HomeMy WebLinkAboutOPEN SPACE SUBDIVISION (4) TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE ACCEPTED BY
IAPPLICATION # THE PLANNING AND ZONING COMMISSION AT
RECEIVED DATE: THE REGULARLY SCHEDULED MEETING ON THE
APPROVAL DATE: FOURTH TUESDAY OF THE MONTH. IT SHALL
REJECTED DATE: BE SUBMITTED TO THE PLANNING AND
RECEIPT # ZONING COMMISSION OFFICE ONE (1) WEEK
PRIOR TO THE FOURTH TUESilAY.
APPLICANT: Harold R. Cummings, Trustee - Braeloch Assoc-iafps
ADDRESS: 1665 Ellington Road. South Windsnr p err TELEPHONE # 644-�471
OWNER OF RECORD ON S.W. LAND RECORDS Al Setsky & Helen Stozus
ADDRESS : 107 Troy Road, South Windsor CT
CO1-4PLETE JE'SCRIPTION OF LOCATION OF PROPERTY 25 acres more or less westerly of
West Road as more particularly shown on attached map entitled "Proposed
Subdivision plans for Braeloch - an open space subdivision RR
rural residential zone Fuss & O'Neill Engineers, March=85"
NAME,. ADDRESS & TELEPHONE # OF PERSON TO WHOM CORRESPONDENCE AND INQUIRIES SHOULD BE
DIRECTED: Harold R. Cummings, Esquire, 1665 Ellington Rd. South Windsor CT
Jules Page, Page Engineering Inc. , 1750 Ellington Rd TELEPHONE # 644-3473
South Windsor, CT
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING)
1. Zone Change to Zone (public hearing)
2. Filing for Subdivision
X 3. Filing for Open Space Subdivision (public hearing) PR
A
4. Filing for Resubdivision (public hearing) wjndsOt
South Comm jss10%
5. Special Exception to Article of the Zoning Regp*Mtiftni J'pi'Mic hearing)
6. Site Development Plan
7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (public hearing)
8. Other (explain in detail)
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND THE OWNER OF THE PROPERTY AND
Sq3M3XtED ALONG WITH THREE SETS OF PLANS BEFORE IT WILL BE ACCEPTED BY THE PLANNING AND
G CO SS;ON
i
A CANT OWNER
Harold R. Cummings, Trustee for Al Setsky
Braeloch Associates
Helen Stozus (Owner (over)
Unit d Stat s soil 340 Broad St
Department of Conservation Windsor CT 06095
Agriculture Service
Phone 688-4946
January 8, 1985
TO: Ms Amy Parker, District Manager
Hartford County Soil & Water Conservation District
FOR: Constance Eriksson, Chairwoman
Inland Wetland Commission, Town of South Windsor
FROM:
J. Eric Scherer, Resource Conservationist
RE: Braelock Subdivision, West Road, South Windsor, CT
On January 3, 1985 a site review was conducted for Braelock Subdivision Site Plan,
West Road, South Windsor CT, dated 8/22/84. The following is a report on the find-
ings of the site and plan review.
FINDINGS
This parcel of land is approximately 22 acres in size, of which 66 percent is classi-
fied as wetlands. The Soil Survey of Hartford Count (sheet No. 27) shows three soil
types to be present on the site. These soil types include: Ninigret fine sandy loam
(NnA) , 0-3 percent slope; Walpole sandy loam (WdA) , 0-3 percent slopes; Windsor loamy
fine sand (WvA) 0-3 percent slopes. WdA is listed as an inland wetland soil . All
three soil types have several limitations for development. These limitations are
severe cutbanks and wetness for shallow excavations and severe wetness problems for
dwellings with basements. The cutbank problem is due to the sandy texture of the
soil . The apparent high water table is between 1.5 and 3.0 feet below the surface
and this will cause site wetness problems, especially for basements.
Because of the lack of a scale on the site plan it was difficult to determine if
plotted wetland limits were accurate. A site investigation showed some discrepancy
between the actual wetland limits and those plotted on the site plan. A professional
soil scientist should be hired to flag wetland limits and submit a soil description
with high water table indications (mottling) .
RECOMMENDATIONS/COMMENTS
i
--Flag Inland-Wetland Limits and supply a soils report with high water table levels.
This should be done by a professional soil scientist.
--Due to the flat topography of the parcel , surface drainage patterns are not well
defined. The site plan shows a grading plan with good lot drainage (surface) and
a grass drainage swale on the northern property line. A similar swale could be
considered at the southern property .line so as to circumvent any future problems
to the south from increased water flows from the site.
--A sediment detention basin should be constructed for any area where concentrated
flow is planned (i .e. grass swale) . A basin could be installed to the west of
Lot 11 and Lot 10. This sediment basin would allow silt laden water to drop out
sediment before it entered the wetland/conservation area.
DiThe Soil Conservation Service
is an ag ncy of the`
Department of Agriculture
TO: Ms Amy Parker, District Manager, HCSWCD Page 2
FOR: Constance Eriksson, Chw, Inland Wetland Com, Town of South Windsor January 8, 1985
FROM: J. Eric Scherer, Resource Conservationist
. RE: Braelock Subdivision, West Road, South Windsor, CT
--More details on the grass swale(s) need to be supplied (i .e. cross section details) .
Details for the outlet to the proposed storm drain (12" RCP) should be supplied for
review. A plung pool is needed for this outlet.
--In order to protect the wetlands and surrounding properties from sedimentation, an
erosion and sediment control plan should be developed. This plan will include:
scheduling of construction; installation of control measures and maintenance of
structures. For example, the grass swales and basins should be established before
any earth moving at the site begins.
--Other sediment and erosion control measures not mentioned earlier include but are
not limited to:
1. Hay bales along wetland/conservation area limits
2. Gravel entrance/exit pad to the site to remove sediments from wheels of
vehicles
3. Establish and maintain a 50 foot vegetative buffer strip around the
areas where earth moving will occur.
--The present site plans show extensive filling. Fill quantities should be shown.
--Present plans show development of 17 lots. Lot 12 is located where there is
approximately 1/2 acre of very poorly drained soil and standing water is evident
during 3 to 4 months of the year. One alternative to this lot is to leave it
undeveloped and widen a drainage way through this area. This would help reduce
the wetness problems on lots 11 and 13. If this lot were to be developed, re-
moval of all organic matter would be necessary before any fill is placed upon the
site.
--Major filling within the proposed lots ranges from 1 to 3 feet. Filling within
this area will not be significant because of the low value of these wetland areas.
--Because of the apparent high water table, dwellings with basements are not recommended.
It is suggested that ground slabs be located 1.0 foot above high groundwater table
elevations.
--The potential for frost heaving of roads is high in this area. Special design
should be used for the road to prevent frost heaving.
I hope this report helps the Town of South Windsor in making wise land use decisions.
I will be available to discuss any particulars of this report.
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Hartford County
Soil and Wat r Con rvation District
�M - E_ 0-
Agricultural Center,340 Broad St. -Windsor, CT 06095- Phone(2031 M-49"
January 16, 1985
Mrs. Constance Eriksson, Chairwoman
Inland Wetland Commission
Town of South Windsor
1540 Sullivan Ave
South Windsor CT 06074
Dear Mrs. Eriksson:
The requested review of the proposed Braelock Subdivision plans has been
completed, and the Hartford County Soil and Water Conservation District
would emphasize the following concerns:
--Final plans should include finer detail with regard to stormwater
drainage design, erosion and sediment control measures, extent of
proposed grading and filling for the road and house lots.
--The District would suggest that proposed house sites be located away
from areas where standing water is currently evident. It may not be
economically or environmentally feasible to remove the poorly drained
material and replace it with large quantities of fill .
The District is available to review revised plans, upon request. Should
you have any questions, please contact our office.
Sincerely,
Amy M. Parker
District Manager
Encs:
cc: X. Bowen Davies, Deputy Engineer
Jules E. Page, Engineer
Fuss & O'Neill , Engineers
MNSFAVOTION — nEVELOPMENT SELF-GOVERNMENT
HARTFOR13 COUNT,
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r= F United States Soil 340 Broad St
Departm nt of Conservation Windsor CT 06095
Agriculture Servic
Phone 688-4946
January 8, 1985
TO: Ms Amy Parker, District Manager
Hartford County Soil & Water Conservation District
FOR: Constance Eriksson, Chairwoman
Inland Wetland Commission, Town of South Windsor
FROM:
J. Eric Scherer, Resource Conservationist
RE: Braelock Subdivision, West Road, South Windsor, CT
On January 3, 1985 a site review was conducted for Braelock Subdivision Site Plan,
West Road, South Windsor CT, dated 8/22/84. The following is a report on the find-
ings of the site and plan review.
FINDINGS
This parcel of land is approximately 22 acres in size, of which 66 percent is classi-
fied as wetlands. The Soi-1 Survey of Hartford County (sheet No. 27) shows three soil
types to be present on the site. These soil types include: Ninigret fine sandy loam
(NnA) , 0-3 percent slope; Walpole sandy loam (WdA) , 0-3 percent slopes; Windsor loamy
fine sand (WvA) 0-3 percent slopes. WdA is listed as an inland wetland soil . All
three soil types have several limitations for development. These limitations are
severe cutbanks and wetness for shallow excavations and severe wetness problems for
dwellings with basements. The.4cutbank problem-is,due ,to the,sandy;texture of the
soil . 'The---dapparent high:.water�,tabl e`� s Abe_ tween .�;�a`nd�3;4 feet�be ow thsurfice
and ,th'ft tw��l '`pause ,site wetness' robl ems °" es ec a a for basements
a, ,� �./.•'''� ,mot,`{�� '!— .yra/lr+i.
�KV.i�']GiJC�.ii�.`.�1i�3+Y.�ZLYf:.� c�+WV.if..iY4Y� {`�`... q: y •_ r' 7�+•'�j�.i.-11liaf..�.{+.:Y..�s�i.'.r�
. ._-.►�.S�SI J Y'Y V�AwiY.Y�trJ LLc•L'.rC'a L•
Because of the lack of a scale on the site plan it was difficult to determine if
plotted wetland limits were accurate. A site investigation showed some •di•screpancy
r. � + iti;
between the actual wetland limits and those plotted on the site plan. fA.v�pwroTIess:1Ws�ona
so I rscienti st'lhdul d--bd""hi red`to`fl ag wetl and I imi is and -submi t -•a _s o i 1 Sic"fft'on
withhigh •at r A. .� .�.,. , ...
w e '�'tabl e�'�i nc�i ca��ons�"(mottl i n�) -----� -���-= •�--�- '°�'-fL`!-==-�=��
r •"iiw���i.�'Y4L.Y..�rtr - a� �.�-a►'r'.aTh-�.���^JL.StiaYiaFJ.avYz J.••
RECOMMENDATIONS/COMMENTS
--Flag Inland-Wetland Limits and supply a soils report withrhigh water table levels.
This should be done by a professional soil scientist.
--Due to the flat topography of the parcel , surface drainage patterns are not well
defined. The site plan shows a grading plan with good lot drainage (surface) and
a grass drainage swale on the northern property line. A similar swale could be
considered at the southern property line so as to circumvent any future problems
to the south from increased water flows from the site.
--A sediment detention basin should be constructed for any area where concentrated
flow is planned (i .e. grass swale) . A basin could be installed to the west of
Lot 11 and Lot 10. This sediment basin would allow silt laden water to drop out
sediment before it entered the wetland/conservation area.
O Th Sod Conservati n Service
is an ag ncy of the
0 partment of Agnculture
TO: Ms Amy Parker, District Manager, HCSWCD Page 2
FOR: Constance Eriksson, Chw, Inland Wetland Com, Town of South Windsor January 8, 1985
FROM: J. Eric Scherer, Resource Conservationist
RE: Braelock Subdivision, West Road, South Windsor, CT
--More details on the grass swale(s) need to be supplied (i .e. cross section details) .
Details for the outlet to the proposed storm drain (12" RCP) should be supplied for
review. A plung pool is needed for this outlet.
--In order to protect the wetlands and surrounding properties from sedimentation, an
erosion and sediment control plan should be developed. This plan will include:
scheduling of construction; installation of control measures and maintenance of
structures. For example, the grass swales and basins should be established before
any earth moving at the site begins.
--Other sediment and erosion control measures not mentioned earlier include but are
not limited to:
1. Hay bales along wetland/conservation area limits
2. Gravel entrance/exit pad to the site to remove sediments from wheels of
vehicles
3. Establish and maintain a 50 foot vegetative buffer strip around the
areas where earth moving will occur.
--The present site plans show extensive filling. Fill quantities should be shown.
--Present plans show development of 17 lots. Lot 12 is located where there is
approximately 1/2 acre of very poorly drained soil and standing water is evident
during 3 to 4 months of the year. One alternative to this lot is to leave it
undeveloped and widen a drainage way through this area. This would help reduce
the wetness problems on lots 11 and 13. If this lot were to be developed, re-
moval of all organic matter would be necessary before any fill is placed upon the
site.
--Major filling within the proposed lots ranges from 1 to 3 feet. Filling within
this area will not be significant because of the low value of these wetland areas.
--Because of the apparent high water table, dwellings with basements are not recommended.
It is suggested that ground slabs be located 1.0 foot above high groundwater table
elevations.
-A"k.r .,.�y ,. �aywe►.r—^R x^-•r, .. •tr.r..+a r--
--The ;potential .for -frost heaving of roads-:1 g in -this ;area. Special design
`-. -...h=.' _, y .sa(p..*..... si:-�•."f ;ram, r
sioul d~°be'�used ffor.=thetTroad to,prevent`:frost heaving `
..,.�- - .�rNi �Mawcpfl{;/`ti�'+` ,�',�`�R'��rw1 <.-d``.r. - ,j. •i.._�'� _y.._. ___�—_....:..:...r....:. .».
I hope this report helps the Town of South Windsor in making wise land use decisions.
I will be available to discuss any particulars of this report.
pow" aE,�
t�
TOW, - 0-1s �
G �
wv 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
R-CO AREA CODE 203/644-2511
April 26 , 1985
Harold R. Cummings , Esq. '
1665 Ellington Road
South Windsor , Ct . 06074
Dear Hal :
Re: App . #1066 - Braeloch Associates
Please be advised that the public hearing inthe above matter
has been scheduled for Tuesday, May 14th, at 8 : 00 P . M. in
the Council Chambers of the South Windsor Town Hall .
A sign advertising the hearing should be posted in front of
the property for 10 consecutive days prior to the hearing (by
May 4th) and must be clearly visible from the street .
The sign may be purchased at the Town Hall at a cost of $5 .
Yours very truly ,
PLANNING AND ZONING COMMISSION
vg By: J,
Marshall Montana, Vice-Chairman /
CC: J. Page
11owe sE4
t�
0
w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR,co AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, MAY 2 , 1985
THURSDAY, MAY 99 1985
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
Notice is hereby given that there will be a public hearing of the
Planning & Zoning Commission on Tuesday, May 14 , 1985, at 8 : 00 P . M.
in the Council Chambers of the South Windsor Town Hall , 1540 Sullivan
Avenue , South Windsor , to consider the following:
1 . Application of Robins Meadow Associates and T & M Building Company,
Inc. for a zone change from RR to A-30 on approximately 53 . 8 acres
located on the southeastern corner of the intersection of Dart
Hill Road and Avery Street .
2 . Application of Harold R. Cummings, Trustee for Braeloch Associates ,
for an Open Space Subdivision in an RR zone , consisting of 17 lots ,
located on the west side of West Road, approximately 400 ' south
of Sullivan Avenue.
Copies of these applications and maps more clearly defining the proper-
ties are on file in the office of the Town Clerk of the Town of
South Windsor. At this hearing interested persons may appear and be
heard and written recommendations will be received .
PLANNING & ZONING COMMISSION
Marshall Montana , Vice-Chairman
David H. Sorenson, Secretary
PLANNING AND ZONING COMMISSION MAY 14, 1985
PUBLIC HEARING & SPECIAL MEETING SOUTH WINDSOR TOWN HALL
MEMBERS PRESENT: Smith, Sorenson, Montana, Sorosiak, Klenke, Conde
ALTERNATES PRESENT: Rossi (sitting for Gilligan) ; Asplund
PUBLIC HEARING - Legal Notice Attached
1. Application of Robins Meadow Associates and T & M Building Company,
Inc. for a zone change from RR to A-30 on approximately 53. 8
acres located on the southeastern corner of the intersection of
Dart Hill Road and Avery Street.
Attorney Wayne Gerlt was present and noted that this land is presently
zoned RR and is owned by T & M who is presently completing their
A-30 subdivision across the street. T & M also owns property north
of Dart Hill Road and future development will be proposed.
Emil Lucek of Lucek Engineering Associates stated that this parcel
is in the southeast quadrant of Dart Hill and Lawrence Roads. Referring
to Section 11. 2. 3 of the Zoning Regulations, Mr. Lucek said the property
will not flood since it is the highest point between Avery Street and
the Vernon town line. The highest point is on the eastern portion of
this land and all of the drainage flows off the site so there is no
possibility of flooding of this land. There is no danger of flooding
to land upstream since this is the highest point. Regarding flooding
downstream, Mr. Lucek said they intend to follow the master plan which
was done in the past few years and direct runoff from this site into
the existing detention pond on the west side of Avery Street just south
of Section II of the present T & M development. There is a detention
basin to the south on lands of T & M which will eventually be deeded to
the Town. Town staff was concerned about the appearance of the
detention basin, but it meets engineering requirements. Gas, electric
and telephone service is available. Water will be provided by Connec-
ticut Water Company and sewers by way of the pumping station to the
south near the detention pond. It is adequate to handle the sewage from
this development.
Mr. Gerlt explained that the Water Pollution Control Authority has
some concern about the capacity of the pump station, and the sewer
system could be reversed and it could flow into Vernon through
the intertown agreement. Mr. Gerlt said it' s up to WPCA as to which
way the sewers will go, but sewers are available. Mr. Gerlt noted
that this parcel is unique in that there is not one spot of wetlands
on it. If the detention basin in the existing T & M subdivision is
not adequate, there is a drainage easement through T & M property
to the north of Dart Hill Road into property being developed by
Jean Marc Jacques.
Mr. Gerlt said if this zone change is approved the applicants plan
to give to the Town open space lands. They plan to give land on the
northwestern corner of Dart Hill and Lawrence Roads to the Town to
be used as a park. He noted that the developers will be giving up
some very buildable land.
Planning & Zoning Commission -2- 5/14/85
The Town Engineer, Rick Martel, reported that it is possible
to go in either direction with the sanitary sewer and it' s up to
the WPCA. The pump station of T & M has the capacity for this
site even with the anticipated development to the north.
Mr. Martel noted that the Clark Street pump station had adequate
capacity, but there is a problem with the Benedict Drive pump
station. They are presently looking into the possibility of using
the existing basin for drainage. There are 14 homes around it
and it is not the prettiest basin in Town and some work will have
to be done. Improvements to the intersections of Dart Hill and
Lawrence, and Dart Hill and Avery Street will have to be made.
Mr. DeMallie reported that the 168 Town Plan designated this area
for 3/4 acre house lots. This proposal conforms to that Plan, as
well as the proposed Town plan and is consistent with recent
zone changes approvals in the area. Mr. DeMallie suggested that
the remainder of the land in this area be designated for
something other than A-30 in order to provide a variety of housing.
The area they are designating for the proposed park is an ideal
situation. There is plenty of frontage. They will give the Town
about 10-15 acres. The intersection of Dart Hill and Lawrence
should be realigned. The map should be corrected to show Chatham
instead of Chapman.
No one in the audience spoke in favor of this application. Bob
Hatch, who lives across the street from the pump station, stated
that he thinks a complete study should be done of what this proposal
will cost the Town in terms of taxes, schools, and road modifications.
He said he recognizes the need for a pump station but there is a
callous disregard to the pump station by T & M Builders. He cited
the pump station near the condominiums on Ellington Road as being
a tremendous job of landscaping. He said their pump station is a pile
of weeds. Mr. Hatch noted that he also has a water problem during
heavy rains, and expressed concern that the proposed development
will aggravate the problems he is having. Mr. Hatch said if this
is approved the open space should be given to the Town immediately
as an act of good faith.
Mrs. Montana explained that the Commission is still holding bonds
on the Country View subdivision, and thanked Mr. Hatch for bringing
this problem to the Commission' s attention. Commissioner Conde volunteered
to inspect the site of the pump station and detention basin to ascer-
tain their condition.
Commissioner Sorenson questioned the boundary line between Lots 8 and 9 ,
and after a discussion it was determined that the map is incorrect in
that a line is missing.
Mrs . Montana asked if they have to go to Inland Wetlands Agency if
they use the detention basin, and Mr. Gerlt said yes. Mr. Conde asked
if the Vernon sewer agreement is in place, and the Town Engineer reported
it is in the works, but he has not seen it.
Planning & Zoning Commission -3- 5/14/85
Commissioner Conde said he would like to see a topographic map of
the area. He also pointed out that Avery Street is due to be
reconstructed within the next five years. There is a possibility
it will be widened to provide a good shoulder on each side.
Attorney Gerlt, in response to Mr. Hatch' s concerns about drainage,
noted that the area abutting Mr. Hatch' s property is heavily wooded
and they do not want to take those trees down to provide drainage
unless necessary. Mr. Lucek said when the roads are in a lot of the
sheet flow will be brought down to the detention pond. Probably
over 40 acres will drain to the north and west and a small portion
near the lower section will drain towards Mr. Hatch' s property.
2. Application of Harold R. Cummings, Trustee for Braeloch Associates,
for an open space subdivision in an RR zone, consisting of 17 lots,
located on the west side of West Road, approximately 400 ' south of_
Sullivan Avenue.
Attorney Harold Cummings was present and noted that Braeloch Associates
is a partnership of himself with Richard Kelley. He said they are
asking for an open space subdivision on 26 acres in an RR zone off
Sullivan Avenue. They are proposing 17 lots. The treed area is the
beginning of the conservation area. They are negotiating with
Industronics for the four acres to the rear of the property.
Chris Stone of Fuss & O'Neill, 210 Main Street, Manchester, stated
that the cul-de-sac street, Braeloch Circle, is 1,000 feet long.
Sewer and water utilities will run to West Road and then towards
Sullivan Avenue approximately 750 ' . The entire site will be on fill,
and they will build raised ranches with no basements. They will try
to minimize fill around the houses, and the lots will be graded so
that the fill is under the houses. An average of 1 to 131 feet of
fill will be around the site, and much of it will be placed to drain
the road properly. Storm drainage will be handled by two sets of
catch basins and swales. One swale is on the north to west property
line and the other on the south property line to the west. Mr. Stone
submitted a letter from the Soil Conservation Service and the items
in that letter have been addressed in the plans the Commission is
reviewing. The road drainage, and everything north of the road, will
run to the north swale. Both swales run west, discharging into the
wetlands area, which comprises about 10 acres of the open space. The
swales are designed as detention facilities themselves, to reduce
peak flow of storm water. The flows reaching the wetlands would be
of negligible increase due to the fact that they are grading to retain
the flow in a manner similar to a detention basin. Coming off the
end of the cul-de-sac will be a pedestrian way leading to the open
space. There will be a small footbridge over the swale back into
this area. The open space is very accessible to the residential lots.
Rick Martel, Town Engineer, gave the following report: The key map
needs both class D certifications, and the wetlands should be shown.
On the plot plan at least one typical on the lots- showing the building
lines (side and rear also) . Center line stations should be shown.
Easements should show both the purpose and the grantee which it is
assumed is the Town of South Windsor. Monuments and iron pins should
Planning & Zoning Commission -4- 5/14/85
also be indicated on the plot plan, along with proper coordination.
The walkway to the open space should be indicated and clearly labeled.
On the topographic map, the storm sewer easements are shown as 10 '
wide and they should be increased to at least a 20 ' minimum. Sidewalks
are shown on the north side, and that is up to the Commission. The
100 year storm should be addressed.
Mr. Martel recommended that the driveways for Lots 1, 2 and 3 exit
onto Braeloch Circle. Driveways for Lots 1 and 17 should be as far
to the west as possible, away from West Road.
On the plans and profiles, Mr. Martel recommended the water line be
extended past the pavement on Braeloch Circle , so that if it should
have to be extended the new piece of pavement won' t have to be further
excavated. Sheet 10 indicates a typical for the underdrains to be
installed for the drainage system, and if 3/4" stone is to be used
Mr. Martel recommended the addition of filter fabric be installed with
it.
Mr. Martel referred to the letter from Mr. Scherer of the Soil
Conservation Service which indicated that the high water table is between
1. 5 and 3. 0 feet below the surface which will cause site wetness problems,
especially for basements. Because of this dwellings with basements are
not recommended and ground slabs should be located 1 foot above high
groundwater table elevations. Mr. Martel said he agrees with this.
Because of the soil conditions, special consideration should be given
to the roadway, possibly a thicker base for drainage purposes and relief
from frost heaves.
Mr. Martel said his last concern is the amount of fill to be brought
in on the site. Mr. Stone said the figure is approximately 26, 000 yards
total, for an average including the roadway of approximately 1, 500 yards
per lot. Mr. Martel said this would be part of a further application
if the fill is from another part of town.
Peter DeMallie, Planning Director, gave the following report: The
proposed use is a reasonable use of this land. Sheet #7 should be
corrected to show the width of the stonedust path as 6 ' and not 6" .
He recommended white pines around the periphery of the open space,
and the maps should indicate where the fill is coming from.
If the open space formula is used, the amount of open space would be
7 acres, however, the regulations call for a minimum of 10 acres which
they will provide. Mr. DeMallie said he doesn' t like the idea of all
the houses be raised ranches on slabs, and thought should be given
to some other type of house. He also recommended that the filling
be done at one time.
No one spoke in favor of this application. Mr. Al Krivickas said
he owned the property on the south side of the proposed development,
and they share a 2,000 ' boundary. He pointed to an area on the map
to the south which he stated was very wet, and expressed concern that
the swale going to the open space could create a new drainage path
to his property.
Planning & Zoning Commission -5- 5/14/85
Commissioner Rossi raised questions about the elevation of
properties near Sullivan Avenue, compared to the elevation of this
site. After a discussion it was determined that the existing elevations
of the lots near West Road is 90, and go to 88 at the rear of the
developed area. The elevation of Sullivan Avenue is also 90, and about
half way from Sullivan to the entrance of Braeloch the elevation is 92.
Commissioner Montana asked if the land is drained into the open
space, whether there is a chance of it becoming a swamp. Mr. Cummings
said he discussed this with Tim Shepard of the South Windsor Land Trust
nd they indicated an interest in acquiring this because of the amount
of wild life, deer, etc. in the area.
Mr. Stone said they originally discussed constructing a detention basin,
but the flow would be small and use of a detention swale will allow
buffering and minimize the impact of the wetlands. Mrs. Montana asked
Mr. Stone to comment on Mr. Hatch' s concerns. He said the site drains
very gradually to the rear and water will dissipate throughout the area.
He said he does not foresee the possibility of it creating its own
water course.
Mrs. Klenke asked how the industrial area will be buffered from this
subdivision, especially Lot #17. She suggested the possibility of
planting trees near the swale. Mr. Cummings said the road is laid out
so that the rear yards will border the industrial area. There is no
formal buffering plan, but any industrial use would have to provide
buffering. Mr. Cummings suggested that commercial uses would not be
onerous. Mrs. Klenke noted that it could be something in the way of
an Armata' s shopping area, and said she would like to see some kind
of buffering particularly in the area of Lot #17 . Mr. Cummings said
they would have no problem with that.
Mrs. Sorosiak said that the SCS report specifically mentioned problems
with Lot #12. Mr. Stone said the point they were making is probably
irrelevant since the applicant will be filling on top. Mr. Stone noted
that any fill on the site will meet the specifications of DOT and any
fill placed would take into account proper drainage.
Mr. Asplund expressed concern about drainage and the driveways in view
of the fact the houses would be built on fill, and most of the
elevations are 88 ' right now . Mr. Stone explained how drainage would
occur using Lot 13 as an example, and in this case the slab would be
about 6" above the 90 ' level.
Mr. DeMallie noted that the Commission might want to consider an easement
in the area of the swale to ensure they are not filled. Mr. Cummings
said that would be addressed with conservation and slope rights easement.
He noted that the 4 + acres to the rear is RR and if anyone wanted to
develop it as industrial, they would require a zone change.
There being no further business, the meeting was adjourned.
APPROVED: e S ctfully submitted;
Virginia S. Graney, Recordinq Secretary
y r T10 O-PS ?d&Zd44�
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
r'�'osoR.CO AREA CODE 203/644-2511
June 12, 1985
Mr. Harold R. Cvimdngs, naztee
Braelock Assoc.
CAI M) MAIL
1665 M1;g cn Road
South Windsor, CT W4
Dear Mr. Cumdngs.
At the June 10, 1985 meeting, The South Windsor Inland Wetlands Agency derried
without prejudice your Application No. 297 pertaining to the development of residential
during 1985 on property located at 20 West Road, Parcel 72-79 South Windsor,
Connecticut.
The project was denied for the following reasons:
1. The agency felt an ewmsive amo mt of fill would be brought in.
2. 'Tears would be a g� impact on valuable wetlands because of
filling i g and construction of dwellings and roads.
3. Miere would be a loss of valuable wildlife habitat.
4. 'There would be increased =noff into abutters property.
If you have any questions in regard to this matter, please contact the IWA office.
Very truly yours,
624 Mohan, Jr., Chairman
DL40 WEMANDS AGENCY
cc: Fuss & O'Neill
A. B. Davies, Deputy Town Engineer
Jac prJine J. Smith, Town Clerl=
Richard J. Sartor, Town Images
Richard Ryan, Deputy Mayor.-
,Robert F. @ 11 i gan, Chairman PM
7homes D'Auria, Building Official
Peter Dftllie, Director of Planning
Kenneth brill, Chairman IDC
Jdm Sties, IDC
w" sE4
a1ZL sot L 1/Z
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
�oSOR•cac� AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL-INQUIRER MONDAY, JULY 11 1985
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
At the June 25, 1985 meeting, the Planning and Zoning Commission
voted to take the following action:
1. Approved, with modifications , the application of William Shuteran
for a three-lot subdivision of property located at the inter-
section of Niederwerfer Road and Dart Hill Road, A-40 Zone.
2. Approved, with modifications, the application of Arthur Roe
for a two-lot subdivision of property located on the west
side of Main Street, known as 1299 Main Street, A-40 Zone.
3X`� -.Denied t application of Braeloch Associates for an open space
subd Sion consisting of 17 lots located on the west side of
est Road, approximately 400 feet south of Sullivan Avenue,
RR Zone.
4. Approved, with modifications, the application of Dart Hill
Realty, Inc. for an open space subdivision property, consisting
of 28 lots in Phase I, located on the north side of Dart Hill
Road, west of Newmarker Road, known as "Mountainview Estates, "
A-30 Zone.
5. Approved the application of Mark C. Lavitt for a zone change
from RR to A-30 on approximately 9 acres of land located on
the Ellington/South Windsor Town Lines, on both sides of
Newmarker Road.
Dated at South Windsor, Connecticut this 26th day of Junem 1985.
PLANNING AND ZONING COMMISSION
;.y David H. Sorenson, Acting-Chairman and Secretary