because there is! Everybody who drives up (inaudible words for 2 seconds) on Strong Road. There'is (inaudible words for 2 seconds) Hills on the west side (inaudible words for 4 seconds) gradual incline on the east side (inaudible words for Y 4 seconds) proposed entrance to that new project. I object to it. Mr. Grace: Anybody else wish to talk? The gentlemen right here. Mr. McLaughlin: Bill McLaughlin, 70 Strong Road -- I'd like to come to Tri/Vest Properties, Inc. -18- July 16, 1974 Mr. McLaughlin (continued) : the front. (pause in reaord). I wish to congratulate the group that got this together. Attorney Lassman started out with all the directions except north when he proposed this thing -- north being where people live residentially -- and I'm one of them! (inaudible words for 4 seconds) playground will be across the street!' (Audience .laughter and record is inaudible for 2 seconds). south. I've raised a ramily -- I moved out to South Windsor from where I lived originally to get away from the city. My wife and I have several properties in East Hartford. Recently we had application for one of these rentals -- Two applicants -- one from one of these apartments placed on Pleasant Valley -- I won't mention which one -- wanted to get out of their apartment because of the noise. Stereos going all night -- people up and down the hall (inaudible words for 5 seconds) the different people come and go (inaudible words for 5 seconds) and so forth. Getting back to this (inaudible words) north side. This is Ident Road here -- and Attorney Lassman referred to such places as (inaudible words for 2 seconds). If we go along in the other direction -- the same distance from this project is (inaudible word) Drive, we're half way down Main Street (inaudible word)north (inaudible word) so there are just as many residential homes as there are busineses. Now, these people who live here (inaudible words for 5 seconds) four houses on the north side of this road and we don't want to look out of our window and see all these people parking (inaudible words for 3 seconds) from here (inaudible words for four seconds) there is a dip in the road (inaudible word) visibility is poor (inaudible words for 4 seconds) what would it be 900 cars a day coming out (inaudible words for 3 seconds). Now 900 cars a day is a lot of traffic (inaudible words for 3 seconds) over a 24-hour period (inaudible words for 2 seconds.) So, it is for that reason -- especially the traffic -- (inaudible words for 2 seconds) we have Tri/Vest Properties, Inc. -19- July 16, 1974 Mr. McLaughlin (continued) : now. Own personal (inaudible words for 8 seconds) , Mr. Grace: Anybody else have any comments to make. Yes, in the back. Mrs. Simmons: My name is Mrs. Simmons, I live on Ident Road. And apartments cause (inaudible portion for 11 seconds) property. I would like to have (inaudible portion for 5 seconds) playground. (inaudible portion for 10 seconds) all day long and all night long. (the record is inaudible for the next 60 seconds) John Pandozzi: John Pandozzi, Main Street (inaudible portion for 14 seconds) Strong Road (inaudible portion for 22 seconds) Main Street (inaudible portion for 18 seconds) . Paul Meltzer: Paul Meltzer, Main Street. Right now (inaudible words for 8 seconds) 900 cars (inaudible words for 4 seconds) 24 hours (inaudible portion for 17 seconds) all down Main Street (inaudible portion for 7 seconds) John Fitch Boulevard. In the past year, I've had a fire in my house -- an electrical fire caused by the traffic (inaudible for 11 seconds) The second point is how is this project going to affect the water flow. First of all, I agree with this gentlemen up here, I think the wetlands (inaudible portion for 40 seconds) water flow on this property (inaudible words for 5 seconds) . Thirdly, I've been associated with the Scouts (inaudible words for 8 seconds) the people of this Town (inaudible words for 3 seconds) that the people in the projects (inaudible portion for 12 seconds). Mr. Lane: My name is Calvin Lane and I live at 870 Main Street. Some of the objections to the people living in the proposed apartments, will have no real stake in the future of South Windsor (inaudible words for 5 seconds). In the second -place, (inaudible words for 5 seconds) industry (inaudible words for 20 seconds) . Finally the Zoning Board was set up to propose orderly development. I do not believe (inaudible for 10 seconds). Tri/Vest Properties, Inc. -20- July 16, 1974 Mr. Grace: Anyone else? Mrs. Charette: My name is Marge Charette and I live on Strong Road (inaudible portion for 36 seconds) Mr. Grace: Have here (inaudible portion for 10 seconds) petition ( record is inaudible for 11 seconds) Worcester Express (inaudible for 9 seconds) (the petition is exhibit "H" and exhibit "I" is a letter from Worcester Express which was introduced at this time) Anybody else have any other comments? (audience noise for 22 seconds) Mr. Grace: Keep it down please. At this point the record is inaudible for 70 seconds -- people are speaking, but I cannot determine who it is). Mrs. Montana: I would like to ask a question to Mr. is it Lawrence? You said there was about 8 percent of the area covered by buildings, do you have any idea of how much would be covered by roads and parking? Mr. Lawrence: As I pointed out that the Zoning Regulations specify the maximum (inaudible word) to building coverage -- Mrs. Montana: Yeah Mr. Lawrence: We have 8 percent building coverage. The total (inaudible word) parking (inaudible word) about 26 percent. Mrs. Montana: 26 percent -- including buildings? Mr. Lawrence: Including buildings, parking, paved areas. So if we include all of those areas, we are below the maximum allowable in the Zoning Regulations (inaudible for 5 seconds) area at the west end, as I mentioned (inaudible portion of the record for 10 seconds). Mr. Grace: Other members of the Commission -- Dick? Mr. Ryan: Attorney Lassman, you talked quite a bit about the benefit to the Town on taxes. Is there any other general welfare of the Town that you can see (inaudible word) that the apartments would have? Attorney Lassman: Well, taxes (inaudible words for 2 seconds). Number two, buffer of an industrial and residential area. Number three, it provides Tri/Vest Properties, Inc. -21- July 16, 1974 Mr. Lassman: (continued) a service for young people who cannot afford to buy single-family houses. (inaudible words for 5 seconds) on their own -- start off someplace. Number 3, thre is -a need as proved by the fact (inaudible word) complexes (inaudible word) rented. (At this point the record is inaudible for the next 3 minutes. According to my notes, Mr. Gilligan questions Mr. Franson, but their comments are entirely inaudible). Mrs. Evans: I have a question (inaudible words for 2 seconds) modifying of present pump station (inaudible words for 3 seconds). Mr. Franson: (inaudible words for 2 seconds) by the Town or by the developer. (inaudible words for 4 seconds) Town (inaudible portion of the record for the next 23 seconds). Mrs. Evans: Would it be (inaudible words for 2 seconds) Town (inaudible words for 2 seconds). Mr. Franson: In our office as built plans for the existing pump station. We feel it can be modified. Mr. Lucek, the Director of Public Works, feels it can be modified. (inaudible words for 2 seconds) modification will be necessary (inaudible words for 2 s-econds). At this point (inaudible words for 4 seconds) Yes, it can be modified. Dr. Andrus: (inaudible words for 3 seconds) in the area (inaudible words for 2 seconds) dip (inaudible words for 2 seconds) proposed driveway onto Strong Road (inaudible words for 2 seconds)possible problems with visibility. Mr. Boutwell: (inaudible words for 3 seconds) the report that was submitted, there are snapshots (inauaiblewords for 2 seconds) approximately at the location of the driveway, I detect there is a very slight sag in Strong Road. It certainly is not to the point where (inaudible words for 2 seconds) the snapshots depict a (inaudible word) slight sag in front of the first house proceeding west of the (inaudible words for 2 seconds). Tri/Vest Properties, Inc. -22- July 16, 1974 Mr. Boutwell (continued) : There is -- as I pointed out earlier, there is a significant curve at the (inaudible words for 5 seconds). proceeding in (inaudible word) direction 150 feet from our proposed driveway. Mr. Grace: I have a question before you sit down. What indicator supplies the five to seven trips per day. What's the basis (inaudible words for 7 seconds) What's the basis for the five to seven -- we've heard alot higher. Mrs-=Boutwell: Five to seven trips per dwelling unit is based on my own observations -- having been taking actual counts at existing (inaudible words for 2 seconds) throughout Connecticut. Mr. Grace: Is there any association average? Mr. Boutwell: Yes -- that is the range for this type of housing. .Far single-family houses it would be in the range of 10 to 12 trips per day. Mr. Grace: Why is that? Mr. Boutwell: The significant difference is that the children produce traffic. (inaudible portion of the record for 12 seconds) and a single- family residence that has four -- two or more bedrooms (inaudible word) have children, and these dwelling units produce trips. The (inaudible word) family doesn't mean there is more travel by the adults in the family because there are not (inaudible word for 2 seconds) travel because there is a lack of children here. Mr. Grace: Thank you. Peg. (tape is inaudible for 30 seconds. During this time, Mrs. Rossi asks a question -- however, due to a buzzing noise on the tape, it is completely inaudible.) Mr. Franson: Existing sanitary sewer now flows easterly from -- on Strong Road from Ident to John Fitch Boulevard, and then northerly on John Fitch Boulevard to a sanitary sewer pump station. Then it is pumped through Tri/Vest Properties, Inc. -23- July 16, 1974 - Mr. Franson (continued) : a forced main southerly on John Fitch Boulevard until it gets back to Strong Road and then gravity from -- south from there to the existing water pollution control facilities. Mrs. Rossi: What about (inaudible words for 15 seconds) Mr. Franson: (inaudible word) we would connect to the existing sanitary sewers on Ident Road and follow (inaudible words for 4 seconds) Mr. Walsh (inaudible words for 4 seconds) wetlands. What percentage of this property (inaudible words for 2 seconds) Mr. Franson: As near as we could determine from the very small scale (inaudible word) mapping of the Inland-Wetlands in the Town of South Windsor, there appears that there is a narrow band which follows along the existing Bancroft Brook (inaudible sentence for 5 seconds while Mr. Franson is indicating the area on the map -- one audible word "here") There is another area -- larger (inaudible word) this area, which is designated (inaudible word for 2 seconds) mapping and a smaller area (inaudible word) in the southeast corner of the property. These two areas are determined from the (inaudible word) Soil Conservation Service soil maps of the area as being poorly drained soils (inaudible word) with the Soil Conservation Maps (inaudible words for 2 seconds) Town of South Windsor (inaudible words for 2 seconds) and these are the -- these are by the Soil Conservation Service as being poorly drained soils (inaudible words for 10 seconds) as near as we can determine,going from the scale that is presently available (inaudible words for 2 seconds) Also there is an inaudible comment for 5 seconds from, I assume, a member of the Commission. Mr. Franson: This, of course, we will want to work out between the properties involved and (inaudible words for 3 seconds) Tri/Vest Properties, Inc. -24- July 16, 1974 Mr. Ryan: I wonder if the Traffic Engineer could tell me which study reflects, the traffic on Main Street? Mr. Boutwell: I did not take a count -- a study on Main Street -- I used a study (inaudible words for 2 seconds) Mr. Grace: Mr. Lassman, do you have any comments you would like to make? Mr. Lassman: Thank you, Mr. Chairman. We heard testimony from Mr. Nagle saying something about experts saying we are going to depreciate property in -- on Main Street. I don't really know if Mr. Nagle knows how far away the property is from Main Street. Certainly the property is buffered by Main Street (inaudible words for 3 seconds) distance between property and Main Street. (inaudible words for 5 seconds) opinion that traffic -- we are talking around 900 cars during a 24-hour period (inaudible words for 2 seconds) indicated (inaudible words for 2 seconds) 10 percent certainly is not going to go down Main Street -- that would mean 100 percent of this traffic at the peak hours would go down Main Street -- this is impractical, for example many people go north on John Fitch Boulevard and many people go south -- and certainly 100 percent could not go down Main Street -- and probably 50 percent (inaudible words for 4 seconds) go to Manchester (recording machine has buzzing noise for 12 seconds at this point.) Someone indicated that (inaudible due to buzz for 3 seconds) he has a right to an opinion (inaudible portion for 5 seconds) statistics that we have -- do not have any statistics in South Windsor isn't correct (inaudible portion due to buzz for 15 seconds) as a matter of fact (inaudible words for 2 seconds) Town tax dollar. Sorry that people do not support the project, but this is something that they wouldn't support because (inaudible words for 4 seconds). You talk r about the land -- let's talk about the land. What does the property owner do? He has some rights -- to own property -- he has the right to develop Tri/Vest Properties, Inc. -25- July 16, 1974 Mr. Lassmau (continued) : this. Now the question is, can a developer (inaudible word) from industrial (inaudible word) industrial (inaudible words for 4--seco-ads) and therefore (inaudible words for 7 seconds). Thank you. Mr. Grace: Anybody else have any final questions or comments? Yes, right here. Martha Lane: Martha Lane, Main Street, I just wanted to make the point (inaudible word) apartments (inaudible words for 2 seconds) 18 acres being developed (inaudible word) quality of life in a historical section and residential area (inaudible words for 7 seconds) Is this (inaudible words for 3 seconds)area hundreds of acres (inaudible words for 4 seconds). Mr. Grace: (inaudible words for 4 seconds) Somebody else had a question? Yes. (inaudible portion of the record for 28 seconds) Mr. Grace: Give your name and address, please. Mrs. Case: Oh, I'm sorry -- Marion Case, Main Street. Mr. Grace: Thank you. Anybody else have any comments? Mrs. Simmons: (inaudible words for 7 seconds) about (inaudible words for 3 seconds) you know about -- ask about their children. (inaudible words for 5 seconds) What about all of these apartments don't have children (inaudible words for 10 seconds) no children -- no pets (inaudible words for 8 seconds) Mr. Grace: Anyone else? Yes sir (inaudible portion for 18 seconds) Michael Paul: My name is Michael Paul. I live on Ident Road. My property abuts Mr. Baucrofts property (inaudible due to buzz for 23 seconds and the remainder of Mr. Paul's comments are muffled and entirely inaudible for approximately 28 seconds) The remaining 3 minutes and 50 seconds of the public hearing is completely inaudible. The buzzing noise continues with much static and muffled voices and I cannot determine who is talking. f i r it i I. �i r i _ rr TO THE COURT OF CO ON PLEAS TO BE HELD AT HAR-LORD IN AND FOR THE COUNTY OF HARTFORD ON THE FIRST TUESDAY OF OCTOBER �i 1974 COMES TRI/VEST ASSOCIATES , A LIMITED PARTNERSHIP OF !; SOUTH WINDS OR, CO NNECTICUT IN SAID COUNTY APPEALING FROM A DEC IS ION OF THE PLANNING AND ZONING CONkIIS S ION OF SOUTH j WINDSOR AND COMPLAINS AND SAYS: i� 1. On or about June 26 , 1974, Tri/Vest Properties . ►i Inc . Trustee acting for the Plaintiff, Tri/Vest Associates , � applied to the Defendant Commission for a change of zone �i on certain premises located on the South side of Strong Road from an A-40 Zone to a RA, Restrictive Apartment Zone. � 2) On July 16 , , 1974 the Defendant -Commission held a public hearing on the Plaintiff ' s application. 3 . On September 3 , 1974, the Defendant Commission voted to deny the Plaintiff' s application. 4. In denying said application, said Commission acted illegally, arbitrarily and in abuse of the discretion vested in it in that : i a) Said premises abut an industrial zone and are across the highway from a Trucking Terminal also located in i an industrial zone . { !( b) Said premises form a natural buffer between 1► g a single family residential zone and an industrial zone . . i c) Said premises cannot be reasonably used or --- adopted ted to its current zone limited to single family residences P i r?•0GtN, riASSAU, :4?LAN. LASSMAN AND BORD=N itt ?_A7RL STREET j . . -i::7F?O. GOVN. 06103 i; .s= i d) Various members of the Defendant Con-nission have --' publicly stated their opposition to multi-family dwellings in any location and are prejudiced or have pre-conceived i i� 1' objections to all applications for multi-family dwelling j purposes . e) Plaintiff ' s application was in accordance with I the Comprehensive Plan for the Town of South Windsor. ' 5 . The Plaintiff is the beneficial holder of an e i Agreement to purchase said premises and is aggrieved by the I: action of the Defendant in denying its application. WHEREFOR, plaintiff prays that : ! 1) The action of said Commission be reversed and I r the appeal be sustained. : E I2) Such other remedy as the Court deems legal and j 1 proper. jl Dated at Hartford, Connecticut this loth day of September 1974. I I TRI/VEST ASSOCIATES By j A . 14ED'ROGIN� -= 1i Its Attorney 4 f TO THE SHERIFF OF THE COUNTY OF HARTFORD, HIS DEPUTY OR EITHER CONSTABLE OF THE TOWN OF SOUTH WINDSOR, IN SAID COUNTY, i E G R E E T I N G _ 1 1 By authority of the State of Connecticut , you are hereby commanded to summon the Planning and Zoning Commission x of the Town of South Windsor, County of Hartford and State of Connecticut to appear before the Court of Common Pleas I sitting at Hartford in and for the County of Hartford on the first Tuesday of October 1974 then and there to answer unto ROGIN, NASSAU. _ _ i CAPL AN. LASSMAN I AND BORDEN 111 PEARL STREPET f •t.1riTFOR7. COVN. Ots103 i t � ncv I, it the foregoing complaint, by leaving with or at the usual f f place of abode of, the chairman or clerk of said Commission a true and attested ccpy of said complaint and of this summons i` at least twelve days before said day. i' Hereof fail not but of this writ with your doings f thereon due service and return make. Dated at Hartford, Connecticut this 16th day of September 1974. We hereby enter our appearance for the Plaintiff in the A. Ned Rogin -above entitled action. Commissioner of the Superior Court Rogin, Nassau, Caplan, Lassman & Borden '! III Pearl St, Hartford, Conn. 06103 RECOGNIZANCE E You, Tri/Vest Associates as Principal and Arthur M. i 1! Nassau, as Surety acknowledge yourselves jointly and severally �; bound to the PLANNING AND ZONING COMMISSION of the Town of f �f South Windsor in a Recognizance of $250.00, that the said Tri/Vest j ! Associates shall prosecute the action which it has now commenced I F against the said Planning and Zoning Commission in the Court 11 ; of Common Pleas to be holden at Hartford in and for the County i of Hartford on the first Tuesday of October 1974 to full effect and you shall pay any costs for which judgment may be rendered against said Commission thereon . Taken and acknowledged at Hartford on the 16th day of September 1974 before me . I , Y A . Ned Rogi n TRU `' GpP oriL-nissioner of the Superior Court AT�' SHERIFF _3- ' ROGIN, NAS°;Au, ', D�PU7Y CAPLAN. L.ASSIMAN i i FR\:1TFOR GOUNT3 HAR AND B-ORDEN ' ttt PEARL STRETT t t %RTFORD. CONN. 03103 :e I I. 1 t - j STATEMENT , July 1974 We, the, undersigned, declare that we do not object to the application : for zone change to multi-family use of land of Edward Bancroft located on the south side of Strong Road between Ident Road and Ma-n Street, South Windsor. NAME ADDRESS - 4:21 L q P J if,�t�_�_ �r= .• - n Sz -A—,C/. 7--Z, I 10I� f Y..ol r 2- 14 ' 9 • r t � � s J Iv C'O,1J Al. AIZ2 i i r - , YI cry Pok TOTAL UNITS TOTAL SCHOOL ASSESSMENT TOTAL TAX LIST CHILDREN of 1/1/74 (excluding COST FOR PER UNIT g EDUCATION" BALANCE Automobiles) TO PLEASANT VALLEY (Town Funds) TOWN I APARTMENTS 142 24 . 17 Y $1,449,000 $78,974 .86 BARRINGTON $19,336 .08 $ 59,638 .78 , 128 28 �, - . 219 -53,093 .35 j 74,190 22 558. 76 C-ANDLEWOOD 30,534 .59 190 13 - .068 _ - 12805, 170 805, 170 98 3- 81. 76 10,473. 71 87 908 .05 $ 1782081 .42 TOTAL TAX FROM MOTOR VEHICLES 23, 174 .00 $ 201,255.42 Conn. Public Expenditure 72-72 Total cost per pupil $951..97 Current tax receipts from Motor Vehicles Pupils - 51287 LIST OF 1/1/74 Total Cost - $63,054,245 ASSESSMENT NO. OF VEHICLES TOTAL TAX Av. per PLEASANT VALLEY 139,350 91 Vehicle Town Contribution - $4�259�58g 7,595 83.44 Town 's Cost er B�ARRINGTON 171,350 117 p pupil - $805 .67 92339 79.84 CANDLEWOOD 114.1500 74 62240 84.31 23,1174