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HomeMy WebLinkAbout93-15P Green Acres Zone Change and General Plan TOWN OF SOUTH WINDSOR. CONNECTICUT .- PLANNING AND ZONINCOMMISSION APPLICATION r'ORM Application No. : Date Received: �=a,S`�7 '3 MAY 17 1993 Action/Public Hearing by: Receipt No. : South Windsor Planning & Zoning Commission APPLICANT: CrgeE;N Acr—e-, T-I I �3 C-. ADDRESS : TELEPHONE: OWNER OF RECORD ON LAND RECORDS: ,���� �►, F`�, , I OC, l0tr0e�Jss ADDRESS : 11 12�t ������To �hbAi7 cCXx-" l=�► n��ss,rz C�T COMPLETE LOCATION OF PROPERTY: ZONE: --p R NAME, ADDRESS , & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: l�E V 1 ill O� l ;�-t i2�5 i t�3� �E ►T7 TELEPHONE: Aga-pS0(o THIS APPLICATION IS FOR: (Check one of the following) _ < 1.. Zone Change to DKz. (Public Hearing required) . 2. Subdivision. 3. Open Space Subdivision (Public Hearing required) . 4. Resubdivision (Public Hearing required) . 5. Special Exception to Article (Public Hearing Required) . 6. Site Plan of Development. 7. Earth Filling [Section 10] and/or Earth Removal [Section 9] (Public Hearing Required) . X 8. General Plan of Development. 9. Regulation Amendment : Zoning Subdivision �10. Other (explain in detail) : CONSULT PLANNING DEPARTMENT F R FEE SCHEDULE. THIS APPLIC )CHCKLIST. UST BE SIGNED BY THE APPLICA AN 0 NER OF THE PROPERTY AND SU IN • TRIPLICATE WITH ALL S D DOCUMENTS REQU ,ON ATT HED —� r Applicant C,F-cE►� Es ' F,��-�.� lac. 0 her PLANNING AND ZONING COMMISSION APPLICATION, CONT' D. t TIME FRAMES AND PROCEDURES FOR SUBMITTING APPLICATIONS/PLANS !I i 1 . All prospective applicants are urged to confer with Town Planning Department and Engineering Department staff prior to submission of any application to the Commission . 2. Plans are officially received only on the fourth Tuesday of each month at the Regular Meeting of the Planning & Zoning Commission (PZC) . 3. Three (3) sets of blueprints are required on the second Tuesday of the month for review by the Town Planning and Engineering Departments . This deadline must be met if you want to ensure that your application is officially received by PZC. These plans must be submitted as complete plans -- which includes application plus all required information contained on checklist . No plans will be accepted at the counter if checklist is incomplete. It is the applicant ' s responsibility to ensure that all information required on the checklist is submitted in one package at the time of submission -- including landscaping plans, architectural elevations , traffic report , etc . Planning Department staff will not accept checklists with blank spaces, or with "by others" in any space . 4. Town staff will notify the applicant with any changes required to make the plans in complete compliance with our Zoning/Subdivision Regulations . 5. All changes requested must be made and new, complete blueprints must be submitted . - At this time six sets of plans must be submitted . If a Public Hearing is required ( or optional but likely) then seven sets are required . 6. Planning Department/Engineering Department staff will review plans only once -- if the resubmissions are not complete/correct , the Town Planner ' s report will reflect that revisions were not made as requested . I GREEN ACRES ZONE CHANGE AND GENERAL PLAN ,A 1 . Application for a zone change and general plan o development for 9 . 69 +/- acres located on the n rtherly side of Strong Road, east of Nutmeg Road Nort . , RR zone. This piece is surrounded on the north, south and east by RR zoning and I zoning to the west The Future Land Use Map shows this area as a part of th western edge of the rural preservation area, a land use c tegory which includes among its suggested housing types of ow density development with single family zoning, passive o en space, /and/or agricultural uses . O�cJ� GPI f 2. The Commission may recall the applicant had been in front of the Commission with a couple of preliminary proposals . The applicant is proposing 16 new single family residential units + incorporating the existing house and garage for a total of 17 units . Currently, the existing house is non- conforming to the RR zoning regulations and would remain non-conforming under a DR zoning classification. It is the opinion of the Planning Department that this unit can not be incorporated into the plan without a ZBA approval . Fifteen percent or three of these units are proposed to be dedicated to the Town's affordable housing program. These affordable units will be sold and resold according to the guidelines set forth in the Town Council's Moderate Priced Housing Program. These three units will count towards the Towns' 5 year goal of 143 units, per the Capitol Region Fair Housing Compact for Affordable Housing. To date, 10 affordable units have been approved in both Peachbrooke and the Neighborhood, 9 in the Redfield project and 6 in Fitch Meadow, 2 in the Oak Meadow DRZ . The TOWN has received credit for 106 units with 28 additional affordable units approved is DRZ developments . This is an increase from 92 units we had in 1991 . If all these units were built the town would be 9 units short of our 5 year goal of 143 units . This application would not qualify under the affordable housing appeal statute because the minimum affordable units must 20% . 3 . The net buildable acreage after subtracting out wetlands is 7 . 33 ac. The density for this project is 2 . 3 dwelling units per net buildable acreage. If this zone were to remain unchanged, there had been a three lot conventional subdivision approved on this site in 1988 known as Reid Estates . 4 . The number of parking spaces proposed is 32;24 required. These spaces are shown in the driveways and garages . The applicant has indicated that each unit will have a 2-car garage. No parking spaces shown proposed along the main drive. The applicant has located the recreational vehicle .a storage for two vehicles to the east at the end of the private drive. It is surrounded by a chain link fence. Some sort of landscaping should be provided to screen this area. 5 . The applicant has provided slightly over a 1/2 acre of active recreation-open space to meet the recreational requirement. Our regulations require either 600 feet per dwelling unit of active recreation-- which would be about 10, 200 sq ft-- or 3,500 sq ft of passive recreation -- which would be about 59,500 sq ft. This area shows a playground and picnic area to the eastern end of the common driveway. The plans do not indicate any access into this open space area. 6 . Building coverage for the site is 19 . 3%;30% allowed. Proposed building heights will not exceed 30 ft. 7 . There is a portion of wetlands located to the easterly most portion of the property. The applicant is not proposing any site work near the regulated wetland area. If this zone change is approved, the site plan will be subject to IWA/CC approval . 8 . Public water and sewer are available to the site from Strong Road. Fred Shaw, Sup't of Water Pollution Control has stated that a sewer detail is needed; will need WPCA approval. The applicant will need "developed acreage" figure for calculation of sewer connection charge (provide to Collector of Revenue) . r must satisfy requirements of Community Systems Regs- P.A. 81-s31 If town will provide refuse/recycling collection services, Town will need owner execute "permission to enter" , and "holdharmless" forms . 9 . The principal street drive will be a 26 ' wide with a loop, 380 ft in length, with three 22' wide accessways off the primary drive. Fire Marshal has reviewed this project and has requested that a turnaround be provided at the eastern end of the drive. It is shown as a gravel drive. 1-6' The traffic study conducted was based on 20 housing units . The number of cars generated would be 191 daily trips . The number of cars expected to leave the site during the am peak hour is 4 and 11 cars exiting the site; during the pm peak hour 13 cars entering the site and 7 cars exiting. The current LOS at the intersection of Nutmeg Road North and Strong road during peak hour traffic is level C or better. With this additional traffic, it is anticipated that this intersection will continue to operate at a LOS C or better. 11 . The Traffic Control Authority has expressed has a serious concern with site lines in both directions on Strong Road. 12 . The Sup't of School has been contacted regarding this proposal and has indicated that future development patterns had been considered by the demographers when projecting future enrollment in the schools . 13 . There is a 25 ft buffer shown around the perimeter of the property. There is a significant number of existing trees on the westerly potion of the site which remain to provide the required buffer. The remainder of the buffer will be supplemented with a mixture of deciduous and evergreen trees . The landscape architect has provided cross-sections of the buffer at five years and maturity and typical for the units . The planning department requests that if and when a site plan is submitted for this application that additional landscaping must include more plantings in the interior of the development to provide screening between units and also provide specifics of the sizes and quantities of the trees proposed all areas . 14 . There are seven different house styles proposed. The Architectural & Design Review Board has reviewed the plans and has made the following recommendation: a. The possibility of extending the road to the east should be investigated to provide for additional space between units 1,2 and 3,4 . Also, screening should be provided between these units. b. Screening should be provided between units 10 and 11 . C. If the zone change/general plan is approved, at the time of site plan application more specific architectural designs, materials to be used, etc. and design of the sign will be required to be submitted to the board for review. If this application is approved, the planning department has the following recommendations�,;„ a_�� � +�_, If any phasing is proposed it should be shown on the plans qn� -4n �w� �t PIIA� 44� (I � 0 " 17 /LAI ell rx,I ll� ("Ovk 0:� r•= d ' IMPACT STATEMENT GREEN ACRES Soutil Windsor ;Manning & Zoning CommiS40 DESIGN RESIDENTIAL ZONE This proposal is for the construction of 16 new, single family residential units on 9.6 acres of land which was pre- viously approved as a three- lot subdivision. The development of this small residential project which results in an in- crease of 14 residential units will have very little impact upon State or Town facilities. Reference is directed to a report prepared by DLS Consulting regarding traffic impact. The site will be serviced by public water and sewers and it is estimated that the fourteen additional single family houses would use approximately 5,600 gallons per day (400 GPD x 14 units) . This amount of water use is almost insignificant. Detention basins are being proposed in the design so that there will be no downstream impact from stormwater run- off. A letter has been forwarded to the Superintendent of Schools regarding the impact of this development on the local school system with a similar letter going to the police and fire departments. Preliminary discussions with the fire department indicate that, with the addition of the fire hy- drants and gravel "turn around", this project would be ac- ceptable. w DLS Consulting Traffic Engineering Services 928 Worthy Street Windsor, Connecticut 0609 n 03) 298-9316 - Marcia Banach May 10, 1993 Director of Planning MAY 10 ioo. Town of South Windsor 1540 Sullivan Avenue South Windsor South Windsor, Connecticut 06074 Planning & Zoning Commis*a Re: Traffic Impact Study Green Acres Zone Change from Zone RR to Zone DRZ Strong Road South Windsor, Connecticut Dear Ms. Banach: Enclosed are 15 copies of a summary traffic report prepared in connection with the above referenced zone change application. The proposed zone change will allow up to 20 single family lots on the site located on the north side of Strong Road between Nutmeg Road North and Burgess Road (see Figure No. 1 - Area Location Plan and Figure No. 2 - Site Plan) . Our study included the following scope of services: review of available count data and accident data from ConnDOT (Connecticut Department of Transportation) in the vicinity of the site; review of existing and proposed geometries; a.m. and p.m. peak period turning movement counts at the Strong Road/Nutmeg Road North intersection; peak hour observations of the Strong Road/U.S. Route 5 intersection; calculation of peak hour traffic generation; distribution of peak hour site traffic; determination of combined traffic volumes; capacity analysis; and, conclusions. The following sections will summarize the findings of our report. Existing Conditions The proposed site abuts industrially zoned property to the west. Consequently, land use west of the site is primarily industrial and commercial. Land use east of the site is primarily residential or undeveloped. Strong Road is a two-lane, east/west connecting roadway between U.S. Route 5 and Route 30 with a posted speed limit of 30 m.p.h. It is approximately 28 feet wide in the vicinity of the proposed site drive and is constructed of bituminous concrete in good condition. Our 7:00 to 9:00 a.m. turning movement counts completed in April, 1993 indicate that the a.m. peak hour occurred from 7:00 to 8:00 a.m. with 238 westbound vehicles and 34 eastbound vehicles at the site. The 3:30 to 5:30 p.m. counts indicate that the p.m. peak hour occurred from 4:00 to 5:00 p.m. with 57 westbound vehicles and 169 eastbound vehicles. DLS Consulting Marcia Banach May 10, 1993 Page Two Nutmeg Road North is a two-lane, north/south roadway connecting Governor's Highway and Strong Road. The a.m. peak hour volumes recorded south of Strong Road were 48 vehicles northbound and 109 vehicles southbound; the p.m. peak hour volumes were 129 vehicles northbound and 57 vehicles southbound. . Nutmeg Road North intersects Strong Road to form a T-intersection with all-way stop control. Strong Road at U.S. Route 5 is signalized. U.S. Route 5 is a north/south arterial with two lanes in each direction separated by a median with left turning lanes provided at signals. ConnDOT recorded the 1987 bi-direction ADT (average daily traffic) at 19,800 vehicles on U.S. Route 5 north of Strong Road. The 1987 a.m. peak hour' was recorded at 535 northbound and 1382 southbound vehicles; the 1987 p.m. peak hour was recorded at 1234 northbound and 758 southbound vehicles. Figure No. 3 shows the existing volumes for the a.m. and p.m. peak hour turning movements. The peak period and ConnDOT count data are attached. A review of the geometrics indicates that adequate pavement widths are available for the required vehicular movements. Site lines were measured from the proposed site drive location on Strong Road and found to be acceptable for the observed travel speeds. The latest three-year accident history was obtained from ConnDOT for Strong Road between Nutmeg Road North and Burgess Road for the period from October 1, 1989 to September 30, 1992 to determine if there were any existing accident trends related to the existing geometry. During the study period, only two accidents occurred in the study area. both accidents were single-vehicle, fixed object type caused by the driver falling asleep (see attached accident experience) . No trends were evident related to the existing geometry. The intersection of Strong Road at Nutmeg Road North was analyzed using the methodology of the 1985 Highway Capacity Manual (HCM) . Level of service (LOS) is a measure of congestion. It ranges from "A" to "F" with "A" indicating no congestion or delay and "F" indicating over capacity operation with congestion and very long delays. Level of service for all-way stop intersections is not specifically defined, however, guidelines are provided in the 1985 HCM to determine whether or not an intersection is operating acceptably overall. The directional split in traffic from the crossing approaches will determine capacity of the intersection and the level of service "C" volume in entering vehicles per hour. DLS Consulting Marcia Banach May 10, 1993 Page Three Tables 10-5 through 10-7 in the 1985 HCM provide the basis for our calculations. The following table summarizes the existing level of service calculations: Existing LOS at the Strong Road/Nutmeg Road North Intersection Peak Total Entering ' Demand LOS licit Hour Vehicles Split Capacity Service Volume V/C A.M. 348 80/20 1300 840 0.27 P.M. 321 50/50 1900 1200 0. 17 As shown in the above table, the Strong Road/ Nutmeg Road North intersection operates at LOS "C" or better with more than 70% of intersection capacity available. Peak hour observations of the U.S. Route 5/Strong Road intersection indicate that, during both the a.m. and p.m. peak hours, there were below average traffic delays with little or no queueing. These observations indicate that the U.S. Route 5/Strong Road intersection currently operates at level of service "C" or better during both peaks. Proposed Conditions The proposed subdivision will consist of up to 20 single family lots. The site generated traffic volumes were calculated using the rates published in 1991 in the reference entitled, Institute of Transportation Engineers Trip generation, 5th Edition. For 20 single family dwelling units, 191 daily trips are anticipated. the a.m. peak hour trip generation will be approximately 15 trips (4 entering, 11 exiting) ; the p.m. peak hour trip generation will be approximately 20 trips (13 entering, 7 exiting) . See the attached summary of trip generation calculations. These trips were distributed to the roadways based on existing travel patterns. Figure No. 4 depicts the distributed site generated traffic volumes for both the a.m. and p.m. peak hours. The distributed site traffic volumes (Figure No. 4 ) were added to the existing volumes (Figure No. 3) to obtain the combined volumes (Figure No. 5) . The combined volume Unsignalized Intersection analysis using the 1985 HCM methodology results in level of service "A" operation during both peak hours at the site drive/Strong Road intersection. See attached capacity calculations. The following table shows the combined level of service calculations at the Strong Road/Nutmeg Road North all-way stop controlled intersection: DLS Consulting Marcia Banach May 10, 1993 Page Four Combined LOS at the Strong Road/Nutmeg Road North Intersection Peak Total Entering Demand LOS licit Hour Vehicles Split Capacity Service Volume V/C A.M. 360 80/20 1300 840 0.28 P.M. 336 50/50 1900 1200 0. 18 As shown above, The Strong Road/Nutmeg Road North intersection will continue to operate at LOS "C" or better with combined volumes during both peaks and ` there will continue to be more than 70% of capacity available. The U.S. Route 5/Strong Road intersection will receive an additional 9 trips during the a.m. peak hour and 11 during the p.m. peak hour. These volumes are negligible relative to the volumes recorded at this intersection. Level of service at this intersection is expected to remain at "C" or better as observed during our peak period counting program. Conclusion Upon careful review of the existing conditions, projected conditions, and the capacity calculations, it is our professional opinion that the development of the subject site as proposed will not have a significant impact on area traffic operations. Should you have any questions concerning this report, please feel free to contact our office. Very truly yours, DLS Consulting t David L. S5pear,, P Principal DLS:eas Attachments cc: Mr. Kevin Reed • DLS Consulting LIST OF ATTACHMENTS FIGURES: No. Description 1 Area location Plan 2 Site Plan 3 Existing Volumes 4 Distributed site Generated Traffic Volumes 5 Combined Volumes COUNT DATA ACCIDENT DATA TRIP GENERATION CALCULATIONS UNSIGNALIZED CAPACITY ANALYSIS E`VI a� aV 4i EosT 'O L 1010 LOEIIA h Q H � 4 V 441 s CEµVAR BAMC r POW SITE 4 a a� J r = e o P vRGfSS e z R TOM c GAN O DK. /r W Gpy f ORs Z N�~K'AY Cdvx£CTKur COS, wv£_ R ti CO`�r RD Hw Nf K,9f � ROy R0 o f- a � o U fQ 6gR@aR IA@fTH S . 2 M'L N0 M�CO�p SO(/TH 0 R0. P v SAT fl- C �-� CD CREEH ACRES Inl W �J � South Windsor, Connecticut vA<<fy Scale: NTS Ro ` Area Location Plan Drawn by DLS �r R0 OLS ConsuitinO Chkd by.EAS s Traffic Engir eering Services Date:4114193 Wins".CT 06095 (203)298-9316 Fig.No. 1 L • � .;�; off' •. s del de V I` jr 40 f ,fly fl GREEN ACRES South Vindsor, Connecticut ScxW NTS / site Pia Drawn by.OLS ! OLS Coming Chkd by:EAS Traffic Deft 4114193 Windsor,CT 06095 (203)298-M 6 Fig.No. 2 24 (91) 381441 Nutmeg Road North 38 (51)—� 101781 167 (44) 71 (13) 0R 34(169) 0 (0) SITE o (0) 238 (57) Strong Road GREEN ACRES South Vindsor, Connecticut Existing Volumes Scale:NTS Drawn by:DLS LEGEND XX(XX)-A.M.Peak Hour(P.M.Peak hour) DLS Consulting Chkd by.EAS Traffic Engineering Services Date: 4/14/93 Windsor.CT 06095 (203)298-9316 Fig.No. 3 2(7J 0101 Nutmeg Road North 0 (01—�� 1 3 7 (4) 2 [1 j 3 [101 0 101 4%—9151 �2[2] . SITE 1 (3) Peak Hour Trip Generation 0101 A.M. P.M. Enter 4 13 Exit 11 7 Total 15 20 Strong Road GREEN ACRES South Windsor, Connecticut Distributed Site Generated Scale:NTS Traffic Volumes prawn by.DLS LEGEND DLS Consulting Chkd by:EAS XX(XX)-A.M.Peak Hour(P.M.Peak hour) Traffic&xjirx ring Services W ndm,CT 06095 Date: 4M 4f�J3 (203PW9316 Fig.No. 4 26 (98j 38 (44) Nutmeg Road No rth 36 (51)—� 11 jai) )—� 174 (48) 73 (14j 31101 34(169) g(5) SITE 1 (3) 238 (57) Strong Road 6REEH ACRES South Windsor, Connecticut Scale.NTS Combined Volumes Drawn by.DLS LEGEHO Chkd by EAS .M XX(XX)-A .Peak Hour(PJ L Peak hour) Consulting Traffic c E Enn gineering Services Date' 4114193 Windsor,CT 06095 (203)298-9316 Fig.No. 5 YEAR-1987 ST A NO 132 71 YE AR 198 7 ST A NC 132 71 �r * STATE OF CONNECTICUT STATE OF CONNECTICUT DEPARTMENT OF TRANSPORTATION DEPARTMENT OF TRANSPORTATION BUREAU OF PLANNING AND RESEARCH BUREAU OF PLANNING AND RESEARCH PLANNING INVENTORY' AND DATA PLANNING INVENTORY* AND DATA 'TRAFFIC RECORDER DATA TRAFFIC RECORDER DATA TOWN OF SO. UINDSOR ROUTE USS DIRECTION N TOWN OF SO. WINDSOR ROUTE US5 DIRECTION S LOC NORTH OF STRONG ROAD LOC NORTH OF STRONG ROAD DAY SUN MON TUES WED THUR FRI SAT DAY SUN MON TUES WED THUR FRI SA T DATE 0 0 0 415 416 0 0 DATE 0 0 0 415 416 0 0 TYPE a TYPE HOUR 1987 ACT = 9700 19800 800 1 HOUR 1987 ADT = 10100 BEGS C�07 f�/YJ BEG MID 0 0 0 0 138 0 0 MID 0 0 0 0 43 0 0 IA 0 0 0 0 42 0 0 1A 0 0 0 0 20 0 0 2A 0 0 0 0 20 0 0 2A 0 0 0 0 29 0 0 3A 0 0 0 0 30 0 0 3A 0 0 0 0 21 0 0 4A 0 0 0 0 33 0 0 4A 0 0 0 0 76 0 0 SA 0 0 0 0 105 0 0 5A 0 0 0 0 190 0 0 6A 0 0 0 0 382 0 0 6A 0 0 0 0 1019 0 .0 7 A 0 0 0 535 0 0 . 0 7 A 0 0 0 1 382 0 0 0 8A 0 0 0 479 0 0 0 8A 0 0 0 825 0 0 0 9A 0 0 0 376 0 0 0 9A 0 0 0 501 0 0 0 10A 0 0 0 535 0 0 0 l0A 0 0 0 451 0 0 0 11A 0 0 0 531 0 0 0 11A 0 0 0 465 0 0 0 12P 0 0 0 616 0 0 0 12P 0 0 0 586 0 0 0 1 P 0 0 0 568 - 0 0 0 1 P 0 0 0 595 0 0 0 2P 0 11 0 659 0 0 0 2P 0 0 0 595 0 0 0 3P 0 0 0 931 0 0 0 3P 0 0 0 717 0 0 0 4 P 0 0 0 1234 0 0 0 4P 0 0 0 758 0 0 0 5P 0 0 0 1147 0 0 0 5P 0 0 0 620 0 0 0 6P 0 0 0 533 0 0 0 6P 0 0 0 444 0 0 0 7P 0 0 0 359 0 0 0 7P 0 0 0 346 0 0 0 8P 0 0 0 253 0 0 0 8P 0 0 0 268 0 0 0 9P 0 0 0 220 0 0 0 9P 0 0 0 166 0 0 0 lop 0 0 0 135 0 0 0 lop 0 0 0 159 0 0 0 11P 0 0 0 119 0 0 0 lip 0 0 0 110 0 0 0 TOT 0 0 0 9230 750 0 0 TOT 0 0 0 8987 1398 0 0 RECORDER 0 24 HR - 9 980 G - 4 RECORDER 0 24 HR = 10 385 G - 4 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILE: STRONGAM E-W STREET: Strong Road WEATHER : rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- Time From North From East From South From West Vehicle Begin RT THRU LT RT THRU LT RT THRU LT RT THRU LT Total ---------------------------------------------------------------------------------------------------------------------------------- 7:00 AM 0 0 0 0 42 21 2 0 4 11 9 0 89 7:15 0 0 0 0 39 16 1 0 15 11 6 0 88 7:30 0 0 0 0 41 20 1 0 9 9 5 0 85 7:45 0 0 0 0 45 14 6 0 10 7 4 0 86 HR TOTAL 0 0 0 0 167 71 10 0 38 38 24 0 348 8:00 AM 0 0 0 0 39 14 2 0 8 12 8 0 83 8:15 0 0 0 0 14 5 3 0 9 13 5 0 49 8:30 0 0 0 0 9 5 5 0 9 6 9 0 43 8:45 0 0 0 0 15 6 4 0 4 8 8 0 45 HR TOTAL 0 0 0 0 77 30 14 0 30 39 30 0 220 ---------------------------------------------------------------------------------------------------------------------------------- DAY TOTAL 0 0 0 0 244 101 24 0 68 77 54 0 568 PEAR PERIOD ANALYSIS FOR THE PERIOD: 7:00 AM - 9:00 AM DIRECTION START PEAR HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAR HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 12s00 AM 0.00 0 0 0 0 0 0 0 East 7:00 AM 0.94 0 167 71 238 0 70 30 South 7:15 AM 0.81 10 0 42 52 19 0 81 West 8:00 AM 0.86 39 30 0 69 57 43 0 Entire Intersection North 7:00 AM 0.00 0 0 0 0 0 0 0 East 0.94 0 167 71 238 0 70 30 South 0.75 10 0 38 48 21 0 79 West 0.77 38 24 0 62 61 39 0 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILE: STRONGAM E-W STREET: Strong Road WEATHER : rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- PEAR PERIOD ANALYSIS FOR THE PERIOD: 7:00 AM - 9:00 AM DIRECTION START PEAR HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAR HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 7:00 AM 0.00 0 0 0 0 0 0 0 East 700 AM 0.94 0 167 71 238 0 70 30 South 7:15 AM 0.81 10 0 42 52 19 0 81 West 8:00 AM 0.86 39 30 0 69 57 43 0 Entire Intersection North 7:00 AM 0.00 0 0 0 0 0 0 0 East 0.94 0 167 71 238 0 70 30 South 0.75 10 0 38 48 21 0 79 West 0.77 38 24 0 62 61 39 0 I I...I Nutmeg Road North I...I N I ----------------- I . I W-+-E I I I I............I S I I I I............I I I I I............I I I I I.. 0 ...I I 0 1 0 1 0 I............I ------------------* *------------------ .................. I I .................. ---- 0 ---- -- 0 .......... 205 - I .................. I ------------------ ... Strong Road 238 167 ------------------ I ------------------ I 0 -- -- 71 I - I ------------------ ----------------- 24 62 Strong Road ... ------------------ I .................. I 34 .......... 38 -- ---- 48 ---- .................. II .................. ------------------* *------------------ I............I 38 I 0 I 10 I 1.. 109 ...I I I I I............I I I I I............I I ! I I............I I I I I...I I I...I Nutmeg Road North I I...I ----------------- I DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILE: STRONGPN E-W STREET: Strong Road WEATHER z rain Primary Movements: Vehicles DATE: 4/01/93 -----------------------------------------------------..____-__-------------_--------------------------------------------------- Time From North From East From South From West Vehicle Begin RT THRU LT RT THRU IT RT THRU LT RT THRU IT Total ---------------------------------------------------------------------------------------------------------------------------------- 3:30 0 0 0 0 11 3 16 0 21 2 19 0 72 3:45 0 0 0 0 9 3 15 0 10 7 26 0 70 HR TOTAL 0 0 0 0 20 6 31 0 31 9 45 0 142 4:00 PM 0 0 0 0 10 1 16 0 15 16 23 0 81 4:15 0 0 0 0 14 6 11 0 6 14 22 0 73 4:30 0 0 0 0 10 5 15 0 17 5 16 0 68 4:45 0 0 0 0 10 1 36 0 13 9 30 0 99 HR TOTAL 0 0 0 0 44 13 78 0 51 44 91 0 321 5:00 PM 0 0 0 0 5 1 20 0 8 5 21 0 60 5:15 0 0 0 0 8 4 15 0 13 7 28 0 75 DAY TOTAL 0 0 0 0 77 24 144 0 103 65 185 0 598 PEAK PERIOD ANALYSIS FOR THE PERIOD: 3:30 PM - 5:30 PM DIRECTION START PEAK HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAK HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 4:00 PM 0.00 0 0 0 0 0 0 0 East 3:45 PH 0.73 0 43 15 58 0 74 26 South 4:30 PM 0.70 86 0 51 137 63 0 37 West 4:00 PM 0.87 44 91 0 135 33 67 0 Entire Intersection North 4:00 PM 0.00 0 0 0 0 0 0 0 East 0.71 0 44 13 57 0 77 23 South 0.66 78 0 51 129 60 0 40 West 0.87 44 91 0 135 33 67 0 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGES 1 N-S STREET: Nutmeg Road North FILE: STRONGPM E-W STREET: Strong Road WEATHER s rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- PEAK PERIOD ANALYSIS FOR THE PERIOD: 3:30 PM - 5:30 PM DIRECTION START PEAK HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAK HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 12:00 AM 0.00 0 0 0 0 0 0 0 East 3:45 PM 0.73 0 43 15 58 0 74 26 South 4:30 PM 0.70 86 0 51 137 63 0 37 West 4:00 PM 0.87 44 91 0 135 33 67 0 Entire Intersection North 4:00 PM 0.00 0 0 0 0 0 0 0 East 0.71 0 44 13 57 0 77 23 South 0.66 78 0 51 129 60 0 40 West 0.87 44 91 0 135 33 67 0 i I...I INutmeg Road North I...I N I ----------------- ...I W-+-E I I I I............I S I I I I............I I I I I............I i I I 1-. 0 ... 10 I 0 I " 0 I............I ------------------* *------------------ .................. I .................. ---- 0 ---- -- 0 .......... 95 .................. I ------------------ ... Strong Road 57 44 ------------------ I ------------------ I 0 __ -- 13 ------------------ 1 ------------------ 91 135 Strong Road ... ------------------ 1 .................. I169 .......... 44 -- ---- 129 ---- .................. II .................. ------------------* *------------------ I............I 51 I 0 178 I 1•• 57 ... I............I I I I I............I I 1 I I............I I 1 1 1...I I I"•1 Nutmeg Road North 1 I . I ----------------- I l CONNECTICUT DEPARTMENT OF TRANSPORTATION ACCIDENT EXPERIENCE TOWN OF S WINDSOR ROAD NUMB-ER 01500 LOCATION 001.54 002.06 0PREPAREO 03 31 93 PERIOD FROM 10 01 89 TO 09 30 92 MON OA LIGHT SURF COLLISION INJURIES RAMP TOT MILEAGE ALPHA DE5CRIPTION Of ACC. LOCATION ROWY. FACT. ««CASE *a«DAY ««** HOUR R««*«*OND«««**O8 ON 0150 BET 0168 0000 0189 0000 BET NUTMEG RD NORTH If BURGESS RD � ON STRONG RD 001.57 50 FT W OF BURGESS RD RJ NONE 163979 MON NOV 12 90 1449 OAYLT DRY CLEAR fIXEO 08J _ C 1 DRIVER FELL ASLEEP 1 ES TRUCK ST VEHICLE GOING STRAIGHT Off RD RIGHT ON 0150 BET 0168 STRUCK TREE OFF RD RIGHT I�NO TREE 0000 0189 0000 ON STRONG RD BET NUTMEG RD NORTH i AND BURGESS RD If 15228T FRI NOV 03 89 2345 UNKNOWN DRY CLEAR FIXED OB 001.94 0.1 MI E OF NUTMEG RD SO MW NONE DRIVER FELL ASLEEP WB TRUCK ST VEHICLE GOING STRAIGHT C� STRUCK GUIDE RAIL OFF RD RIGHT AND FIRE HYD OFF RD RIGHT Q L) C Green Acres - Strong Road SUMMARY OF TRIP GENERATION CALCULATION FOR 20 DWELLING UNITS OF SINGLE FAMILY DWELLINGS 4/14/93 DRIVE AVERAGE STANDARD ADJUSTMENT WAY RATE DEVIATION FACTOR VOLUME AVG WKDY 2-WAY VOL 9.55 3.66 1.00 191 7-9 AM PK HR ENTER 0. 19 0.00 1.00 4 7-9 AM PK HR EXIT 0.55 0.00 1.00 11 7-9 AM PK HR TOTAL 0.74 0.90 1.00 15 4-6 PM PK HR ENTER 0.66 0.00 1.00 13 4-6 PM PK HR EXIT 0.35 0.00 1.00 7 4-6 PM PK HR TOTAL 1.01 1.05 1.00 20 SATURDAY 2-WAY VOL 10. 19 3.65 1.00 204 PK HR ENTER 0.52 0.00 1.00 10 PK HR EXIT 0.44 0.00 1.00 9 PK HR TOTAL 0.96 1.00 1.00 19 SUNDAY 2-WAY VOL 8.78 3.36 1.00 176 PK HR ENTER 0.44 0.00 1.00 9 PK HR EXIT 0.44 0.00 1.00 9 PK HR TOTAL 0.89 0.96 1.00 18 Note: A zero rate indicates no rate data available Source: Institute of Transportation Engineers Trip Generation, 5th Edition, 1991. TRIP GENERATION BY MICROTRANS 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET. . 30 PEAK HOUR FACTOR. . . . . . . . . . . . . . . . . . . . . .9 AREAPOPULATION. . . . . . . . . . . . . . . . . . . . . . 150000 NAME OF THE EAST/WEST STREET. . . . . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . . . . Site Drive NAME OF THE ANALYST. . . . . . . . . . . . . . . . . . DLS DATE OF THE ANALYSIS (mm/dd/yy) . . . . . . 4/14/93 TIME PERIOD ANALYZED. . . . . . . . . . . . . . . . . A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes INTERSECTION TYPE AND CONTROL ----------------------------------------------------- INTERSECTION TYPE: T-INTERSECTION MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE SOUTHBOUND: STOP SIGN TRAFFIC VOLUMES ---------------------------------------------------- EB WB NB SB LEFT 3 0 -- 2 THRU 34 238 -- 0 RIGHT 0 1 -- 9 NUMBER OF LANES --------------------------------------------------- EB WB NB SB LANES 1 ADJUSTMENT FACTORS Page-2 --------------------------------------------------------------------- PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ------- ---------- ---------------- ----------------- EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND ----- --- --- - SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ----------- ------------- ------------- EASTBOUND 0 0 0 WESTBOUND 0 0 0 NORTHBOUND --- --- --- SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- -------- ----------- ------------ MINOR RIGHTS SB 5.50 5.50 0.00 5.50 MAJOR LEFTS EB 5.00 5.00 0.00 5.00 MINOR LEFTS SB 6.50 6.50 0.00 6.50 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes CAPACITY AND LEVEL-OF-SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c p M SH R SH(pcph) c (pcph) c (pcph) c = c - v LOS ------- -------- --------- ------------ ------------ --- MINOR STREET SB LEFT 2 630 629 > 629 > 626 > A > 781 > 767 >A RIGHT 11 825 825 > 825 > 814 > A MAJOR STREET EB LEFT 4 923 923 923 919 A IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET. . 30 PEAKHOUR FACTOR. . . . . . . . . . . . . . . . . . . . . .8 AREAPOPULATION. . . . . . . . . . . . . . . . . . . . . . 150000 NAME OF THE EAST/WEST STREET. . . . . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . . . . Site Drive NAMEOF THE ANALYST. . . . . . . . . . . . . . . . . . DLS DATE OF THE ANALYSIS (mm/dd/yy) . . . . . . 4/14/93 TIME PERIOD ANALYZED. . . . . . . . . . . . . . . . . P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T-INTERSECTION MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE SOUTHBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT 10 0 -- 2 THRU 169 57 -- 0 RIGHT 0 3 -- 5 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------ ------- ------- LANES 1 1 -- 1 J ADJUSTMENT FACTORS Page-2 --------------------------------------------------------------------- PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ------- ---------- ---------------- ----------------- EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND ----- --- --- - SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- $ SU TRUCKS COMBINATION AND RV'S VEHICLES % MOTORCYCLES ----------- ------------- ------------- EASTBOUND 0 0 0 WESTBOUND 0 0 0 NORTHBOUND --- --- --- SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- -------- ----------- ------------ MINOR RIGHTS SB 5.50 5.50 0.00 5.50 MAJOR LEFTS EB 5.00 5.00 0.00 5.00 MINOR LEFTS SB 6.50 6.50 0.00 6.50 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes CAPACITY AND LEVEL-OF-SERVICE Page-3 POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R ' SH ------- -------- --------- -----=------ ------------ --- MINOR STREET SB LEFT 3 638 632 > 632 > 630 > A > 856 > 846 >A RIGHT 7 996 996 > 996 > 989 > A MAJOR STREET EB LEFT 14 1000 1000 1000 986 A IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes l0,0 LETTER OF TRANSMITTAL v ��NOSOR•CO��� PLANNING DEPARTMENT TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 �� N ( 203) 644-2511 DATE 3 T0: RECEIVED MAY 1 1 1993 4 Town of South Windsor Engineering S 6 Uept. WE ARE SENDING YOU: P & Z initial plans Drainage comps P & Z final plans Bond estimate requests Inland Wetlands plans Bond reduction requests Final plans for filing Change order form other Correspondence /17I93 Copies Appl. No. Pro ect - S THESE ARE TRANSMITTED as checked below: �( For review and comment For your file For your use Returned with revisions As requested Other PLEASE RETURN/COMMENT BY: COMMENTS: r Copy to: From: IMPACT STATEMENT � n i 1 93 GREEN ACRES South Windsor DESIGN RESIDENTIAL ZONE Planning & Zoning CommissioA This proposal is for the construction of 16 new, single family residential units on 9.6 acres of land which was pre- viously approved as a three- lot subdivision. The development of this small residential project which results in an in- crease of 14 residential units will have very little impact upon State or Town facilities. Reference is directed to a report prepared by DLS Consulting regarding traffic impact. The site will be serviced by public water and sewers and it is estimated that the fourteen additional single family houses would use approximately 5,600 gallons per day (4400 GPD x 14 units) . This amount of water use is almost insignificant. Detention basins are being proposed in the design so that there will be no downstream impact from stormwater run- off. A letter has been forwarded to the Superintendent of Schools regarding the impact of this development on the local school system with a similar letter going to the police and fire departments. Preliminary discussions with the fire department indicate that, with the addition of the fire hy- drants and gravel "turn around", this project would be ac- ceptable. 00 9 �0 EV 7 �943 V 11 s'dh' r � TaVjrt���n��rrr•g w DLS Consulting Traffic Engineering Services 928 Worthy Street Windsor, Connecticut 060 A/;bTj 203) 298-9316 May 10, 1993 fir' Marcia Banach MAY 10 im Director of Planning Town of South Windsor South Windsor 1540 Sullivan Avenue g & Zoning g South Windsor, Connecticut 06074 Commissiod Re: Traffic Impact Study Green Acres Zone Change from Zone RR to Zone DRZ Strong Road South Windsor, Connecticut Dear Ms. Banach: Enclosed are 15 copies of a summary traffic report prepared in connection with the above referenced zone change application. The proposed zone change will allow up to 20 single family lots on the site located on the north side of Strong Road between Nutmeg Road North and Burgess Road (see Figure No. 1 - Area Location Plan and Figure No. 2 - Site Plan) . Our study included the following scope of services: review of available count data and accident data from ConnDOT (Connecticut Department of Transportation) in the vicinity of the site; review of existing and proposed geometries; a.m. and p.m. peak period turning movement counts at the Strong Road/Nutmeg Road North intersection; peak hour observations of the Strong Road/U.S. Route 5 intersection; calculation of peak hour traffic generation; distribution of peak hour site traffic; determination of combined traffic volumes; capacity analysis; and, conclusions. The following sections will summarize the findings of our report. Existing Conditions The proposed site abuts industrially zoned property to the west. Consequently, land use west of the site is primarily industrial and commercial. Land use east of the site is primarily residential or undeveloped. Strong Road is a two-lane, east/west connecting roadway between U.S. Route 5 and Route 30 with a posted speed limit of 30 m.p.h. It is approximately 28 feet wide in the vicinity of the proposed site drive and is constructed of bituminous concrete in good condition. Our 7:00 to 9:00 a.m. turning movement counts completed in April, 1993 indicate that the a.m. peak hour occurred from 7:00 to 8:00 a.m. with 238 westbound vehicles and 34 eastbound vehicles at the site. The 3:30 to 5:30 p.m. counts indicate that the p.m. peak hour occurred from 4:00 to 5:00 p.m. with 57 westbound vehicles and 169 eastbound vehicles. DLS Consulting Marcia Banach May 10, 1993 Page Two Nutmeg Road North is a two-lane, north/south roadway connecting Governor's Highway and Strong Road. The a.m. peak hour volumes recorded south of Strong Road were 48 vehicles northbound and 109 vehicles southbound; the p.m. peak hour volumes were 129 vehicles northbound and 57 vehicles southbound. Nutmeg Road North intersects Strong Road to form a T-intersection with all-way stop control. Strong Road at U.S. Route 5 is signalized. U.S. Route 5 is a north/south arterial with two lanes in each direction separated by a median with left turning lanes provided at signals. ConnDOT recorded the 1987 bi-direction ADT (average daily traffic) at 19,800 vehicles on U.S. Route 5 north of Strong Road. The 1987 a.m. peak hour was recorded at 535 northbound and 1382 southbound vehicles; the 1987 p.m. peak hour was recorded at 1234 northbound and 758 southbound vehicles. Figure No. 3 shows the existing volumes for the a.m. and p.m. peak hour turning movements. The peak period and ConnDOT count data are attached. A review of the geometrics indicates that adequate pavement widths are available for the required vehicular movements. Site lines were measured from the proposed site drive location on Strong Road and found to be acceptable for the observed travel speeds. The latest three-year accident history was obtained from ConnDOT for Strong Road between Nutmeg Road North and Burgess Road for the period from October 1, 1989 to September 30, 1992 to determine if there were any existing accident trends related to the existing geometry. During the study period, only two accidents occurred in the study area. both accidents were single-vehicle, fixed object type caused by the driver falling asleep (see attached accident experience) . No trends were evident related to the existing geometry. The intersection of Strong Road at Nutmeg Road North was analyzed using the methodology of the 1985 Highway Capacity Manual (HCM) . Level of service (LOS) is a measure of congestion. It ranges from "A" to "F" with "A" indicating no congestion or delay and "F" indicating over capacity operation with congestion and very long delays. Level of service for all-way stop intersections is not specifically defined, however, guidelines are provided in the 1985 HCM to determine whether or not an intersection is operating acceptably overall. The directional split in traffic from the crossing approaches will determine capacity of the intersection and the level of service "C" volume in entering vehicles per hour. DLS Consulting Marcia Banach May 10, 1993 Page Three Tables 10-5 through 10-7 in the 1985 HCM provide the basis for our calculations. The following table summarizes the existing level of service calculations: Existing LOS at the Strong Road/Nutmeg Road North Intersection Peak Total Entering ' Demand LOS "C" Hour Vehicles Split Capacity Service Volume V/C A.M. 348 80/20 1300 840 0.27 P.M. 321 50/50 1900 1200 0. 17 As shown in the above table, the Strong Road/ Nutmeg Road North intersection operates at LOS "C" or better with more than 70% of intersection capacity available. Peak hour observations of the U.S. Route 5/Strong Road intersection indicate that, during both the a.m. and p.m. peak hours, there were below average traffic delays with little or no queueing. These observations indicate that the U.S. Route 5/Strong Road intersection currently operates at level of service "C" or better during both peaks. Proposed Conditions The proposed subdivision will consist of up to 20 single family lots. The site generated traffic volumes were calculated using the rates published in 1991 in the reference entitled, Institute of Transportation Engineers Trip generation, 5th Edition. For 20 single family dwelling units, 191 daily trips are anticipated. the a.m. peak hour trip generation will be approximately 15 trips (4 entering, 11 exiting) ; the p.m. peak hour trip generation will be approximately 20 trips (13 entering, 7 exiting) . See the attached summary of trip generation calculations. These trips were distributed to the roadways based on existing travel patterns. Figure No. 4 depicts the distributed site generated traffic volumes for both the a.m. and p.m. peak hours. The distributed site traffic volumes (Figure No. 4) were added to the existing volumes (Figure No. 3) to obtain the combined volumes (Figure No: 5) . The combined volume Unsignalized Intersection analysis using the 1985 HCM methodology results in level of service "A" operation during both peak hours at the site drive/Strong Road intersection. See attached capacity calculations. The following table shows the combined level of service calculations at the Strong Road/Nutmeg Road North all-way stop controlled intersection: DLL Consulting Marcia Banach May 10, 1993 Page Four Combined LOS at the Strong Road/Nutmeg Road North Intersection Peak Total Entering Demand LOS "C" Hour Vehicles Split Capacity Service Volume V/C A.M. 360 80/20 1300 840 0.28 P.M. 336 50/50 1900 1200 0.18 As shown above, The Strong Road/Nutmeg Road North intersection ' will continue to operate at LOS "C" or better with combined volumes during both peaks and ' there will continue to be more than 70% of capacity available. The U.S. Route 5/Strong Road intersection will receive an additional 9 trips during the a.m. peak hour and 11 during the p.m. peak hour. These volumes are negligible relative to the volumes recorded at this intersection. Level of service at this intersection is expected to remain at "C" or better as observed during our peak period counting program. Conclusion Upon careful review of the existing conditions, projected conditions, and the capacity calculations, it is our professional opinion that the development of the subject site as proposed will not have a significant impact on area traffic operations. Should you have any questions concerning this report, please feel free to contact our office. Very truly yours, DLS Consulting t David L. pear, P Principal DLS:eas Attachments cc: Mr. Kevin Reed DLS Consulting LIST OF ATTACHMENTS FIGURES: No. Description 1 Area location Plan 2 Site Plan 3 Existing Volumes 4 Distributed site Generated Traffic Volumes 5 Combined Volumes COUNT DATA ACCIDENT DATA TRIP GENERATION CALCULATIONS UNSIGNALIZED CAPACITY ANALYSIS ELEM""71 \ 4 C EISt MLL •� = N. 4 ff ' 4 V O 1 - N N►Ro CEµ ep BAMC T POW 1 R�YA� SITE TR 1113a r � r c eYRcfSS e� o z cc fN� R TOM O GAR O Cr t� W coy f � �1►0 tog? 'S 2 hK'AY CONNECTICUT COb AVE. R ti Cp`�Y Rp Ix HWY Nike � £RRY RO• o f- a � fti R4ReA 2geFTN ST ND O R Pp O(p SST/ Z � RO. ✓ f�liTf C W CREEK ACRES South Windsor, Connecticut �qc fr NTS Area Location Plan Ro. Drawn by.DLS �r Ro OLS Consulting Q*d by.EAS Traffic Engineering Services Date.4114193 V*idsor,CT 06095 (203)298-9316 Fig.No. 1 . ss 1% ::J v ' ��• \I r GREEN ACRES South Vindsor, Connecticut Sole:NTS J \ Site Plan 1 ;, Drawn by.DLS OLS Consulting Chkd by:EAS Traftia Erminaering Services Date: 4114M VVfndsor.CT (2M)298-M B Fig.No. 2 24 (91] 38 (44j Nu Road North Nutmeg 38 (51) 10 Vol 167 (44) 71 (131 0 (Oj 34(169J 0 (O( SITE o (Ol 2381571 Strong Road CREEK ACRES South Windsor, Connecticut Existing Volumes Scale.NTS Drawn by:DLS LEGEND XX(XX)-A.M.Peak Hour(PJYL Peak hour) DLS Consulting Chkd by.PAC Traffic Engineering Services Date: 4114193 Wndsor,CT 06095 (203)298-9316 Fig.No. 3 2 (7) 0 (0) Nutmeg Road North 0 (0)—0,- 13 T t )—� 4) 2 (1) 3 (10) 0101 �--9(5) 2(2) SITE 1 (3) Peak Hour Trip Generation 0 (0) A.M. P.M. Enter 4 13 Exit 11 7 Total 15 20 Strong Road GREEN ACRES South Vindsor, Connecticut Distributed Site Generated Scale:NTS Traffic Volumes prawn by.DLS LEGEHD XX(XX)-A.M.Peak Hour(P.M.Peak hour) OL Consulting Chkd by EAS Traffic Engineering Services Date: 4114J93 Windsor,CT 06095 (203)298-9316 Fig.No. 4 nNm+ 26 (98j 38 (44j Nutmeg Road North 38 (51)—T 11 [oil , 1174 (481 73 (141 3 (101 34(169j 04—9 (5) 2[2] SITE 1 (3) 238 (57j Strong Road GREEN ACRES South Windsor, Connecticut Scale:NTS Combined Volumes Drawn by:DLS LEGEND XX(XX)-A.M.Peak Hour(P.M.Peak hour) DLS Consulting Chkd by.EAS Traffic Enovewing Services Date: 4/14/993 YVindsor,CT 06095 (203)298-9316 Fig.No. 5 YEAR-1987 ST A NO 132 71 ; YE AR 198 7 ST A NC 132 71 ;� * STATE OF CONNECTICUT STATE OF CONNECTICUT DEPARTMENT OF TRANSPORTATION DEPARTMENT OF TRANSPORTATION BUREAU OF PLANNING AND RESEARCH BUREAU OF PLANNING AND RESEARCH PLANNING INVENTORY• AND DATA PLANNING INVENTORY• AND DATA TRAFFIC RECORDER DATA TRAFFIC RECORDER DATA TOWN OF SO. UINDSOR ROUTE USS DIRECTION N TOWN OF S0. WINDSOR ROUTE US5 DIRECTION S LOC NORTH OF STRONG ROAD LOC NORTH OF STRONG ROAD DAY SUN MON TUES WED THUR FRI SAT DAY SUN MON TUES WED THUR FRI SA'T DATE 0 0 0 415 416 0 0 DATE 0 0 0 415 416 0 0 TYPE TYPE HOUR 1987 ADT = 9700 98C)o 1 HOUR 1987 ADT = 10100 BEG (-30-h(s, �1Y, BEG # aasx�aa MID 0 0 0 0 138 0 p MID 0 0 0 0 43 0 0 lA 0 0 0 0 42 0 0 lA 0 0 0 0 20 0 0 2A 0 0 0 0 20 0 0 2A 0 0 0 0 29 0 0 3A 0 0 0 0 30 0 p 3A 0 0 0 0 21 0 0 4A 0 0 0 0 33 0 p 4A 0 0 0 0 76 0 0 5A 0 0 0 0 105 0 0 5A 0 0 0 0 190 0 0 6A 0 0 0 0 382 0 0 6A 0 0 0 0 1019 0 0 7A 0 0 0 535 0 0 p 7A 0 0 0 1382 0 0 0 8A 0 0 0 479 0 0 0 8A 0 0 0 825 0 0 0 9A 0 0 0 376 0 0 0 9A 0 0 0 501 0 0 0 IDA 0 0 0 535 0 0 0 10A 0 0 0 451 0 0 0 1 1 A 0 0 0 531 0 0 0 11 A 0 0 0 465 0 0 0 12P 0 0 0 616 0 0 0 12P 0 0 0 586 0 0 0 1P 0 0 0 568 - 0 0 0 1P 0 0 0 595 0 0 0 2P 0 0 0 659 0 0 0 2P 0 0 0 595 0 0 0 3P 0 0 0 931 0 0 0 3P 0 0 0 717 0 0 0 4P 0 0 0 1234 0 0 0 4P 0 0 0 758 0 0 0 5P 0 0 0 .1147 0 0 0 5P 0 0 0 620 0 0 0 6P 0 0 0 533 0 0 0 6P 0 0 0 444 0 0 0 7P 0 0 0 359 0 0 0 7P 0 0 0 346 0 0 0 8P 0 0 0 253 0 0 0 8P 0 0 0 268 0 0 D 9P 0 0 0 220 0 0 0 9P 0 0 0 166 0 0 0 lop 0 0 0 135 0 0 0 lop 0 0 0 15g 0 0 0 11P 0 0 0 119 0 0 0 11P 0 0 0 110 0 0 0 TOT 0 0 0 9230 750 0 0 TOT 0 0 0 8987 1398 0 0 RECORDER 0 24 HR = 9 980 G - 4 RECORDER 0 24 HR = 10 385 G - 4 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILE: STRONGAM E-W STREET: Strong Road WEATHER : rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- Time From North From East From South From West Vehicle Begin RT THRU IT RT THRU IT RT THRU LT RT THRU IT Total ---------------------------------------------------------------------------------------------------------------------------- 7:00 AM 0 0 0 0 42 21 2 0 4 11 9 0 89 7:15 0 0 0 0 39 16 1 0 15 11 6 0 88 7:30 0 0 0 0 41 20 1 0 9 9 5 0 85 7:45 0 0 0 0 45 14 6 0 10 7 4 0 86 HR TOTAL 0 0 0 0 167 71 10 0 38 38 24 0 348 8:00 AM 0 0 0 0 39 14 2 0 8 12 8 0 83 8:15 0 0 0 0 14 5 3 0 9 13 5 0 49 8:30 0 0 0 0 9 5 5 0 9 6 9 0 43 8:45 0 0 0 0 15 6 4 0 4 8 8 0 45 HR TOTAL 0 0 0 0 77 30 14 0 30 39 30 0 220 ---------------------------------------------------------------------------------------------------------------------------------- DAY TOTAL 0 0 0 0 244 101 24 0 68 77 54 0 568 PEAR PERIOD ANALYSIS FOR THE PERIOD: 7:00 AM - 9:00 AM DIRECTION START PEAR HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAR HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 12:00 AM 0.00 0 0 0 0 0 0 0 East 7:00 AM 0.94 0 167 71 238 0 70 30 South 7:15 AM 0.81 10 0 42 52 19 0 81 West 8:00 AM 0.86 39 30 0 69 57 43 0 Entire Intersection North 7:00 AM 0.00 0 0 0 0 0 0 0 East 0.94 0 167 71 238 0 70 30 South 0.75 10 0 38 48 21 0 79 West 0.77 38 24 0 62 61 39 0 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILES STRONGAM E-W STREET: Strong Road WEATHER : rain Primary Movements: Vehicles DATES 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- PEAR PERIOD ANALYSIS FOR THE PERIOD: 7:00 AM - 9:00 AM DIRECTION START PEAR HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAK HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 7:00 AM 0.00 0 0 0 0 0 0 0 East 7:00 AM 0.94 0 167 71 238 0 70 30 South 7:15 AM 0.81 10 0 42 52 19 0 81 West 8:00 AM 0.86 39 30 0 69 57 43 0 Entire Intersection North 7:00 AM 0.00 0 0 0 0 0 0 0 East 0.94 0 167 71 238 0 70 30 South 0.75 10 0 38 48 21 0 79 West 0.77 38 24 0 62 61 39 0 I I•••I INutmeg Road North I...I N I ----------------- I I W-+-E I............+ S I I I............I II............I I I I 1•- 0 •••I I 0 I 0 0 I............I ------------------+ +------------------ .................. I .................. ---- 0 ---- -- 0 .......... 205 I I ------------------ ... Strong Road 238 167 ------------------ I ------------------ i 0 -- -- 71 ( ------------------ I ------------------ 24 62 Strong Road ... ------------------ I .................. I 34 .......... 38 -- ---- 48 ---- .................. II .................. ------------------« *------------------ �............I 38 ( 0 ( 10 I.. 109 ...I I ............I I............I I I I I .......... I I...I I I...I Nutmeg Road North I �...I ----------------- I DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGE: 1 N-S STREET: Nutmeg Road North FILE: STRONGPM E-W STREET: Strong Road WEATHER rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- Time From North From East From South From West Vehicle Begin RT THRU IT RT THRU IT RT THRU IT RT THRU LT Total ---------------------------------------------------------------------------------------------------------------------------------- 3:30 0 0 0 0 11 3 16 0 21 2 19 0 72 3:45 0 0 0 0 9 3 15 0 10 7 26 0 70 HR TOTAL 0 0 0 0 20 6 31 0 31 9 45 0 142 4:00 PM 0 0 0 0 10 1 16 0 15 16 23 0 81 4:15 0 0 0 0 14 6 11 0 6 14 22 0 73 4:30 0 0 0 0 10 5 15 0 17 5 16 0 68 4:45 0 0 0 0 10 1 36 0 13 9 30 0 99 HR TOTAL 0 0 0 0 44 13 78 0 51 44 91 0 321 5:00 PM 0 0 0 0 5 1 20 0 8 5 21 0 60 5:15 0 0 0 0 8 4 15 0 13 7 28 0 75 ---------------------------------------------------------------------------------------------------------------------------------- DAY TOTAL 0 0 0 0 77 24 144 0 103 65 185 0 598 PEAK PERIOD ANALYSIS FOR THE PERIOD: 3:30 PM - 5:30 PM DIRECTION START PEAK HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAK HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 4:00 PM 0.00 0 0 0 0 0 0 0 East 3:45 PM 0.73 0 43 15 58 0 74 26 South 4:30 PM 0.70 86 0 51 137 63 0 37 West 4:00 PM 0.87 44 91 0 135 33 67 0 Entire Intersection North 4:00 PM 0.00 0 0 0 0 0 0 0 East 0.71 0 44 13 57 0 77 23 South 0.66 78 0 51 129 60 0 40 West 0.87 44 91 0 135 33 67 0 DLS CONSULTING TURNING MOVEMENT COUNT Site Code : 1 PAGEt 1 N-S STREET: Nutmeg Road North FILE: STRONGPM .E-W STREET: Strong Road WEATHER t rain Primary Movements: Vehicles DATE: 4/01/93 ---------------------------------------------------------------------------------------------------------------------------------- PEAR PERIOD ANALYSIS FOR THE PERIOD: 3:30 PM - 5:30 PM DIRECTION START PEAK HR ........ VOLUMES ........ .... PERCENTS ... FROM PEAR HOUR FACTOR Right Thru Left Total Right Thru Left ----------------------------------------------------------------------------------------------- North 12:00 AM 0.00 0 0 0 0 0 0 0 East 3:45 PM 0.73 0 43 15 58 0 74 26 South 4:30 PM 0.70 86 0 51 137 63 0 37 West 4:00 PM 0.87 44 91 0 135 33 67 0 Entire Intersection North 4:00 PM 0.00 0 0 0 0 0 0 0 East 0.71 0 44 13 57 0 77 23 South 0.66 78 0 51 129 60 0 40 West 0.87 44 91 0 135 33 67 0 I I...I INutmeg Road North I...I N I ----------------- I...i W-+-E I I I I............I S I I I I............I I............I I 1 I 1-- 0 ... 10 I 0 I 0 I............I ------------------* *------------------ I I .................. ---- 0 ---- -- 0 .......... 95 I I ------------------ ... Strong Road 57 44 ------------------ I ------------------ i 0 __ -- 13 - i ------------------ ----------------- 91 135 Strong Road ... ------------------ I .................. I 169 .......... 44 -- ---- 129 ---- .................. II .................. ------------------* *------------------ I............I 51 1 0 1 78 1•• 57 ... I I I............I I I I............I I I I I............I ! i I...I i I•••I Nutmeg Road North I I . I ----------------- I ( CONNECTICUT DEPARTMENT OF TRANSPORTATION ACCIDENT EXPERIENCE TOWN OF S WINDSOR ROAD NUMB ER 01500 LOCATION 001.54 002.06 PREPARED 03 31 93 PERIOD FROM 10 01 89 TO 09 30 92 n MON DA LIGHT SURF COLLISION INJURIES RAMP TOT MILEAGE ALPHA DESCRIPTION OF ACC. LOCATION RDWY. FACT. CASE A DAY TH TE YR HOUR COND COND WEATH TYPE K A B C TYPE INJ 0150 BET 0168 0000 0189 0000 CON AND BURGESS RD Ar ON STRONG RD BET NUTMEG RD NORTH P 001.57 50 FT W OF BURGESS RD RJ NONE 163979 MON NOV 12 90 1449 DAYLT DRY CLEAR FIXED 08J C DRIVER FELL ASLEEP - - - 1 1 Ee TRUCK ST VEHICLE GOING STRAIGHT STRUCK TREE OFF RD P.IGHT AND TREE Off RD RIGHT �l ON 0150 BET 0168 0000 0189 0000 ON STRONG RD BET NUTMEG RD NORTH AND BURGESS RD 001.94 0.1 MI E OF NUTMEG RD SO MW NONE 152287 FRI NOV 03 89 2345 UNKNOWN DRY CLEAR FIXED OBJ DRIVER FELL ASLEEP WB TRUCK ST VEHICLE GOING STRAIGHT C) STRUCK GUIDE RAIL Off RD RIGHT AND FIRE HYD Off RD RIGHT a a c; i r c c ' Green Acres - Strong Road SUMMARY OF TRIP GENERATION CALCULATION FOR 20 DWELLING UNITS OF SINGLE FAMILY DWELLINGS 4/14/93 DRIVE AVERAGE STANDARD ADJUSTMENT WAY RATE DEVIATION FACTOR VOLUME AVG WKDY 2-WAY VOL 9.55 3.66 1.00 191 7-9 AM PK HR ENTER 0.19 0.00 1.00 4 7-9 AM PK HR EXIT 0.55 0.00 1.00 11 7-9 AM PK HR TOTAL 0.74 0.90 1.00 15 4-6 PM PK HR ENTER 0.66 0.00 1.00 13 4-6 PM PK HR EXIT 0.35 0.00 1.00 7 4-6 PM PK HR TOTAL 1.01 1.05 1.00 20 SATURDAY 2-WAY VOL 10. 19 3.65 1.00 204 PK HR ENTER 0.52 0.00 1.00 10 PK HR EXIT 0.44 0.00 1.00 9 PK HR TOTAL 0.96 1.00 1.00 19 SUNDAY 2-WAY VOL 8.78 3.36 1.00 176 PK HR ENTER 0.44 0.00 1.00 9 PK HR EXIT 0.44 0.00 1.00 9 PK HR TOTAL 0.89 0.96 1.00 18 Note: A zero rate indicates no rate data available Source: Institute of Transportation Engineers Trip Generation, 5th Edition, 1991. TRIP GENERATION BY MICROTRANS 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET. . 30 PEAKHOUR FACTOR. . . . . . . . . . . . . . . . . . . . . .9 AREA POPULATION. . . . . . . . . . . . . . . . . . . . . . 150000 NAME OF THE EAST/WEST STREET. . . . . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . . . . Site Drive NAMEOF THE ANALYST. . . . . . . . . . . . . . . . . . DLS DATE OF THE ANALYSIS (mm/dd/yy) . . . . . . 4/14/93 TIME PERIOD ANALYZED. . . . . . . . . . . . . . . . . A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T-INTERSECTION MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE SOUTHBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT 3 0 -- 2 THRU 34 238 -- 0 RIGHT 0 1 -- 9 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES 1 1 -- 1 ADJUSTMENT FACTORS Page-2 --------------------------------------------------------------------- PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ------- ---------- ---------------- ----------------- EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND ----- --- --- - SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ----------- ------------- ------------- EASTBOUND 0 0 0 WESTBOUND 0 0 0 NORTHBOUND --- --- --- SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- -------- ----------- ------------ MINOR RIGHTS SB 5.50 5.50 0.00 5.50 MAJOR LEFTS EB 5.00 5.00 0.00 5.00 MINOR LEFTS SB 6.50 6.50 0.00 6.50 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes CAPACITY AND LEVEL-OF-SERVICE Page-3 --------------------------------------------------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R SH ------- -------- --------- ------------ ------------ --- MINOR STREET SB LEFT 2 630 629 > 629 > 626 > A > 781 > 767 >A RIGHT 11 825 825 > 825 > 814 > A MAJOR STREET EB LEFT 4 923 923 923 919 A IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; A.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes r 1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1 ********************************************************************* IDENTIFYING INFORMATION --------------------------------------------------------------------- AVERAGE RUNNING SPEED, MAJOR STREET. . 30 PEAKHOUR FACTOR. . . . . . . . . . . . . . . . . . . . . .8 AREAPOPULATION. . . . . . . . . . . . . . . . . . . . . . 150000 NAME OF THE EAST/WEST STREET. . . . . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . . . . Site Drive NAMEOF THE ANALYST. . . . . . . . . . . . . . . . . . DLS DATE OF THE ANALYSIS (mm/dd/yy) . . . . . . 4/14/93 TIME PERIOD ANALYZED. . . . . . . . . . . . . . . . . P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes INTERSECTION TYPE AND CONTROL --------------------------------------------------------------------- INTERSECTION TYPE: T-INTERSECTION MAJOR STREET DIRECTION: EAST/WEST CONTROL TYPE SOUTHBOUND: STOP SIGN TRAFFIC VOLUMES --------------------------------------------------------------------- EB WB NB SB ---- ---- ---- ---- LEFT 10 0 -- 2 THRU 169 57 -- 0 RIGHT 0 3 -- 5 NUMBER OF LANES --------------------------------------------------------------------- EB WB NB SB ------- ------- ------- ------- LANES 1 1 -- 1 ADJUSTMENT FACTORS Page-2 --------------------------------------------------------------------- PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS ------- ---------- ---------------- ----------------- EASTBOUND 0.00 90 20 N WESTBOUND 0.00 90 20 N NORTHBOUND ----- --- --- SOUTHBOUND 0.00 90 20 N VEHICLE COMPOSITION --------------------------------------------------------------------- % SU TRUCKS % COMBINATION AND RV'S VEHICLES % MOTORCYCLES ----------- ------------- ------------- EASTBOUND 0 0 0 WESTBOUND 0 0 0 NORTHBOUND --- --- --- SOUTHBOUND 0 0 0 CRITICAL GAPS --------------------------------------------------------------------- TABULAR VALUES ADJUSTED SIGHT DIST. FINAL (Table 10-2) VALUE ADJUSTMENT CRITICAL GAP -------------- -------- ----------- ------------ MINOR RIGHTS SB 5.50 5.50 0.00 5.50 MAJOR LEFTS EB 5.00 5.00 0.00 5.00 MINOR LEFTS SB 6.50 6.50 0.00 6.50 IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes CAPACITY AND LEVEL-OF-SERVICE Page-3 ----------------------------------------- --------------------------- POTEN- ACTUAL FLOW- TIAL MOVEMENT SHARED RESERVE RATE CAPACITY CAPACITY CAPACITY CAPACITY MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c = c - v LOS p M SH R ' SH ------- -------- --------- -----=------ ------------ --- MINOR STREET SB LEFT 3 638 632 > 632 > 630 > A > 856 > 846 >A RIGHT 7 996 996 > 996 > 989 > A MAJOR STREET EB LEFT 14 1000 1000 1000 986 A IDENTIFYING INFORMATION --------------------------------------------------------------------- NAME OF THE EAST/WEST STREET. . . . . . Strong Road NAME OF THE NORTH/SOUTH STREET. . . . Site Drive DATE AND TIME OF THE ANALYSIS. . . . . 4/14/93 ; P.M. Peak Hour OTHER INFORMATION. . . . Combined Volumes REINO E. HYYPPA&ASSOCIATES Civil Engineers&Land Surveyors 124 Hebron Avenue Glastonbury,Connecticut 06033 Kenneth B.Smith, P.E. �3 William F.Klock,L.S. ,%;.i Y1 l South Y;indror May 11, 1993 Manning & Lcrci:g LOMMiasioR William Lanning, Fire Marshal c/o South Windsor Town Hall 1540 Sullivan Avenue South Windsor, CT 06074 Re: Green Acre Realty, Inc. Strong Rd. , South Windsor Dear Mr. Lanning: Green Acre Realty, Inc. is seeking approval for 14 addi- tional single family houses on property they own on Strong Road ( 17 total - 3 previously, approved) . The Zoning Regulations of the Town of South Windsor re- quire that comments be received from various departments re- garding the impact of this project upon various Town facili- ties. Therefore, we are forwarding one print each of Sheets 1 and 3 for your review and comments. It is respectfully re- quested that these comments be forwarded to the Town Planner, Ms. Marcia Banach, at the Town Hall before June 4, 1993. If you have any questions, please do not hesitate to contact us. Very truly yours, REINO E. HYYPPA & ASSOCIATES enneth B. Smith KBS/cb att. cc: Ms. M. Banach Atty. C. Lederer An Equal Opportunity Employer S.B.E.Certified REINO E. HYYPPA&ASSOCIATES Civil Engineers&Land Surveyors 124 Hebron Avenue Glastonbury,Connecticut 06033 Kenneth B.Smith,P.E. Telephone(203)633-5218 William F.Klock,L.S. Fax(203)633-3742 May it, 1993 f S Y Y Dr. Joseph L. Wood, E.D.D. Superintendent of Schools Town of South Windsor 1737 Main Street 61 `' �¢° _Gn, MISS1311 South Windsor, CT 06074 Re: Green Acre Realty, Inc. Strong Rd. , South Windsor Dear Dr. Wood: Green Acre Realty, Inc. is seeking approval for 14 addi- tional single family houses on property they own on Strong Road ( 17 total - 3 previously approved) . The Zoning Regulations of the Town of South Windsor re- quire that comments be received regarding the impact of this project upon the Town schools. Therefore, we are forwarding one print each of Sheets 1 and 3 for your review and comments. It is respectfully requested that these comments be forwarded to the Town Planner, Ms. Marcia Banach, at the Town Hall before June 4, 1993. If you have any questions, please do not hesitate to contact us. Very truly yours, REINO E. HYYPPA & ASSOCIATES __l nneth B. Smith KBS/cb / R att. cc: Ms. M. Banach Atty. C. Lederer An Equal Opportunity Employer S.B.E.Certified REINO E. HYYPPA&ASSO r7_ p 1�41-- Civil Engineers&Land Surve 124 Hebron Avenue Glastonbury,Connecticut 06 Kenneth B.Smith, P.E. Te�e�fhor►e�(203)633-5218 William F.Klock,L.S. Fax(203)633-3742 ,,C)u41.1. \ -1id" or May 11, 1993 Planning & LOT i:0$ r—*0M ltiss'ros Sgt. Gerald Lewis c/o South Windsor Town Hall 1540 Sullivan Avenue South Windsor, CT 06074 Re: Green Acre Realty, Inc. Strong Rd. , South Windsor Dear Sgt. Lewis: Green Acre Realty, Inc. is seeking approval for 14 addi- tional single family houses on property they own on Strong Road ( 17 total - 3 previously approved) . The Zoning Regulations of the Town of South Windsor re- quire that comments be received from various departments re- garding the impact of this project upon various Town facili- ties. Therefore, we are forwarding one print each of Sheets 1 and 3 for your review and comments. It is respectfully re- quested that these comments be forwarded to the Town Planner, Ms. Marcia Banach, at the Town Hall before June 4, 1993. If you have any questions, please do not hesitate to contact us. Very truly yours, REINO E. HYYP,PA & ASSOCIATES enneth B. Smith KBS/cb TP att. cc: Ms. M. Banach Atty. C. Lederer e An Equal Opportunity Employer S.B.E.Certified <°w N SC4 t� r 710 019 S- ?d&"�at 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 f'►'osoR-001 AREA CODE 203/644-2511 May 21, 1993 Steven Anderson Fuss & O'Niell, Inc. 146 Hartford Road Manchester, CT 06074 Dear Mr. Anderson: Re: Application #93-14P - Town Center SRD/RSK-Kellco, Inc. Please be advised that the public hearing in the above matter has been scheduled for Tuesday, June 8, 1993 at 8: 00 p.m. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue. Two signs, advertising the hearing, must be posted on the property for 10 consecutive days prior to the hearing, and must be clearly visible from the road. Please have the signs posted by Friday, May 28, 1993, one sign on Ellington Road and one sign on Buckland Road. Signs can be purchased in the Town Hall for $5. 00 each. Very-truly yours, llis ' . Mann Recording Secretary Planning & Zoning Commission .tollN 8E,� ca r 0-I&s C�• C � wv 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 soR•co� AREA CODE 203/644-2511 May 21, 1993 Christine & Kevin Reid Green Acres Realty 1164 Ellington Road South Windsor, CT 06074 Dear Mr. & Mrs . Reid: Re: Application #93-15P - Green Acres, Zone Change and General Plan of Development Please be advised that the public hearing in the above matter has been scheduled for Tuesday, June 8, 1993 at 8 : 00 p.m. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue. One sign, advertising the hearing, must be posted on the property for 10 consecutive days prior to the hearing, and must be clearly visible from the road. Please have the sign posted by Friday, May 28, 1993 . Signs can be purchased in the Town Hall for $5 . 00 each. Zyours, Mann Recording Secretary Planning & Zoning Commission • ck MAY 21 1993 TOWN CLERK LEGAL NOTICE TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, MAY 27, 1993 AND THURSDAY, JUNE 3, 1993 SOUTH WINDSOR - PLANNING & ZONING COMMISSION Notice is hereby given that there will be a public hearing on Tuesday, June 8, 1993 at 8:00 p.m. in the Council Chambers of the South Windsor Town Hall to consider the following: 1 . Appl . #93-14P, Town Center SRD, RSK-Kellco, Inc. , - Special Exception to Article 5 . 1 . 2. 9 . 2 of the Zoning Regulations and Site Plan of Development to create a 20 unit Senior Residence Development on property located south of the Bank of South Windsor, south of Ellington Rd, . RC zone 2 . Appl . #93-15P, Green Acres Realty - Zone Change of 9 . 69 acres and General Plan of Development to create a 17 unit Designed Residence development to be known as Green Acres on property located on the north side of Strong Road, east of Route 5, RR zone Copies of the applications are on file in the office of the Town Clerk and/or the Planning Department. At this hearing, interested persons may appear and be heard, and written recommendations will be received. Louise Evans, Chairman r MEMORANDUM May 25, 1993 TO: Marcia A. Banach, Director of P nning FROM: Jerry C. Iazzetta, Town Engineer RE: Green Acres - #93-15P General Plan of Development We have reviewed the drawings dated 5-7-93, the impact statement received May 17, 1993 and the traffic report for Green Acres General Plan of Development, and have the following comments . 1; Detention basins seem shallow. Eliminate the leak off on road. 3 . Some of pipes under proposed road appear to have insufficient cover. 4 . Tomel Drive should be shown on Sheet 2 and identified on Sheet 1 . 5 . Without more detail information on storm drainage system, we cannot comment on it's adequacy and whether it meets "zero net increase in runoff" . 6 . Contours will be needed on adjacent land on the north side of property to determine if outlet from detention pond will work. Also has permission to drain across the adjacent property been obtained? JCl/jsv Dr.Joseph L.Wood Superintendent of Schools SOUTH (203)291-1205 Dr.Steven A.Wlodarczyk DSOID Assistant Superintendent Curriculum and Instruction (203)291-1210 PUID1 LIC Dr.Lynne B.Pierson Assistant Superintendent CHOOLS Persorenei and Administration (203)291-1215 Donald C.Mercure Business Manager (203)291-1260 EDUCATE ALL CHILDREN TO THEIR FULLEST POTENTIAL May 25, 1993 Kenneth B. Smith Reino E. Hyyppa & Associates 124 Hebron Avenue Glastonbury, CT 06033 Dear Mr. Smith: The South Windsor Board of Education has engaged the service of a demographer for the past several years. One of the duties of the demographer was to project student enrollment, growth or decline, within a five-year period. His methodology included identification of all approved housing developments as well as any developments which might be pending approval. The demographer also used a method which anticipated continued growth based on an analysis of the past several years. The assumption of the methodology is that the impact on the schools' enrollment of the housing development which is outlined in your letter of May 11, 1993 has been considered. If you require specific information concerning the Board of Education plans to accommodate enrollment growth, I would be happy to provide you with it. You should be advised that it is your responsibility to communicate to the town planner. Therefore, I am sending you this letter and assume you will forward it to appropriate personnel at the South Windsor Town Hall. cerel r MAY �.. 2 eph Wood, E�.D. rientendent ��_.....� of Schools lar�s Rr.4NO E.HYYPPA&AS�Soc JLW:jcn 1737 MAIN STREET, SOUTH WINDSOR, CT 06074-1093 (203) 291-1200 FAX (203) 291-1291 LETTER OF TRANSMITTAL TEL. 633-5218 REINO E. HYYPPA& ASSOCIATES Civil Engineers& Land Surveyors 124 Hebron Avenue 4AY �$ Glastonbury, Connecticut 06033 touth Wirier Al trR Regarding Green Acres Realty, Inc., Strong Rd. Date 5/27/93 S. Windsor To Ms . M. Banach lob # 11 -93 Town of S. Windsor Att. of: WE ARE SENDING YOU: O at your request O Under separate cover O for approval [2 Herewith O for your files The following: O One copy of letter from S. Windsor Public Schools dtd 5/25/93 REMARKS cc; Atty. C. Lederer w/copy If enclosures are not as listed, kindly notify at once. REINO E. HYYTPA A ASSOCIATU by 4°w" 8E4 C � w� 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 r�osoR•co� AREA CODE 203/644-2511 June 1, 1993 Mr. & Mrs . Kevin Reid Green Acres Realty 1169 Ellington Road South Windsor, CT 06040 Dear Mr. & Mrs . Reid: RE: Appl . #93-15P, Green Acres Zone Change and General Plan Attached is a copy of comments from the Planning and Engineering Departments regarding the above-referenced application. This application will be heard at public hearing on 6/8/93 . If you have any questions regarding the comments or the procedure, please contact me. Very truly yours, �1 Gu/tu 0,atU4� Marcia A. Banach Director of Planning cc: Jerry Iazzetta, Town Engineer GREEN ACRES ZONE CHANGE AND GENERAL PLAN OF DEVELOPMENT Planning Department Comments 1 . Sec. 4 .5 .5 .c. 2 of the regulations requires the location of existing structures, uses, roads, and other features of the parcel within 500 hundred feet (500) of the site, and the location of nearest street intersection. 2. The existing house and the garage do not conform to the requirements of the Designed Residence zoning regulations, therefore they can not be included as a part of this site. The zoning data block will have to be changed as a result of the number of units being reduced to 16 . 3 . Is there any sidewalk proposed in this development? How will the open space be accessed? 4 . Is there any phasing proposed? 5 . The landscaping plan must include more plantings in the interior of the development to provide screening between units . General Comments 1 . The open space area is not common to the entire development. 2 . Six additional sets of architecturals must be provided prior to the public hearing. Architectural & Design Review Board Comments 1 . The possibility of extending the road to the east should be investigated to provide for additional space between units 1,2 and 3,4 . Also, screening should be provided between these units . 2 . Screening should be provided between units 10 and 11 . 3 . If the zone change/general plan is approved, at the time of site plan application more specific architectural designs, materials to be used, etc. and design of the sign will be required to be submitted to the board for review. Police Department 1 . Serious concern with site lines in both directions on Strong Road. 4 1 0 e I R i (-9 q To LLj,-)on,,u u,.� mcul wnccm , cL a-juci-L-ru Pl can i n and a I ;zcnincy nlujln un U •"J" -9 `-e> 4,or 1 t � oLnri- u,-Po Wd +0 ACYCL-tP Mi? � urn I�rwr� i i L.IOct, Lt uicw) 1 n d.V crw r"Ll rut.A�rjv . -) a-rd Lx,-- L wow"Ln OUL't lo_.t:x_ rT Lq r�,X.i C k ccu 'fo tx-t-) id JCV non 1.�7 (�77 � C.�"1 �,, ��CW PtA CA) OLncJ Lt,.k LUT)LAJO klu ctt�tA Day- U-0v op U11-11 , T�u wilou4j rUld-'9 0,,..) qOIOW +0 LW-t) ujt- -raJ�-k cx 4-f� ,.- IQ�ncf tt.,.-tfu 4,� , "" ' cy oay CLUAI Lnit� v v ,y a f F 0-/=,.5, 0 are ... Ufl-13Cad O -- j �,I -) C, T . l ,r -1� hc) ,.e rcL --) 0 u-r- cr)..(j cuLuO. U A� ULO-111� ft&ri Cklucc cu qADr C5icLLr ki d s 0 Ct-t ('Lt Lplctvcro do LIU:5-f4!Cj Ct�5 cu d 6,u ��fu'*-n Out --f-D tv Oln 0 cloa 1 Y CL LALCLUct 6trc)t)911 09ccu' b-f e,P' Gund , Panning CUTJ 'Mning boccrd w i I I tcx-) �-rr (!)tTLnq i2j� JUN 111993' South Windsor Planaing & toning Commisoioo PLANNING DEPARTMENT IN-HOUSE REFERRAL FORM TO: Jean Zurbrigen, Karl Rei Michael Gantick, Mel Stead, Fred Shaw, Sgt. Ge Lewis Fire Marshall Lanning, James Snow FROM: Marcia A. Banach, Director of Planning The Planning & Engineering epartments have received plans for the following project: Zone o D,Q?_ Acreage Ll Cv GI.Z� Subdivision Si'i-e-Rlan Residential _ No. of Lots Commercial Industrial Location: PPh C}4 Jbixyl, gtAl 'u-e2 Project Description: Q ( (o , , /"7 j,�, Future Town-owned property involved? Yes No (a) new streets (existing frontage also) (b) new open space/recreation area .active passive (c) new detention area Planning Department comments of f� &AVJ116,06 -- �i�f- Please let me know by Y�f ���� ���3 if you will have comments on this application so that I can follow up with your department when I do a Planning Department report. PLANNING DEPARTNIM IN-HOUSE REFERRAL FORM TO: rigen, Karl Reichle, Michael Gantick, Mel Stead, eFFredtShaw, Sgt. Gerald Lewis, Fire Marshall Lanning, James Snow FROM: Marcia A. Banach, Director of Planning The Planning & Engineering Departments have received plans for the following project: # Zone Acreage Subdivision Site Plan Residential No. of Lots/Units Commercial Industrial Location: Project Description: Future Town-owned property involved? Yes No (a) new streets (existing frontage also) (b) new open space/recreation area .active passive (c) new detention area Planning Department comments i Please let me know by if you will have comments on this application so that I can follow up with your department when I do a Planning Department report. ei 331, C� PLANNING DEPARTMENT IN-HOUSE REFERRAL FORM TO: Jean Zurbrigen, Karl Reichle, Michael Gantick, Mel Stead, Fred Shaw, Sgt. Gerald Lewis, Fire Marshall Lanning, James w y FROM: Marcia A. Banach, Director of Planning The Planning & Engineering epartments have received plans for the following project: #y3 t,> 01, Zone 'C! 1,a it 12+o DP-Z Acreage CC Subdivision Site-man Residential_ No. of Lots/E its j Commercial Industrial Location: GM Jbixvu A,- Project Description:,{ ' , Future Town-owned property involved? Yes No (a) new streets (existing frontage also) (b) new open space/recreation area .active passive (c) new detention area Planning Department comments Please let le know by )P4 1-1111t A if you will have comments on this ap lication so that I can follow up with your department when I do a P1 ning D artment report. e IA 1 `� r pow N sE4( G � V T-0� O-P S-OUA ?40&z� 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 �osoR-CO AREA CODE 203/644-2511 June 14, 1993 Mrs . Laura M. Mitchell 478 Strong Road South Windsor, CT 06074 Dear Mrs . Mitchell: The Planning and Zoning Commission is in receipt of your letter dated June 6 , 1993 regarding the Zone Change application on Strong Road. The letter to the Commissioners of the Planning & Zoning Commission was received after the public hearing for this application was closed. This cannot be used in the deliberation for this application. Please be assured that we do consider all of the issues raised by concerned individuals such as yourself whenever we consider a request for a Zone Change. Thank you for taking the time to write to us . We very much appreciate hearing from South Windsor residents . Ve truly yours, Louise C. Evans, Chairman Planning & Zoning Commi ion LCE/pmm t0ji" °e4< o e 074 9 ` 1540 SULLIVAN AVENUE - SOUTH WINDSOR• CONN. 06 �� • �� AREA CODE 203/644-2511 1'pSOR.Cpt, June 28, 1993 CERTIFIED MAIL Kevin & Christine Reid Green Acres Realty, Inc . 1169 Ellington Road South Windsor, CT 06074 Dear Mr. & Mrs . Reid: lication #93-15P, Green Acres Zone Change and General Plan Re:. APP be advised that the Planning & Zoning Commission avoted on Please application June 22, 1993 to deny the above-referenced to create a 17 one Change of 9 . 69 acres and General on unit Design Residence Development to be known as Green A of cres, 5, RR property located on the north a of Strong , zone. The reasons for denial are 1 . existing nonconforming house does not conform to the new zone proposed; density for this proposal is too high and is greater than was 2 . Y shown during preliminary discussions, 3 . proposal does not meet the goal of the Town Plan for that area, as the parcel is located within an area ishdesignated contains as significant amount of regulated wetlands a Rural Preservation; 4., configuration and location of this land is not suitable for this proposal; g 5 . Wei hborhood acceptance is low, while community needs for nce affordable housing are being met by otherdesigned developments in South Windsor; 6 . potential financial burdens for occupants of f affordable sewer housing, e.g. , maintenance fees and charges private system and roads; quarryponds, public ublic safety concern with the existith ofathe property. and active industrial area to the Wort Kevin & Christine Reid Pa a Two June 28 1993 Application #93-1-- ff Very truly yours, PLANNING & ZONING COMMISSION Louise C. Evans Chairman LCE/pmm cc: Town Engineer Supt of Pollution Control Fire Marshal Contact Person A i \MOv►,.��1 L�. ���c�� JUN 3 1993 TOWN CLERK LEGAL NOTICE TO BE PUBLISHED IN THE JOURNAL INQUIRER TUESDAY, JUNE 29, 1993 SOUTH WINDSOR - PLANNING & ZONING COMMISSION At its June 22, 1993 Special. Meeting, the Commission voted to take the following action: 1 . Approve with modifications appl. #93-09P, JMJ Construction Co. /Dart Hill Estates, Phase IV - Resubdivision to create 21 lots on property located east of Ellington Rd, west of Lawrence Rd and north of Dart Hill Rd, RR open space zone 2 . Approve with modifications appl. #93-20P, Kurker Site Plan, 25 Oakland Rd, RC zone 3 . Deny appl. #93-15P, Green Acres Realty - Zone change of 9 . 69 acres and General Plan of Development to create a 17 unit Designed Residence Development to be known as Green Acres, on property located on the north side of Strong Rd, east of Rt 51 RR zone 4 . Approve settings/reductions/callings of certain bonds Louise Evans, Chairman '0*N sf� T-0�� Ole s ?1)&U&0't 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 SOR-CO AREA CODE 203/644.2511 WARNING LETTER March 15, 1995 Kevin Reid - _ Green Acres Realty 1169 Ellington Road South Windsor, CT 06074 Dear Mr. Reid: Re: Tomel Drive Recently it has come to my attention that some construction debris has been dumped in the area of the outlet structure under Tomel Drive. This is within a regulated wetland area. Please be advised that any alterations in a regulated area without a permit could result in further enforcement action. You should therefore cease depositing construction debris in the area and immediately remove any obstructions . If you have question on this matter, feel free to call me at the Planning Department, 644-2511, ext. 253 . Your cooperation is appreciated. Very truly you" s, Michele i e, AICP Assistant Planner/Analyst MRL/pmm cc: Town Engineer Chairperson, Inland Wetlands Agency/Conservation Commission 14 s RECEIVED MAR 1 7 1995 SOUTH WNDSOR {� � ING.DEPT.UI 0 Complete*ms 1 and/or 2 for additional services. I also wish to receive the o Complete`itims 3,and 4a i b. following services (for on.extra + Print your nerve and address oil the reverse of this form so that we can fee): return this word to you. • Attach this fOrtn to the front of the maikiece,or on the back if space, 1. ❑ Addressee's Address does not pennit. • Writa'11 tan Rat Req w~'on the mallpiece below the article number. 2. ❑ Restricted Delivery • The Return Receipt will show to whom the article was delivered and the date dedlwred. Consult postmaster for fee. 3. Article Addressed to: 4s. Article Number KEVIN & CHRISTINE REID 4b. Service Type ❑ Registered ❑ Insured GREEN ACRES REALTY, INC. 1j] Certified ❑ COD 1169 ELLINGTON ROAD 11 Express Mail ❑ Return Receipt for SOUTH WINDSOR CT 06074 7. Dke oVDalivery 5. Si a dresaea) 8. Ad ren-se's. ddress(Only if reclueeted and fee is paid) 6. 51pnsture(Agent) RS Form =I 1, December 1991 us:e3.P.0.:19e2-307-M DOMESTIC RETURN RECEIPT , UNITED STATES POSTAL SERVICE Official Business PENALTY FOR PRIVATE USE TO AVOID PAYMENTUU.-S.MAIL OF POSTAGE,$300 Print your name, address and ZIP Code here 93-15P PZC - TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 r MAPLE LEAF CONSTRUCTION, INC. P.O. BOX 613 SO. WINDSOR, CT 06074-0613 Town of South Windsor JUL 181445 1540 Ellington Road South Wince, South Windsor, Ct. 06074 INLAND WETLANDS AGENCI, ©ONWAVA►TM COMMISSION, ATTN: PLANNING & ZONING RE: OAK MEADOW SUBDIVISION Dear Sir/Madam: Please consider this letter formal notice of the request for bond release on the above captioned project. After the landscaping required by the Engineering Department was installed , I understand that the need to hold $5,000.00 for 3 months to ensure the growth of the grass seed might be necessary. However, I would appreciate the release of the balance of the bond since the remainder of the work was completed to the satisfaction of the Engineering Department. Sincerely, MAPLE LEAF CONSTRUCTION INC. Rene Veilleix RV/aa `'t'�)�* L �' -,;Y.1�,' 1,, ;;j�.�*' .� �Z� .'+ bf..i�r;c� Vf'.�:r T'JT Y ,jlf�:' '✓=�•) �, 1:, ,�`ia •� 4: ''C_`�t��f4y�31�•'S(^� '� J�i''(AJ ,' • ; 1: is p Y� r9.F .�. ! =1i.;is x •;��s r � ' � �''�}', V l ✓ a:i Munn 11 if AN Open Design in Compact Traditional BEDROOM 10-0 x 11-0 • An instant feeling of spaciousness and openness is created in this hospitable home with a vaulted Great Room and open-railed stairway. --- 0 • Additional appeal comes from a wood-burning fireplace,visible from the adjoining kitchen and dining area. 00 BATH • The spacious kitchen has a pantry and attached walk-in laundry DOW14 room. • The main-level master bedroom is well isolated from the living areas,yet easily accessible to the children's bedrooms on the ---- upper level. LAUNDRY BEDROOM 10-0 x 11-0 DINING a 0 UPPER FLOOR ? MTV+ VAULTED t GREAT ROOM - °c a - - 11.6 x 14-6 a Plan V-1098 0 Bedrooms: 3 Baths: 2 ao BATH Space: O Upper floor 396 sq.ft. ' Main floor 702 sq.ft. Up Total Living Area 1,098 sq.ft. Exterior Wall Framing 2x6 Foundation options: MASTER Crawlspace BEDROOM (Foundation&framing conversion diagram 10.0 x 11.0 available—see order form.) MAIN FLOOR Blueprint Price Code A 26' TO ORDER THIS BLUEPRINT, Plan V-1098 CALL TOLL-FREE 1-800-547-5570 (prices and details on pp.12-15.) 21 f V �f r P -'1�iD I ` I Build It On Weekends 42'-0" 8=0" • The basic design and use of truss roof framing promote easy and speedy erection. I -CI c • See-through kitchen allows a look -�Z DINING into the living or dining rooms. AT • Living room reveals the outdoors BEDROOM 11-bx13=6 and surrounding deck through Z sliding glass doors. � BA � LUUJ_� ' • Separate bedroom/bathroom area eliminates cross-room traffic-and _ �^ wasted hall space. LIVING RM `V' ��OSET 'Y°� 12=0"�2 3=0" • Plan H-921-2A utilizes the sealed crawlspace as an air distribution -- chamber for a Plen-Wood heating L _ LINEN ENTRY system. • Plan H-921-1 A has a standard crawlspace foundation and optional BEDROOM BEDROOM solar heating system. 11 6"11 10'-3" 10=9"*10=0" I Plans H-921-1A & -2A Bedrooms: 3 Baths: 2 Foundation options: PIen-Wood crawlspace system (Plan Space: H-921-2A). Main floor: 1,164 sq. ft. Standard crawlspace (Plan H-921-1A). Total living area: 1,164 sq. ft. (Foundation &framing conversion diagram available — see order form.) Exterior Wall Framing: 2x6 Blueprint Price Code: A TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 Plans H-921 -1A & -2A 22 (prices and details on pp.12-15.) r r I � ��S'' � �=� I7��i����,. � '' �� �i �� IvI�,,�`'/Ili• � �'•► '!s �j• ;'� � -- iir� ✓ram_ ����5-_��ia � �i— r ��• �' flu oil All Jimzw III,,• �•1 ' III _I_ � 1 . ; = u ��i lrr.l'r.l.:r lrr'I��I'.�.'�lri��r"",_ WERNPIk Zo IT 1 1 M ll 111 11 • ' IT '4 1 1 1 1 1 1 1 1 1 1 1 11 4 I I 1 ■MEN 1 1 I I 1 I 1 ■■IVCli:4ll/L� ■■■N � ��•. 1 1 1 1 1 1• 1 •1 MW II 1 ■■i:■�• _ 1 1 1 1 1• r�.�a 1 • 1 1 1 - I I 1 I 1 ■ 1 1 I I 1 1 i I k o C �Posw c,�e.e a�•, g �aij �< ec - - -- qq ■ ■N■ - IN S ? � r I■■■■ mileIII I oil ■■■■ �� loll NONNI Sol na — yl III I°Il�il i I I 1 ' ■■■■ �jyl alll �Il'�I NONE ♦�♦ ■■■■ rr,ty. ill II+,!�Il;llll ilI'i�lli' l ! mill I _ I mllm m ill�l CI b SON NINE LID 0 �-- 30t L Stately Charm BATH oo for Small Lot MASTER BEDROOM O O M 12-0 x 16-0 _ _ -- -- Small but stately,this charming dwelling with its classic and perfectly proportioned LAUNDRY lines is ideal for a diminutive lot in an urban setting. Economical to construct, this enchanting design will generate compliments from all who see it.The L generously sized living room appears even WTCHEN ❑ _larger than it is,due to the open-stringed olo ❑ stairway which rises from it.The formal i 01 dining room,framed by a large cased STORAGE i 1 UP opening,is filled with light from its long windows. GREAT ROOM The master bedroom suite supplies the 15-0 x 17-0 owners with a particularly inviting bath.A DINING ROOM well-placed skylight will flood the dressing O O 9.0 x 10-6 area with light. If desired,the owners could postpone the completion of the BATH second floor until the expansion of their Q family requires additional space. -- ---- --- FIRST FLOOR (9'CEILINGS THROUGHOUT FIRST FLOOR) First floor: 936 sq. ft. Second floor: 519 sq. ft. BEDROOM BEDROOM 10.0 x 10.0 10.0 x 14-0 Total living area: 1,455 sq. ft. PLAN V-1455 WITHOUT BASEMENT (CRAWLSFACE FOUNDATION) SECOND FLOOR (8'CEILINGS ON SECOND FLOOR) Blueprint Price Code A TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 Plan V-1 4 (prices and details on pp.12-15.) 73 rr ''%'�* fi''`1` L1(j, •r� � {-1J'rk�„r�r` 1.1•��+).4 Y,�r✓ ����� __--�=��" �1..;w'iS5'I�f�?Fs'' �,-`','may 1• �l RIV, T�^V � ':.,:._ :.,'� •...:.::� :+��\�.: ..a_'VF,�•- _ •::;y:�ti~s K � •�.� I � � '�j �tt .�`'hi+\►4i• ;Vtil`;,'f��•'�1• N ' "'4F�1�1'„tt}'t\', �T 1 •�• li •� f`'1�. rif.,'�'v�'aY�I ,F1F •+•Ifl�'�i� �1.1'FS�•`y'tl'.•R1 1 `�.• r'tt, f:t 1 ` (1'FFi11t �i1 e t lii F.` t� Ff� f�y11V�';, ii {Ft V',.' t��15., `f,F!1'{f{,. ..... +.,..._`•.? 9k � 'ter+'" � '•;.v,iS 7 ii ft lSn?' 1 1Y .. `. � ''`' -t-'\ `..\'�.\V �.1..�. " �\ �.'L.� _2 �•'1`�-R7� ,Y� ( 1l'�'J'�`' \li",�F HJ• � t) � .I.,JJ'iy�: 14 f.�t\'i 11 � .I�,..,. i'`T`T. � f" '..�, f,�,\�,i` � �`1F'•1e�„ ,.`� }^ , , u ,,;t�\t,)1j1, ,�,.,�1i:1 5 � {� ,• ,. --- 1tU ,u�Uhr�', �2._ y, ���`..y'x:,s ti, ltl.... - .;, „ ..t 11\11'',\��, FS;•I}\���!,11�ff V,}`, f�11 1�+` y--'f—. .�, - t .it l�rfl����yrti,t •r �.i.,jo,,r'yrl''.• S;�A: ' v'f��-' ... ...,., •F\`;`�i�?`�t�lte`,�tN��\t\\1� �j,F�i1 �•+'- .. �ntt;Ftt�,� ��15��I �:�..�'..K'...�r. •yJ•r. �, t� , Compact Home B. Features BALCONY/ — BEDROOM °""' 13'X 10' I Palcony Bedroom IDESK a ATTIC HALF WALL • While cozy and compact, this design OPEN TO proves that small can be beautiful and Lr4MdO BELOW comfortable as well • The efficient main floor provides a j! deluxe master suite with a bump-out sitting area, plus a distinctive kitchen and large,'high-ceilinged living/dining `OUTLINE OF area. WRMER UPPER FLOOR • The balcony bedroom upstairs overlooks the lower level but maintains privacy with a solid half-wall railing. 34'-S' Plan E-1007 Bedrooms: 2 Baths: 2 STOR POR. pEF MC ' Space: % I I I I I I Upper floor 208 sq. ft. � B. Main floor 811 sq. ft. 1fAT Total Living Area 1,019 sq. it. °A` li Basement 811 sq. ft. - Storage and Porches 51 sq. ft. DINING SITTING Exterior Wall Framing 2x4 "� ----10 =---L Foundation options: N W" MASTER SUITE Standard Basement 15'X 12' Crawlspace LIVING Slab 16'-S'X 12' (Foundation&framing conversion diagram available—see order form.) _ Blueprint Price Code A POR. MAIN FLOOR TO ORDER THIS BLUEPRINT, Plan E-1 007 CALL TOLL-FREE 1-800-547-5570 (prices and details on pp.12-15.) 97 Re „v �' �/ �� r`,���� .�����.uwlmalun�men[u►IIIRIII1fII[IITIIIY�1 i;� ,.S`��-�1� � •juitu mal n n ill`IILIllU•11111nL111 tll� '%/.�,� t,C` �' ■■ n a i one+" 'p' 111 � \ • r got in 1111 Is •si '.��,��r_ fir' _,� -' galls r- '„T • _ �� R ai� ---"NJIM •CIA �,=-,r r.,mn•nrnMmn / r���' �f • - �. -' ..r�_1� ,�• 41 oil �� fso �' �n'��'` j �� • �. ,raj.-�. -r;r I • Deck •- • • ••• •- • • u�■ rr■r • • � 11 • I� Y � • I1 -r .�� KITH/ • t• I Popular Plan cc for Any 20 Y Setting a • City, country, or casual living is possible in this versatile two-story design. **• Asa room and sunning area lie NOTE: OPEN,o CMAT ROOM p g The above photographed home between the master suite and Great may have been modeled o the homeowner.Please refer to floor Room, all encased in an extended plan and/or froar��anon FIXED EETl10NA --- eating and viewing deck. blueprint details. � �1 1 -- u • U-shaped kitchen, nook, and dining r5.K �L�L- ° area fulfill your entertaining and � X� dining needs. i BALCONY"at • Two additional bedrooms and a balcony hall are located on the i O second level. • Daylight basement option provides "p°ROa" o r�Dp°O"� 00014 a fourth bedroom, shop, and L_____—_—J PM srAM recreation area. � STORAGE UPPER FLOOR -p E, ; - Plans H-952-IA &-113 PATIO Bedrooms: 3-4 Baths: 2-3 RECREATION %- GREAT ROOM w.e•,„.� >a.�.„.� Space: Upper floor:r: 470 sq. ft. 'IMA Main floor: 1,207 sq. ft. / w000SICIVE OPTIONAL " NRTi�; !. TO N_ LUCOHT ELD°E- !1; It WON Passive spa room: 102 sq. ft. BE r rROOM s. T.000srovE J STOSAGT pNMETEE wASOPMT- H Total living area: 1,779 sq. ft. SIOEAGF y -- -� O�AiuPlp J DINING Basement: 1,105 sq. ft. �JI ru.:,n-w PASSIVE it v.ir.s �.. E°°T i'--�-r Garage: 496 sq. ft. SPA eouInAENr y sh.r. �,i �� SPA.0 o- �_ •�• "p:T10NAl ATH J �• KITCHEN b Exterior Wall Framing: 2x6 IU casfn a T. - s'v.Ery - NW. WI STORAGE A,K., t;;w ,, STORAGE Foundation options: EArN CLOSE T ` ' NOOK c"�'RA Daylight Basement (Plan H-952-1B). BEf�li00NA � 2r r.77Y SHOP �r.a•,m r � wA°°w PGECN r+ Crawlspace (Plan H-952-1A). �� __ 5TOEAGE i Aw" (Foundation &framing conversion BASEMENT MAIN FLOOR diagram available — see order form.) Blueprint Price Code: H-952-1A: B H-952-1 B: D TO ORDER THIS BLUEPRINT, Plans H-952-1A & -13 �A"(°ram nddetailsWon p5142-150171 >x Expandable Traditional ........... • This homey traditional will be at • The galley-type kitchen opens onto BR O FUTURE home in any neighborhood, rural a back porch. 13-6.105 19-6.136 or urban. • The master suite is generously sized • A gracious porch leads into the and exhibits a raised ceiling; a large living room which features a private bath and large closet are UPPER FLOOR t cozy fireplace. also part of the master suite. • A sunny breakfast nook provides • A second bedroom,another bath space for family and guest dining. and convenient utility areas complete the first floor. • Upstairs, you'll find a third bath -- and third bedroom, plus a large space that could be finished in the PORCH future for any number of purposes. I _ BR Q LO 116.10.3 MBR ,6.6.13 0 Plan J-8636 I KIT L="'_`°"' 0 Bedrooms: 3 Baths: 3 10.a Space: Upper floor: 270 sq. ft. BKFST 8 Q \ L_ UTIL _ _ Main floor: 1,287 sq. ft. 13.11 - Bonus area: 263 sq. ft. Total living area: 1,820 sq. ft. --' `— Basement: 1,287 sq. ft. Garage: 370 sq. ft. GARAGE Porch: 155 s ft. 193.19.3 q LIVING Exterior Wall Framing: 2x4 15.6.15 - Foundation options: Standard basement. Crawlspace. Slab. PORCH ; MAIN FLOOR (Foundation & framing conversion I 20.640 I ----- ---- diagram available — see order form.) Blueprint Price Code: B TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 Plan J-8636 172 (prices and details on pp.12-15.) Q 3 �CA- 0 `1 .r oDoan L ND Compact Br 2 Three- o L 11-6x10 Bedroom Dn Br 3 Home Upper Living Nmi 13x9 • Both openness and privacy are - possible in this economical three- bedroom home. • The vaulted living room with — UPPER FLOOR fireplace and corner window — combine with the dining area for Deck an open activity and entertaining _— stretch. =- • The modern kitchen and dining area overlook a rear deck. P • A lovely corner window brightens Dining K Mbr the private master bedroom on the 9x9-6 12x9 14x 12-8 main floor, two additional bedrooms and a bath share the _ �% -4 upper loft. Clerestory Above D n � Plan B-101-8501 Bedrooms: 3 Baths: 2 Living 0 ap Space: 12-4x 17 I Upper floor: 400 sq. ft. CA vaulted 00 Main floor: 846 sq. ft. M Total living area: 1,246 sq. ft. Garage: 400 sq. ft. O Exterior Wall Framing: 2x4 Plant Shelf ® - Foundation options: Garage Standard basement. 20x2O (Foundation & framing conversion 13 diagram available — see order form.) MAIN FLOOR Blueprint Price Code: A 36�-8" TO ORDER THIS BLUEPRINT, CALL Plan B-1 01 —8 5 01 (p �rices and details on��2-15.) 29 Y? — _�zZ _ V o � �' I �ii II I • c Economical One-Level covered patio Design _ • Great Room design concept In o O creates large open area for living, Mast.R.R. _th 1 dining rooms and kitchen. 15-0 X II-0 ='7-7 living • Large covered patio in rear extends I cle. 16-6X16-0 Fentertaining area. 01 • Master bedroom includes walk-in closet and private bath. O� I . 0 Plan Q-1248-1A Red Rol. Red Rol. intryo Dining Kitchen 0 10-6 X 12-0 10-2 X 10-6 8-6 X 10-0 1 10-6 X 9-6 Bedrooms: 3 Baths: 2 Total living area: 1,248 sq. ft. o Garage: 400 sq. ft. O L �O Exterior Wall Framing: 2x4 Foundation options: Slab only. Garage (Foundation & framing conversion 19-4 X 21-6 diagram available — see order form.) Blueprint Price Code: A TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 A 30 (prices and details on pp.12-15.) Pla1 nI Q-1248-1 v5c-�rryy 7� "W. W O 000 0 � I 1 pllr -- \\ tl 1 �1 4t rlrtt►tt `t` OP, tt+R�`I III \1��`t`It► �pd 1N\ It 1 �I I fill t - `�t 't lU'It�t liltllll,llllllll ll " II t�it1�1114 II ( t \u=�I�I lltlllt111+� I Illtl�l��, ��i u l 111I III. \I l�`-`t t `IL`l�t�I,�tlitEtt, l�f t�t ,Il It I,L� \►� I, t1 llllltt ll tlII�Ilill�lfl1�111111\I'I �I\I+I li� ll l� tll�l'llll�, �111�`I!i� L+Illl ( u ll,ltl I l I\II l ` I I II1 I I I�\� 1 01 tl t+\ll�+l+�i1+ 1i I I,L,II Jill AV, 1►l.11l llllll�u,111pV Ilt`�\ht t +`I a, lln 14� i I +n 1 f`lt►`kI a 1�11 I��l1yl�till l�llt'I,lt`11jt1 I'L`�LlJlltll�l+��1 \ +,``lVl llll `1t,1u� � 11 1 , I I► lll1 1 �I IIIII`�}I �i I \\111+?lll" \lull �111I 1tlllll`I `,'ll,I�i( ';1lYVt tUl`Llt'I� Vet ` l 1.n I 11 �,� l✓+ ti\w.A +\111u1Ili PA10 i 48-0" Ex ansive DINING 00 BEDROOM 6" C BEDROOM L i vi n Area 12�9"x 12' =io II',cll's 11-6"110' C • Inside this versatile ranch home iS an xm expansive living area composed of the -- --- Great Room and the dining area. ol� mo om Warmed by a fireplace and further 11 enhanced by sliding doors that enter the „i d i MASTER in back patio,this inviting area is easily GREAT ROOM e �_i_j � BEDROOM ' 21'B"x17'a" CORY 04%14' � served by the adjoining L-shaped kitchen and snack bar. Slaa9� The careful placement of the two baths PORCH GARAGE • 21'a'x23'B° and the laundry room nicely separates the living areas from the three PA 10 bedrooms. 48'0" • The master bedroom features one or two closets,depending on whether you DINING 00 BEDROOM C BEDROOM N►rW0 gw"door locch, order the basement version. It also 12'9"x12' _� n'xn's" n-s xlo includes a private bath. C 481 g Y CD Es MAIN FLOOR Plan N-1117 --- --- _ € m O m WITH BASEMENT Bedrooms:3 Baths: 2 C Living Area: MASTER In GREAT ROOM "-14�IA7® BEDROOM Main floor 1,440 Sq.ft. 21:8"x I7'a" LDRY 11=a"x la' to to Total Living Area: 1,440 sq.ft. PORCH GARAGE Vora" Standard basement 1,440 sq.ft. 21'4"x23'8" Garage 505 sq.ft. Exterior Wall Framing: 2x4 Foundation Options: Standard basement Crawlspace ohm*9WV door locotim Slab (Typical foundation&framing conversion MAIN FLOOR diagram available—see order form.) WITHOUT BASEMENT BLUEPRINT PRICE CODE: A TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1•,800-547-5370 Plan N-1117 108 (prices and details on pp.12-15.) r --- r- _ r Starter Home 28'-0" Offers�Wt ions, 0 • Country styling adds to the appeal of THMASTER this ideal starter home. BEEXIKXW • Open living areas and little wasted hall O W-6" x W-W space maximize the main-floor layout. • A large living room sits off the foyer. °"�'CLO° Two front windows overlook the 60 Fil covered front porch. N HALL • The roomy kitchen and dining area share-the rear of the home. Sliders in the ALTERNATE BATH dining area lead outdoors. BOOM 3 �O°M Q • The homeowner will enjoy the tv-10" X ir + tr-as" x tar-�" convenient and generous-sized laundry room on the main floor,which features a folding counter that could double as a work desk. • Three bedrooms are located on the UPPER FLOOR upper level which offers a choice of one or two baths. • An optional two-car garage is also 44"0" available,adding four feet to the overall width of the home. --------------- I Plan GL-1430-P ""' I I o Sff4G AREA Bedrooms: 3 Baths: 1 YZ-2'/z i ' -�� tOT�� IM-W x err-W x W-V Space: Upper floor 720 sq.ft. Main floor 710 sq.ft. -- ------ Total Living Area 1,430 sq.ft. 21 o � � 0 Basement 710 sq.ft. m IT x -4' Garage 341 sq.ft. uvNo � '6-W x Optional two-car garage 427 sq.ft. FOYER Exterior Wall Framing 2x4 Foundation options: ' Standard Basement (Foundation&framing conversion diagram. POFCi available—see order form.) Blueprint Price Code A MAIN FLOOR TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 Plan GL-1430—P (prices and details on pp.12-15.) 107 I XX CA ell it we '� ;6' Apr IIIIIIM�IIII/Mq sue• _ O O a Bedrm. 2 399-00 arch 10/0x11/8 ; Illllllllllllllllllgl '= Master Economy12/4x13/6 en bedew Bedrm. 3 and 10/0x11/0 Nook Dining , Kit. /10:11/1 10/Ox10/0 Beautyef'/ a O �t.. V. Measuring in at only 1,410 sq.ft.,this = Q home will be very economical to build. 'a What you'll also discover are beautiful Living d O arched windows which highlight the 12/4x17/4 up Garage N exterior,underscoring the fact that small 19/4x21/8 d' doesn't mean you have to settle for less *FIFOW4 design quality. The traffic plan is efficiently laid out to maximize the usable living area.Accented by a fireplace,the living room flows into — ———— the dining room to increase the visual f feeling of spaciousness. PLAN R-2099 The practical U-shaped kitchen includes WITHOUT BASEMENT(CRAWLSPACE FOUNDATION) a handy pantry and opens to the nook for informal dining. Upstairs,the master bedroom includes a convenient walk-in closet brightened by an Main floor: 730 sq. ft. illuminating skylight and a convenient Upper floor: 680 S ft > pp q . :....:.,::: vanity.Notice how the main bath adjoins the master bedroom via a pocket door for Total living area: 1,410 sq. ft. .;,. easy accessibility. (Not counting garage) _ •- TO ORDER THIS BLUEPRINT, Blueprint Price Code A CALL TOLL-FREEp-800-547-5570 Plan R-2099 66 (prices and details on 12-15. 24'-0" 10'-0" 35'-0" DECK GARAGE RZE EEWAY 23'-4"x 23'-4" FAV FAMILY ROOM 1DWI00 17'6"n 12'-7" KITCHEN r ��IV-6'x 12'-7" L �J L: D -i i. PANTRY __ JZ rREF� < —�'J:! fIENTRY BALCONY LINE COVEXI- � MAIN FLOOR KITCHEN/FAMILY ROOM VERSION 8'-0"WIDE PORCH LIVING ROOM a, 14'-0"x 19'-0" ,o PLAN H-1439-213 PLAN H-1439-2E 2 BEDROOMS 2 BEDROOMS (See facing page for alternate main floor) WITHOUT BASEMENT WITH BASEMENT PLAN H-1439-31) PLAN H-1439-3E 3 BEDROOMS 3 BEDROOMS WITHOUT BASEMENT WITH BASEMENT Plans H-1439-2A, -2C, -3A & -3C Plans H-1439-20, -2E, -3D & -3E Bedrooms: 2-3 Baths: 21/2 Foundation options: Space: Standard basement (Plans H-1439-2C, Upper floor: 678 sq. ft. -3C, -2E & -3E). Main floor: 940 sq. ft. Crawlspace (Plans H-1439-2A, -3A, Total living area: 1,618 sq. ft. -20 & -3D). Basement: a rox. 940 sq. ft. (Foundation & framing conversion pp q diagram available — see order form.) Garage: 544 sq. ft. Exterior Wall Framing: 2x6 Blueprint Price Code: B BEDROOM Tuhbow w� BEDROOM BEDROOM 0 Ser ' Shower 10'-0'.10'-3" 10'-0"x 10'-0" I 12'-4"r 12'7" N p BATH O O BATH O 0 i 3d 0 3 '5N BATH CLOSET CLOSET 6'_0. 6'-lox" I LIN0-1 H o N o down THROUGH'° Shwr O down 0, CLOSET v RAILING 4'4",.711 I RAILING OPEN BATH I OPEN TO 0 I I ENTRY ENTRY Y MASTER BEDR'M // MASTER BEDR'M 14'-0'r 11'-0" 14'-0"x 15'-7" SECOND FLOOR—THREE BEDROOMS SECOND FLOOR—TWO BEDROOMS 678 SQUARE FEET 678 SQUARE FEET TO ORDER THIS BLUEPRINT, CALL TOLL-FREE 1-800-547-5570 Plans H-1439-2D ,=2E, -3D &- (prices and details on pp.12-15.) 65 • �h C C7 .ISM ��L% «• ��-.� L � ��f }' C r " J-� -Y j r 'vZ-7 c^• � �C� �4 t3 ;a-J Z e ' j 48'- 0" Classic Patio One-Story °T= Farmhouse -- ;DW P o Dining • This classic farmhouse design Master f=f Bedroom *2 0 12 x 11 features a shady and inviting front Bedroom ath p x g porch. 11 x 12 ._I i, Kitchen • Inside,vaulted ceilings in the living and dining rooms make the home ANTpr FIREPLACE seem larger than it really is. • An abundance of windows brightens CATHEDRAL CEILING �---- -AI - up the living room and dining area. PLANT SHELVES OVER Bath 3 = COATS • The functional kitchen includes a - -_ living Rm. pantry and plenty of cabinet space. ' Util• Entry 17-6 x 15 • The master bedroom boasts a Bedroom3 ;_ mirrored dressing area, private bath 9-4 x 11 and abundant closet space. • Bedroom 3 includes a cozy window Covered Porch seat. WINDOW SEAT - -= - —' Dbl. Garage 1 g-4 x 23-2 Plan NW-521 Bedrooms: 3 Baths: 2 Total living area: 1,187 sq. ft. Garage: 448 sq. ft. I Exterior Wall Framing: 2x6 Foundation options: Crawlspace only. (Foundation &framing conversion diagram available — see order form.) 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