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Home My WebLink AboutRegulation Amendment (6) TOWN OF SOUTH WINDSOR, CONNECTICUT RECEIVED' PLANNING & ZONING COMMISSION APPLICATION FORM Application No. : 19 JAN 20 i"a Date Received: Action/Public Hearing by: Receipt No. SOUTH Vfllffi= piMM MR. APPLICANT: D&E Associates ADDRESS: P.O. Box 984, 701 John Fitch Blvd. , South Windsor,CT 06074 OWNER OF RECORD ON LAND RECORDS n/a ADDRESS: n/a COMPLETE LOCATION OF PROPERTY: n/a Assessor's Map # Parcel # Zone NAME, ADDRESS, & TEL & FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE 291-8757fax DIRECTED: Peter R. DeMallie,DPI,165 S. Satellite Rd. ,South Windsor,CT 06074 Tel 291-8755 THIS APPLICATION IS FOR: (Check all that apply) : _1. Zone Change to (Public Hearing required) _2 . Subdivision/Resubdivision a. _ Subdivision _ Minor Major b. _ Resubdivision Minor _ Major (Public Hearing Required) C. _ Conditional Approval d. _ Open Space Subdivision (Public Hearing Required) _3. Special Exception to Article (Public Hearing Required) _4. Site Plan of Development- _5. General Plan of Development _6. Earth Filling [Sec. 15] and/or Earth Removal [Sec. 141 (Public Hearing Req) X 7. Regulation Amendment: Zoning Subdivision x Industrial Cul-De-Sac Streets _8. Amendment to Town Plan of Development _9. Temporary and Conditional Permit _10 ther (explain in detail) : r n/a Applic Property Owner (See reverse side for additional information) D & E Associates Subdivision Amendment 1. Request for an amendment to Chapter 4 Section C.3.c.(2) to increase the length of cul-de-sacs allowed by right in industrial and commercial zones, and to increase the length of waivers that can be granted by the Commission to further increase the cul-de-sac length under certain circumstances. The maximum permitted length of cul-de-sacs in all zones is currently 600 feet. There is a waiver provision for industrial cul-de-sacs to extend the length to 1000 feet under specific circumstances, such as the lack of any potential outlet. The requested amendment would permit cul-de-sacs in both industrial and commercial zones to have a maximum length of 1,500 feet, with a waiver provision to allow an extra 1000 feet for a maximum of 2,500 feet under certain circumstances. 2. This amendment as proposed does not at this time apply to any individual property, but if adopted would be available in all industrial and commercial zones. 3. This is a very timely amendment, in that this is a recommendation of the Access Management program that is now in its final report stage and will be coming before this Commission in the near future. The reason it is a recommendation from the consultants is that the objective of reducing the number of curb cuts onto major streets is in direct conflict with shorter cul-de-sac lengths, as more cul-de-sacs are needed. 4. One of the main purposes of shorter cul-de-sacs is that the number of people affected is minimal if the roadway is blocked by some emergency. That concern is addressed in the proposed amendment. As proposed, any cul-de-sac length waiver includes a condition that the subdivision has to provide for emergency vehicle access in the event of street blockage. The amendment suggests that this emergency access can be accomplished by providing an access driveway at each end of the street frontage, with some interconnected site driveways throughout the site, or some sites with a driveway that surrounds the building and has two access points. This is a sensible approach to meeting both the objectives of access management and emergency access. 5. The conditions attached to this amendment are well-thought-out, and this proposal does appear to be one that is of benefit to both the Town and the future applicants for property development. Town of South Windsor Proposed Subdivision Amendment January 16, 1998 Chapter 4, Section C.3.c.(2) is hereby repealed, and replaced with the following: "(2)Industrial Cul-de-Sac Streets Cul-de-sac streets in all industrializones shall generally not exceed 1500 feet in length, measured per Section C.3.c(1) above. The Commission may grant a waiver of the length requirement of this section, in industrial zones only, if the Commission deems it desirable due to adverse topographic or environmental conditions, difficult site configuration, if such street is likely to be extended in the f- ture to another outlet, if no potential outlet would be available to serve the industrial.zone area, or if such extension serves the purposes of access management, subject to the following conditions: (a) In no case shall a dead end street exceed 2,500 feet in length. (b) If a potential outlet is available, the Commission shall conclude that the conceptual routing of such outlet appears reasonable. (c) If no potential outlet is available, the Commission shall determine that the subject property cannot be reasonably served by other public street(existing or future) due to site constraints (environmental or topographic), accepted engineering standards and/or prohibitive or excessive cost. (d) The Commission shall determine that the proposed extension conforms to the goals and objectives of access management. (e). The Commission shall conclude that the proposed street extension will function as an industrial local street,rather than a collector or arterial highway. Said waiver may be considered and acted upon at the request of the subdivider in advance of a formal subdivision application. In such cases a conceptual layout of the proposed street extension shall be submitted with the written waiver request, accompanied by a narrative statement explaining the proposal and why a waiver is consistent with the requirements of this section. Any such waiver shall be conditional upon the requirement that individual lot development within the industrial subdivision shall, to the extent possible provide for emergency vehicle access in the event of a street blockage(e.g. fallen tree ruptured pipe etc.). This may include an access driveway at each end of the street frontage providing an uninterrupted on-site vehicle by-pass to the blockage. Such driveways can and should be shared with abutting lots where feasible." Note: new language is underscored. Zoning Amendment Approved 3/24/98 Chapter 4, Section C 3. c. (2) is hereby repealed, and replaced with the following. (2)Industrial Cul-de-Sac Streets Cul-de-sac streets in all industrial zones shall generally not exceed 1500 feet in length,measured per Section C.3.c(l)above. The Commission may grant a waiver of the length requirement of this section, in industrial zones only,if the Commission deems it desirable due to adverse topographic or environmental conditions,difficult site configuration,if such street is likely to be extended in the future to another outlet,if no potential outlet would be available to serve the industrial zone area, or if such extension serves the purposes of access management, subject to the following conditions: (a) In no case shall a dead end street exceed 2,500 feet in length. (b) If a potential outlet is available,the Commission shall conclude that the conceptual routing of such outlet appears reasonable. (c) If no potential outlet is available,the Commission shall determine that the subject property cannot be reasonably served by any other public street(existing or future)due to site constraints (environmental or topographic), accepted engineering standards, and/or prohibitive or excessive cost. (d) The Commission shall determine that the proposed extension conforms to the goals and objectives of access management. (e) The Commission shall conclude that the proposed street extension will function as an industrial local street,rather than a collector or arterial highway. (fl Underground utilities must be provided. Said waiver may be considered and acted upon at the request of the subdivider in advance of a formal subdivision application. In such cases, a conceptual layout of the proposed street extension shall be submitted with the written waiver request, accompanied by a narrative statement explaining the proposal and why a waiver is consistent with the requirements of this section. Any such waiver shall be conditional upon the requirement that individual lot development within the industrial subdivision shall, to the extent possible,provide for emergency vehicle access in the event of a street blockage(e.g. fallen tree,ruptured pipe, etc.). This may include an access driveway at each end of the street frontage providing an uninterrupted-on-site vehicle by- pass to the blockage. Such driveways can and should be shared with abutting lots where feasible.. 'OW N SEA 0-Ye Soam' V, 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 OR-CO � AREA CODE 860 J 644-2511 March 25, 1998 Certified Mail D 8s E Associates 701 John Fitch Boulevard P O Box 984 South Windsor, CT 06074 Dear Madam/Sir: Re: Appl #98-02P, Zoning Amendment/Subdivision Regulations At the March 24, 1998 meeting of the South Windsor Planning & Zoning Commission, your request for an amendment to Chapter 4, Section C.3.c (2) of the Subdivision Regulations was granted with modifications. A copy of the amendment has been enclosed for your use. This amendment will become effective upon publication of the legal notice in the Journal Inquirer, (Saturday, March 28, 1998). If you have any questions, feel free to call the Planning Department at 644-2511, ext. 253. Very truly yours, PLANNING & ZONING COMMISSION Frank A. Castro, Chairm FAC/pmm Enclosure 64671 SW cn o (HARTFORD NORTH) W I L D D •%, °• °y po• �� p° •�• •0 '�' ,Cl�•�, � pic �� `i �,,IE i�lEl�lt i�i � / � \°\ �' O��"i' �'.��' od Y �7 ° --, •p p ° ,10°• •• 30 p � �. � 0 00 • J �• � o ,• N • • I �a Sri /� • � .2� "V p�tti .ram ;E � ' •• �;' 'k vilti o U � � Oar` I �� / '� `� I � I'��I �• °/ • ;ate• . I� ��,�� l 'F� • c i I ,` 19 •/� �• ' 9 • t�. t o 1 ki 1ik� I//n I t �)• E CIF,' - I '' 0 ` ` ///� // '.• r t a � % k PIP- iv I� I� �/ � • ;r B� T� , � I� F I'�6 I�I��I I I�•,E • � • , O� 0 \ -- `-J _ � �I D ''` 'k ' • 6 i' •4.y� It Ir I'FI 14 1 •q0 O.a �'�l i �tl. 0••I�•