HomeMy WebLinkAboutApp 16-19P Clark Estates II Zone Change TOWN OF SOUTH WINDSOR R C '��
PLANNING 8s ZONING COMMISSI N
APPLICATION FORME <
MAR 1
`
Application Number: -I
Official Receipt Date: �3 Z2 (0 .i T
SOUTH WINDWR PLA FtI
Munis Application
Mannarino Builders, Inc. , c/o Robert Mannarino
APPLICANT: 400 Chapel Road, Unit 3-F, South Windsor, CT 06075 860-289-7055
PROJECT NAME: Clark Estates II
100+/- Clark Street
COMPLETE LOCATION OF PROPERTY:(being located on the east side of Clark Street
and abutting the Manchester town line)
OWNER OF RECORD ON LAND RECORDS: Estate of Charles C. Chaponis and
OWNERS Helen A. Chaponis
OWNER ADDRESS: 63 Burnham Street Extension Manchester CT 06040
GIS PIN # 204OR001 and a ZONE RR
portion of 20400030
NAME, ADDRESS, TELEPHONE&EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Mannarino Builders, Inc., C/O Robert Mannarino,400 Chapel Rd. Unit 3-F, South Windsor, Ct. 06074
860-289-7055 ext 1 rob@mannarinobuilders.com (DO-7 78 Estimated presentation time:l hour
THIS APPLICATION IS FOR: (Check all that apply):
Designed Residence Zone (DRZ)
® Zone Change to (Public Hearing and Certificate of Mailing Required)
❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required)
❑ Subdivision ❑ Minor ❑ Major
❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major
❑ Conditional Subdivision
❑ Special Exception to Table (Public Hearing and Certificate of Mailing Required)
❑ Site Plan of Development ❑ New ❑ Modification Building(s) Sq Ft
® General Plan of Development
❑ Dept of Motor Vehicle License - State Hearing per Section 14-55 for
❑ Earth Filling (Sec. 7.6) and/or Earth Removal (Sec. 7.16) (Public Hearing and Certificate of Mailing Required)
❑ Regulation Amendment ❑ Zoning ❑ Subdivision -Attach proposed amendment (Public Hearing Required)
❑ Temporary and Conditional Permit (Public Hearing Required) for_
❑ Temporary and Conditional Permit Renewal for
❑ Detached In Law Apartment or❑ Accessory Apartment (Public Hearing and Certificate of Mailing Required)
❑ Major Home Occupation (Certificate of Mailing Required) for
❑ Other (explain in detail)
*An Application Pending Sign is required to be posted on the property for all applications ten(10) days
rV l 4 n now 40 tb-yD�c prior to being heard by the Commission.
ma rude
Si�na ture of Ap icant Signature of Property Owner
/
Print Name of Applicant Print Name of Property Owner
Revised 2/2014
■ WILSON M.ALFORD,JR.,P.E.&L.S. '
■ CHRISTIAN L.ALFORD,P.E.&L.S.
200PIGEON HILL ROAD ■ P.O.BOX 484 ■ WINDSOR ■ CT 06095 ■ PHONE(860)688.7288 E MARJORIEB•AAONET.NET
Planning &Zoning Commission
Ms. Michele Lipe, AICP, Town Planner DATE: March 15, 2016
Planning Department
Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074 Clark Estates IIry# W
100+/ Clark Street
Mannarino Builders, Inc.
WE ARE FORWARDING:
a) 3 sets of prints- plans for Zone Change & General Plan of Development(4 sheets), dated,
March 14, 2016, prepared by Alford Associates, Inc.
I b) original &2 copies of completed application for Zone Change& General Plan of Development
c) 9 copies of Narrative, dated March 14, 2016, prepared by Alford Associates, Inc.
d) 13 copies of Traffic Report, prepared by DLS Traffic Engineering LLC, dated October 14, 2015
e) application fee-$755.00 (zone change=$310+60 &General Plan of Dev.#325+60)
THIS TRANSMITTAL IS BEING MADE:
IN RESPONSE TO YOUR REQUEST.
IN RESPONSE TO A REQUEST OF RECE
FOR YOUR REVIEW AND COMMENT.
x FOR PROCESSING.
= MAR 2-0"9
THE AMOUNT DUE FOR THIS ITEM IS: SOUTH N1IF"✓OR PI_ I ^„� T
INCLUDED IN THE ACCOMPANYING INVOICE.
E COVERED BY YOUR REMITTING THE AMOUNT OF $
INCLUDED IN OUR INVOICE TO BE SUBMITTED.
WE COMMENT AS FOLLOWS:
C
i
VERY TRULY YOURS,
Marjorie R. Begin
cc: Rob Mannarino w/copies
a
R Cof
MAR 16 2016
OUTH WINDSOR PLANNING DEPT.
Alford Associates,
■ WILSON M.ALFORD,JR..P.E.&L.S. ENGINEERS A SURVEYORS A PLANNERS
■ CHRISTIAN L.ALFORD,P.E.&L.S.
200 PIGEON HILL ROAD ■P.O.BOX 484 ■WINDSOR ■CT 06095 ■ PHONE(860)688-7288■FAX(860)688-3485 ■CALFORD@SNET.NET
CLARK ESTATES II NARRATIVE
100 CLARK STREET, SOUTH WINDSOR, CT
PREPARED FOR
MANNARINO BUILDERS, INC.
MARCH 14, 2016
The site is a 8.75-acre parcel with 808 feet of frontage on the east side of Clark
Street in South Windsor. The property is mostly open field with two barns. It is wooded
where Quarry Brook abuts the north and east corners of the property. Clark Street is a
minor collector road. The site is bordered to the northeast by Eversource Power
Company property and to the south by the Manchester town line. Margaret Drive and
Rugby Lane are on the west side of Clark Street. The existing house at the south
corner of the property is not part of the development. See page A-1
The proposal is to change the zone from Rural Residence (RR) to Designed
Residence Zone (DRZ). Twenty- two single-family detached residences served by a
1000 foot long private road are proposed. Open space is proposed between Clark
Street and the developed area. Also, a sports field is proposed at the south portion of
the property. A sidewalk is proposed along Clark Street. See page A-2.
UTILITIES:
The homes will be served by public sewer, water and gas which are available in
Clark Street. The site is shown on South Windsor's Sanitary Sewer Service area map
as Potential Future Sewer Service— areas not served today but could be connected to
the sewer system. Storm drainage from the site will be directed to a detention pond at
the north corner of the site. The stormwater will be released slowly from the pond
before it enters the storm drainage system in Clark Street so that there will be no
increase in flow off the property.
TRAFFIC:
A traffic report prepared by DLS Traffic Engineering LLC concluded that there will
be no significant impact on the area roadways due to the proposed development.
The DLS traffic report was based on 26 proposed homes and not the actual 22 homes
currently proposed. The four less homes does not affect the traffic report.
DLS Traffic Engineering LLC
14 Bent road Windsor,Connecticut 06095 Telephone: 860.298.9316
dsllear,dlstrafYic.coni Fax: 860.219.9316
RED
October 14, 2015 MAR 16 2016
Robert Mannarino SOUTH WNDSOR PLANNING DEPT.
Mannarino Builders, Inc.
400 Chapel Road, Suite 3-F
South Windsor, CT 06074
Re: Traffic Statement
Proposed 26-Lot Residential Development
Chaponis Property- 100 Clark Street
South Windsor,Connecticut
Dear Rob:
DLS Traffic has completed its shady of the traffic aspects of the proposed development of
26 single family homes at 100 Clark Street in South Windsor,Connecticut. The site is located on
the east side of Clark Street and borders the Manchester town line. Access to the site will be :from
a U-shaped road on the east side of Clark Street. The southerly proposed roadway will intersect
Clark Street opposite Margaret Drive.
The proposed use is a small traffic generator from a traffic engineering point of view. Site
generated traffic will typically occur during the roadway peak hours. Available counts on Clark
Street indicate that the p.m. peak hour has significantly higher traffic volumes than the a.m. peak-
hour. Accordingly,our analysis will be limited to the p.m. peak hour. Clark Street does not carry
high volumes and will be able to accommodate traffic from the proposed development.
Scope - This report was prepared to determine the impact, if any, of the proposed development of
26 single family homes at the subject site. We completed a site visit to observe existing conditions
and record roadway geometrics and characteristics. We also reviewed ConnDOT count data in the
vicinity of the site. P.M. peak hour trip generation estimates were made based on Institute of
Transportation Engineers trip generation data for single family homes. These trips were distributed
to area roads based can existing travel patterns.
For ease of computation and presentation, all site traffic was assigned to the Clark
Street/Margaret Drive intersection(the northerly site drive intersection xvill operate as good or better
than the Clark Street/MargaretDrive intersection modeled with all of the site traffic). Flow diagrams
for the volume development were prepared. Capacity analysis was completed for the study
intersection with projected background volumes and with combined volumes.
DLS Traffic
Robert Mannaiino
October 14,2015
Page Two
Background Conditions - The site is located on the east side of Clark Street opposite Margaret
Drive, adjacent to the Manchester town line and north of Chapel Road. Land use in the area is
residential.
Clark Street is a minor collector road running from Chapel Load to Pleasant Valley Road and
northerly. At Margaret Drive, Clark Street is 30 feet wide with a 12-foot travel lane and a 3-foot
shoulder provided in each direction.
The posted speed limit on Wolcott Road in the vicinity of the site is 30 mph. In August
2012, South Windsor Police measured the 85'percentile speed on Clark Street between Deming
Street and Stanley Street at 42.4 mph. The 85111 percentile speed on Clark Street near the site is
expected to be similar,
Margaret Drive intersects Clark Street from the west under stop sign control. Margaret Drive
is 26 feet wide. The posted speed limit on Margaret Drive is 25 mph,
Background Volumes - The ConnDOT count database for South Windsor was reviewed. No
current ConnDOT count stations are located in the vicinity of the site. However, in April 2010
ConnDOT completed an ATR count on Clark Street south of Pleasant Valley Read that showed an
ADT of 4000 with an a.m.peal:hour volume of272 and a p.m.peak hour volume of 449. Because
the p.m. peak hour volume is significantly higher than the am. peak hour,our analyses are limited
to the p.m. peak hour.
In October 2015, we completed manual p.m. peak period turning movement counts at the
Clark Street/Margaret Drive intersection. On Clark Street north of Margaret Drive,we recorded 441
vehicles from 4:15 to 5:15 p.m. The upper left portion of Figure '1 graphically depicts the 2015.
existing volume turning movements at the subject intersection.
Intersection Sight Distance(ISD)-The intersection sight distance looking left and right from moth
site drives on Clark Street is over 600 feet. The posted speed limit on Clark Street is 30 mph.
ConnDOT guidelines indicate 335 feet of ISD should be available for 30 mph. The approximate 85"'
percentile speed on Clark Street is 42.4 mph. ConnDOT guidelines indicate that 500 feet of ISD is
needed for 45 mph. Therefore, the intersection sight distances from the proposed drives on Clark
Street are good for the posted speed limit and for 85"percentile speeds.
Projected Background Volumes -The 2016 projected background volumes are shown in the upper
right portion of Figure 1. Projected background volumes include a 2%annual growth factor to 2016
plus traffic passing the site from Clark Estates(18 single family homes under construction north of
the site),
DI1S Traffic
Robert Mannarino
October 14, 2015
Page Three
Trip Generation -The trip generation for the proposed residential development was based on data
from the Institute of Transportation. Engineers, Trip Generation Manual (see Attachment A-1).
Using ITB equations for single family detached housing, 31 p.m. peak hour trips are estimated
(20 entering, 1 I exiting).
The site generated traffic was distributed to Clark. Street based on existing travel patterns
(65%to/from the south;35%to/from the north). Again,all traffic was shown at the southerly drive.
Site traffic at the northerly drive will be less than the total traffic modeled at the southerly drive. The
lower left portion of Figure I shows the distributed site generated traffic.
Combined Volumes-The 2016 combined volumes are shown in the lower right portion ofFigure 1.
The 2016 combined volumes were obtained by adding the distributed site generated traffic to the
2016 projected background volumes.
Capacity Analysis-The 2016 capacity analysis was completed using the volumes shown in the flow
diagrams from Figure 1. Levels of service run from"A"to" "with "A" being the best with little
or no control delay and "F"being the worst with long delays. The 2016 p.m.peak hour projected
background capacity analysis shows level of service"A"on Clark Street and level of service"B"on
Margaret Drive (see Attachment A-2). Similarly, the 2016 p.m. peak hour combined capacity
analysis shows level of service"A"on Clark Street and level of service"B"on Margaret Drive and
on the site drive (see Attachment A-3).
The northerly site drive intersection with Clark Street will operate as good or better than the
Clark Street/Margaret Drive intersection as analyzed above.
Conclusion - Twenty six new homes are proposed at 100 Clark Street in South Windsor.
Background volurnes on area roadways are moderate.
Intersection sight distances available at the exit drives are good for 85"percentile speeds and
for the posted speed limit allowing exiting vehicles to see and be seen by oncoming traffic.
The proposed use is a small traffic generator that can easily be accommodated by area
roadways. Levels of service on area roadways will remain at "B" or better after the proposed
development is fully occupied. '_Fhere will be no significant impact on area roadways due to the
proposed development.
DLS Traffic
Robert Mannarino
October 14, 2015
Page lour
We trust that the above information"il l be useful in your understanding of the traffic aspects
of the proposed development. We appreciate having been of service to you on this project. Should
You have any questions concerning this report, please feel free to contact this office.
y�BY�MstyN
Very truly yours, '00f CQN�y
DLS Traffic ��'a0>
Co
9 �No. 15694 �`
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Principal
L. Spear, P.F. '%;�,/ONAL
r cipal
Attachments
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MARGARET DRIVE 41 r( MARGARET DRIVE 41
13 13 N
4 4 a
X Y
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2015 EXISTING VOLUMES 2016_PROJECTED-BACKGROUND-VOLUMES
SITE TRAFFIC
Enter. 20
W Exit 11 U1
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Total: 31
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43bLD 7 '.! ', b 7
MARGARET DRIVE SITE DRIVE MARGARET DRIVE SITE DRIVE
.�' 41 13 , 41 (o
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DISTR_IBUTEI3..SITE TRAFFIC 2016_COMSINED_VOLUM:E$
100 Clark Street
South Windsor,Connecticut
LEGEND: Flow Diagrams Scale:NITS
Drawn b :DLS
}, XX-P.M. Peak Hour Volume ILLS Trnff c Lnainecrinz LLC, Chkd b :EAS
Dote: 10/14/15
Windsor,CT 06095 Pro'.No. 1529
($6I))298-9316 Figure No. 1
Attachments
I!
Single-Family Detached Housing Single-Family Detached Housing
210 a 210
Average Vehicle Trip Ends vs: Dwelling Units Average Vehicle Trip Ends vs: Dwelling Units
On a: Weekday, On a: Weekday,
Peak Hour of Adjacent Street Traffic, Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m. i One Hour Between 4 and 6 p.m.
Number of Studies: 292 Number of Studies: 321
Avg.Number of Dwelling Units: 194 Avg.Number of Dwelling Units: 207
i
Directional Distribution 25%entering,75%exiting Directional Distribution: 63%entering,37%oxiting
Trip Generation per Dwelling Unit Trip Generation per Dwelling Unit
lveragr Rate Range of Rates -- l ! Rance of raterStandard
Average Rafe
___._....._.__.. ___.� bt nrlard Detl�?tlon -
_,._.__..__,1 f sn�lard D �J tit n
0.75 0.33 2 2 �_. 1.00 0.22 2 9b
Data Plot and Equation Data Plot and Equation
-o .,too
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t I 4 !
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X
41—
I.
n _.Y.„.._.._....._... W.._,....,,__,._ ,. _.._.., Q
0 1L'OQ .. 3GOQ 0 I000 •*pOn 7
x-Number of DweL'ing LJnils X=Number of C)upping Units
F Actual Dab points Frlled Curve r '^ Actual 0a!a P ntt o Fit!ed Curve
..._.... Average Rat•• Ac
Fitted Curve Equation! T=0.70(X)a 9.74 u
Fitted Curve Equation: Ln(T)_0.90 Lrz(X)t 0.a1 R?=O.t39 ft`c 0.91
i;ll j
7ri)Generation,9(h E;f'i, P r I,l! 298 Trip Generation,9th Edition + ;nsti4rte Of Transportation Engineers
f It)n+ Institute of Trans ortatinn„nowee:rs ?n� a.l:
VQ
LAKI W.-
General Information Site Information
Analyst DLS Intersection Clark SVMargaret Dr
Agency/Co, DLS Traffic Jurisdiction South Windsor,CT
Date Performed 10114/2015 East/West Street Margaret Dr
Analysis Year 2016 North/South Street Clark Street
Time Analy2ed PM Pk Hr-Projected BG ' Peak Hour Factor 0.92
Intersection Orientation Borth-South Analysis Time Period(hrs) 0,25
Project description 100 Clark Street
Lanes
I ICI I i' i�ill
tl l ,T +''Y` t 1w r
Vehicle Volumes and Adjustments
Approach Eastbound Westbound Northbound Southbound
Movement U L T R U L T R U L T R U L T R
Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6
Number of Lanes 0 0 0 0 0 0 0 W 0 1 0 0 0 1 0
Configuration LR LT TR
Volume(veh/h) 13 4 14 272 156 20
Percent Heavy Vehicles 0 0 0
Proportion Time Blocked
Right Turn Channelized No No _ No No
Median Type Undivided
Median Storage
Delay, Queue Length, and Level of Service
Flow Rate(veh/h) 18 311
capacity 574 1394
v/c Ratio 0.03 0.22 i
i
95%Queue Length 0.1 0.0
Control Delay(s/veh) i1.5 7.6
Level of Service(LOS) B A i
Approach Delay(s/veh) 11.5 0.5 I
Approach LOS B A
Copyright O 2015 University of Florida.Ail Rights Reserved. HGS 20101"TWSC Version 6.70 Generated: 10/14/2015 5.25:56 PM
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General Information Site information
Analyst DLS 4 Intersection Clark St/Margaret Dr/Site
Agency/Co. DLS Traffic Jurisdiction South Windsor,CT
Date Performed 10/14/2015 EastJWest Street r Margaret Dr/Site or
Analysis Year 2016 North/South Street Clark Street
Time Analyzed PM Pk Hr-Combined Peak Hour Factor 0.92
Intersection Orientation North-South Analysis Time Period(hrs) 0.25
Project Description 100 Clark Street
Lanes
. 1 : . LU
Vehicle Volumes and Adjustments
Approach Eastbound Westbound Northbound Southbound
Movement U L T R U L T R U L T R U L T R
Priority 10 11 12 7 8 9 iU 1 2 3 4U 4 5 6
Number of Lanes 0 0 0 0 0 fl 0 0 1 0 0 0 1 0
Configuration LR LR LTR LTR
Volume(veh/h) 13 4 7 4 14 272 13 7 156 20
Percent Heavy Vehicles 0 0 0 0 3 0 0
Proportion Time Blocked
Right Turn Channelized No No Na No
Median Type Undivided
Median Storage
Delay,Queue Length, and Level of Service
Flow Rate(veh/h) is 12 iS 8
Capacity 506 520 1394 1262
v/c Ratio 0.04 0.02 0.01 0.01
95%Queue Length 0.1 0.1 010 0.0
Control Delay(s/veh) 12.4 12.1 [HE
7.9
Level of Service(LOS) B B A
Approach Delay(s/veh) 12.4 12.1 0.4 0.4
Approach LOS B B A A
Copyright 0 2015 University of Florida.All Rights Reserved. HCS 2010'"TWSC Version 6.70 Generated: 10/14/2015 5:34:52 PM
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WILSON M,ALFORD,SR.,P.E.&LS. J
d WILSON M.ALFORD,JR.,P.E.&L.S. 1 .
n CHRISTIAN L ALFORD,P.E,&LS.
200 PIGEON HILL ROAD 61 P.D.BOX 484 0 WINDSOR N CT 06095 M PHONE(860)688-7288 I9 FAX(860)688.3485 2 ALFORD@SNET.NET
March 16, 2016
Property Owner
Re: Proposed Zone Change
"Rural Residential (RR)" to "Designed Residence (DRZ)"
100+/- Clark Street, South Windsor
Applicant- Mannarino Builders, Inc.
Owners- Estate of Charles C. Chaponis
and Helen A. Chaponis
Dear Property Owner:
In accordance with Section 8.2C. of the "Town of South Windsor Zoning
Regulations", you are hereby notified that an application has been filed on the property
abutting yours and is subject to a hearing by the Planning and Zoning Commission.
The application and plans are on file with the South Windsor Planning Department.
As an abutting property owner you are invited to the hearing to ask questions and/or
give comments. You may also submit written comments regarding the application prior
to the hearing if you so desire. For further information regarding the specific date this
application will be heard please contact the Planning Department at 860-644-2511, ext.
329.
Thank you.
Very truly yours,
AIford Associates, Inc.
� UNITED ST4TES
AOSTUSERVICE® Certificate of Mailing -- Firm (Domestic)
Name and Address of Sender TOTAL NO. TOTAL NO. U, qPISTAG E
of Pieces Listed by Sender of Pieces Received at Post Office ., WI of C CT
MA 8095 e
Alford Associates, Inc. °"�° �MOiJ�T
��fdLIFRY1Ra $ $P.O. Box 484 0000 R233N1 0_os
200 Pigeon Hill Road �`
Windsor, CT 06095 Postmaster,per(name Of receivi g;empioyee)
911
-- -LISPS Tracking Number-� Address
---------- -----------
Firm-specific Identifier (Name,Street,City,State,and ZIP Coder) Postage Fee Special Handling Parcel Airlift
Sylvester J. Cha onis and
0 .49 0 .38
Cindt M. Cha onis
3 Burnham St . Ext .
Manchester CT 06042-1671
Charles Chaponis and 0 .49 0 .38
Helen A. Cha onis
81 Clark Street
South Windsor, T 06074
Michael. E. & Marcia A. Firsick
110 Rugby Lane 0 .49 0 . 38
---------------------------------------------------
South Windsor CT 06074
13everlV Clo ston
986 Chapel Road 0 .49 0 .38
South Windsor, CT 06074
------------------------- -------------------------
---------------------------------------
PS Form 3665,May 2015 PSN 7530-17-000-5549
aN�, UNITED ST13TES
POSTIRSERVICEe Certificate of Mailing -- Firm (Domestic)
Name and Address of Sender TOTAL NO. TOTAL NO. Affix Stamp Here
of Pieces Listed by Sender of Pieces Received at Post Office \
Postmark with Date of Receipt.
Alford Associates, Inc . r
P.O. Box 484
200 Pigeon Hill Road :a fyJ�f
Windsor, CT 06095 Postmaster,per(name ofreceiving employee)
USPS Tracking Number Address
Firm-specific Identifier (Name,Street,City,State,and ZIP CodeTM) Postage Fee Special handling Parcel Airlift
Connecticut Light & Power Corn a y 0 .49 0 .38
___ P.O. Box 270
Hartford, CT 06141-0270
Estate of Charles C. Cha onis
0.49 0 .38
---------------------------------------------------
63 Burnham St. Ext .
Manchester, CT 06040
Helen A. Chaponis
81 Clark Street 0 .49 0 .38
-------------------------------------------------
South Windsor, CT 06074
Nicholas W. & Kelly L. Asensio 0 .38
10 Mar aret St.
0.49
South Windsor CT 06074
Jannette Vega
0 .49 0 .38
-- -------------------
South Windsor CT 06074
Rudolph Eliasson
0 .49 0 .38
--------------------------------------------------- 115 Ruclipy Lane
South Windsor CT 06074
PS Form 3665,May 2015 PSN 7530-17-000-5549
PAYMENT SUMMARY RECEIPT
TOWN OF SOUTH WINDSOR
1540 SULLIVAN AVENUE
SOUTH WINDSOR CT 06074
DATE: 03/16/16 CUSTOMER#: 000607780
TIME: 11:46 MANNARINO BUILDERS INC
CLERK: laurenlz
RECPT#: 20849011 PREV BAL:
TP/YR: MS/2016 AMT PAID: 755.00
BILL: ADJSTMNT:
EFF DT: 03/16/16 BAL DUE:
PERMITS/INSP PAYMENT
-----------------TOTALS-----------------
PRINCIPAL PAID: 755.00
INTEREST PAID: .00
ADJUSTMENTS: .00
DISC TAKEN: .00
AMT TENDERED: 755.00
AMT APPLIED: 755.00
CHANGE: .00
PAID BY: MANNARINO BUILDERS I
PAYMENT METH: CHECK
PAYMENT REF: 8328
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 3/16/16
TO: Matt Galligan, Fred Shaw, Michael Gantick, Walter Summers, Jeff Doolittle
Ray Favreau, Mark Owens, Chris Dougan, Sherry McGann, Ron Asselin,
John Caldwell, Dennis Sheridan, Chris Deuschene
FROM: Michele Lipe, AICP, Town Planner
The Planning&Engineering Departments have received plans for the following projects:
Appl 16-19P, Clark Estates II Zone Change and General Plan
Location: easterly side of Clark Street, northerly of Manchester Town Line(Chaponis property)
❑ Site Plan ❑ Subdivision No. Acres 8.75 Zone RR to DRZ
❑ Industrial ❑ Commercial ® Residential No. Lots/Units 26
Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System
Project Description: Zone change and general plan showing layout of roadway
Future Town-owned property involved? ❑ Yes ® No
® new street(s) ❑ new detention area
❑ new open space/recreation area ❑ active ❑passive
Planning Department notes:
Please comment by 3/30/16 and return to the Planning Department.
Page 1 of 1
Zarambo, Lauren L.
From: Lynne Pike DiSanto [Ipikedisanto@crcog.org]
Sent: Thursday, March 17, 2016 9:07 AM
To: Zarambo, Lauren L.
Subject: RE: Zoning Referral Form
Good Morning Lauren,
� eo
Yesterday, March 16,2016, received your referral of a proposed zone change 1WClark Street. We will review
the materials provided and contact you if we have questions or need additional information.
Thank you,
Lynne
Lynne Pike DiSanto,AICP
Principal Planner and Policy Analyst
Capitol Region Council of Governments
241 Main Street,4th Floor
Hartford,Connecticut 06106
(860) 522-2217 ext. 211
Ipikedisanto@crcog.org
�� N� siMateMw4.�
From:Zarambo, Lauren L. [mailto:Lauren.Zarambo@southwindsor.org]
Sent: Wednesday, March 16,2016 4:31 PM
To:Zoning Referral<zoningref@crcog.org>
Subject:Zoning Referral Form
Please find attached zoning referral form for your review.
Thank you,
Lauren L Zarambo
Planning Department Secretary
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT o6074
86o.644.25n ext 253
This email has been scanned for email related threats and delivered safely by Mimecast.
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3/17/2016
Page 1 of 1
Zarambo, Lauren L.
From: Shaw, Fred
Sent: Wednesday, March 23, 2016 4:14 PM
To: Zarambo, Lauren L.
Subject: RE: In House Referral Form for Clark Estates II
WPCA approval will eventually be required.
C. Frederick Shaw
Superintendent Pollution Control
Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074
TEL: (860)644-2511 EXT. 247
CELL: (860) 803-8886
FAX: (860)644-7280
EMAIL: fred.shawlasouthwindsor.oM
From: Zarambo, Lauren L.
Sent: Wednesday, March 16, 2016 12:33 PM
To: Asselin, Ronald; Caldwell, John; Cofrancesco, Andrea; Doolittle, Jeffrey; Dougan, Christopher; Duchesne,
Christopher; Favreau, Raymond; Galligan, Matthew; Gantick, Michael; Oatis, Heather; Owens, Mark; Shaw, Fred;
Stetson, Vincent; Summers, Walter
Subject: In House Referral Form for Clark Estates II
Please find attached In House Referral Form for Appl. 16-19P, Clark Estates II Zone Change and General Plan of
Development.
Please forward any comments or questions to the Planning Department.
Thank you,
Lauren L Zarambo
Planning Department Secretary
Town of South Windsor
1540 Sullivan Avenue
South Windsor,CT o6074
86o.644•25n ext 253
3/23/2016
SOWN SC4
• w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
OR-CO TELEPHONE (860) 644-2511
CERTIFIED MAIL 7011 1570 0000 63371914
March 16,2016
Joseph V. Camposeo,Town Clerk
Town of Manchester
41 Center Street
Manchester, CT 06040
Dear Mr. Camposeo:
Re: Notice to Adjoining Municipalities
In accordance with Connecticut General Statutes concerning notification to municipalities regarding
Planning & Zoning Commission applications that could affect the abutting town, we hereby notify you
of the application submitted by Mannarino Builders,Inc..
Appl. 16-19P,Mannarina Builders, Inc.—request for a Zone Change of approximately 8.75 acres from
Rural Residential to Designed Residence Zone and a General Plan of Development for a 22 unit
development to be known as `Clark Estates II', on property located on the easterly side of Clark Street,
approx. 352+/-feet north of Burnham Street
This application is tentatively scheduled to be heard by the Planning & Zoning Commission on April
26, 2016 at 7:30 p.m. in the Council Chambers of the South Windsor Town Hall.
If you have any question, please feel free to contact the Planning Department at 860-644-2511, ext.
253.
Very truly yo4rg,
Michele R. Lip ,AICP
Director of Planning
MRL/llz
Q`to�aeoipN, Capitol Region Council of Governments
241 Main Street
r og Hartford, Connecticut 06106-5310
0
Telephone: (860)522-2217•Fax: (860) 724-1274
RNM6Nts� - WWW.crcog.org Mary Glassman,Chairman
Lyle D. Wray,Executive Director
ZONING REFERRAL FORM
FOR: NOTIFICATION OF REFERRALS BY ZONING COMMISSIONS OF THE CAPITOL REGION
Please fill in,save a copy for your records and send with appropriate attachments by certied mail or electronically to:zonin¢refCa,creoe.ors.
FROM: ❑Zoning Commission
(select one) ®Planning and Zoning Commission South Windsor
❑City or Town Council (acting as Zoning Commission) (Municipality)
TO: Capitol Region Council of Governments
Policy Development&Planning Department
241 Main Street Date of Referral to CRCOG:3/16/16
Hartford,CT 06106
Pursuant to the provisions of Section 8-3b of the General Statutes of Connecticut,as amended,the following proposed zone change is
referred to the Capitol Region Council of Governments for comment:
NATURE OF PROPOSED CHANGE
®Adoption of amendment of ZONING MAP ❑ Adoption or amendment of ZONING REGULATIONS
for any area within 500 feet of another applying to any zone within 500 feet of another
Capitol Region Municipality. Capitol Region Municipality.
Attach map showing proposed change. Attach copy of proposed change in regulations.
THE CHANGE WAS ORIGINALLY REQUESTED: ❑by municipal agency:
®by petition (Specify)
PUBLIC HEARING ON SAID CHANGE IS SCHEDULED FOR:4/26/16 (Date)
MATERIAL SUBMITTED HEREWITH:
❑ Public Notice ❑ Regulation Changes ❑ Supporting Statements
® Map of Change ® Other(Specify):Narrative
HAS THIS REFERRAL BEEN SUBMITTED PREVIOUSLY TO CRCOG? ®YES-ON WHAT DATE? 10/23/15
❑ NO Y '°f
(FOR USE BY CRCOG)
Name:MA:Z�i�
Date Received (Person Sendinf Referral)
Date Email Receipt Sent Title: Director of Planning
If Needed,Was Follow-up Sent Certified?
Address: Town of South Windsor
CRCOG File Number 1540 Sullivan Avenue
South Windsor,CT 06074
BYLAW(Section 8-3b of the CGS,Effective October 1,2011):When the zoning commission of a municipality proposes to establish or change a zone or any regulation affecting the use of a zone any
portion of which is within five hundred feet of the boundary of another municipality,the zoning commission shall give written notice of its proposal to each regional planning agency of the region in
which it and the other municipality are located.Such notice shall be made by certified mail,return receipt requested,or by electronic mail to the electronic mail address designated by the re !onal
planning agency on the agency's Internet web site for receipt of such notice,not later than thirty days before the public hearing to be held in relation thereto.If such notice is sent by electronic mail and
the zoning commission does not receive an electronic mail from a regional planning agency confirming receipt of such notice then not later than twenty-five days before the public hearing the zoning
commission shall also send such notice by certified mail,return receipt requested,to such planning agencyM.,CRCOG's email address for submitting zoning referrals is:zoningref@crcoe.ore.
If you have questions or experience difficulty submitting your referral electronically,please contact one Pike DiSmito at(860)522-2217 ext.211 CRCOG-9/2011
A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region
CRCOGCAPITOL REGION
COUNCIL OF GOVERNMENTS 241 Main Street/Hartford/Connecticut/06106
Working together for a better region. Phone(860)522-2217/Fax(860) 724-1274
www.ctvog.org
April 20, 2016
TO: SOUTH WINDSOR PLANNING AND ZONING COMMISSION
REPORT ON ZONING REFERRAL Z-2016-33: Proposed zoning map amendment to change the
zone for 100 Clark Street, an 8.75 acre site,from Rural residence(RR)to Designed Residence Zone
(DRZ). The proposed development features 22 single family detached residences served by a
private road. The site borders the Manchester town line.
COMMISSIONERS: Receipt is acknowledged of the above-mentioned referral. Notice of this proposal
was transmitted to the Policy and Planning Division of the Capitol Region Council of Governments under
the provisions of Section 8-3b of the Connecticut General Statutes,as amended.
COMMENT: The staff of the Regional Planning Commission of the Capitol Region Council of
Governments has reviewed this referral and finds no apparent conflict with regional plans and policies or
the concerns of neighboring towns. The site is within a Middle Intensity-2 Development Area as shown
on the Regional Land Use Policy Map. Such areas are consistent with higher density zoning including
planned residential.
Questions concerning this referral should be directed to Lynne Pike DiSanto.
In accordance with our procedures this letter will constitute final CRCOG action on this referral. The
public hearing date has been scheduled for 4/26/2016.
DISTRIBUTION: Planner: Hartford,Windsor, East Windsor,Ellington,Vernon,Manchester, East
Hartford
Respectfully submitted,
Sandra Bobowski, Chairman
Regional Planning Commission
Karl Robert Profe,Vice Chairman
Regional Planning Commission
L e ike DiSanto,AICP
Senior Planner and Policy Analyst
Andover/Avon/Berlin/Bloomfield/Bolton/Canton/Columbia/Coventry/East Granby/East Hartford/East Windsor/Ellington/Enfield/Farmington/
Glastonbury/Granby/Hartford/Hebron/Manchester/Mansfield/Marlborough/New Britain/Newington/Plainville/Rocky Hill/Simsbury/Somers/South
Windsor/Southington/Stafford/Suffield/Tolland/Vernon/West Hartford/Wethersfield/Willington/Windsor/Windsor Locks
A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region
SpVIN Sf+
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• �� 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
r�OSOR•Co TELEPHONE(860) 644-2511
April 11, 2016
Robert Mannarino
Mannarino Builders, Inc.
400 Chapel Road
South Windsor, CT 06074
Dear Mr. Mannarino:
Re: Appl. 16-19P, Mannarino Builders, Inc. - request for a Zone Change of
approximately 8.75 acres from Rural Residential to Designed Residence Zone and a
General Plan of Development for a 22 unit development to be known as `Clark
Estates II', on property located on the easterly side of Clark Street, approx. 352+/-
feet north of Burnham Street
Please be advised that the Public Hearing of the Planning & Zoning Commission in
the above referenced matter has been scheduled for Tuesday, April 26, 2016 at 7:30
PM in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan
Avenue. Someone must be present at the hearing to represent the application.
One sign advertising the hearing must be posted on the property for ten (10)
consecutive days prior to the hearing and must be clearly visible from a town street.
.A sign must be posted on Clark Street by Friday, April 15, 2015.
Signs can be obtained in the Planning Department, Monday through Friday, 8:00
a.m. - 4:30 p.m. If you have any questions regarding this letter, please call 860-644-
2511, Ext 253.
Sincerely,
Lauren Zarambo
Administrative Secretary
Appl #16-19P, Clark Estates II Zone Change RR to DRZ
General Plan
Public Hearing 4-26-16
Planning Department Report
1. Request for a zone change from RR to Designed Residence Zone and a General
Plan of Development for an 8.75 acre parcel to creaU22 unit development,
located on the easterly side of Clark Street, approx. feet north of Burnham
Street and the Manchester Town Line. The PZC denied a zone change request
earlier this year on this property that would have resulted in 26 units.
2. This site is surrounded by single family zoned property with single family homes
along Clark Street to the west in the A-20 zone, and the remainder of the
surrounding property is in the RR zone.
3. This proposal is for 22 single family homes to be part of a common interest
community. Twenty percent of the units, or 5, are proposed to be "affordable
units". The affordable units must be dispersed among the other units and will
range in size and unit type. These units are required to be deed restricted for forty
years and count towards the state's goal of each community 10% of their housing
units as affordable. The town would need over 180 more units to meet that goal.
4. Section 8.3 includes criteria for evaluating a zone change. These criteria include:
a. The goals, objectives, and recommendations of the Plan of Conservation and
Development;
b. The purposes of zoning and of these regulations;
c. Changes that have taken place in the rate and pattern of development and land use
within the Town and adjoining communities;
d. The supply of land available in the present and proposed zone;
e. The physical suitability of the land for the proposed zone;
f. The impact on the capacity of the present and proposed utilities, streets, drainage
systems, and other improvements;
g. The general character and zoning of the neighborhood;
h. Impacts on the surrounding area;
i. Traffic congestion impacts;
j. The impact on surrounding property values;
i
k. The environmental impacts;
1. The health and general welfare of the community;
m. Neighborhood acceptance weighed against community needs; and
n. The protection of historic factors.
The Housing Element of the Town Plan of Conservation includes goals that are relevant
to this application, including:
• Allow flexibility in meeting emerging housing preferences and needs — allow a
multi-family type development as a transition.
• Monitor Housing Affordability - Town could encourage affordable housing and
provides such tools as density bonuses to create affordable units.
5. A zone change is the appropriate time to discuss traffic impacts. The applicant's
traffic report indicates that the area roadway network is sufficient to accommodate
traffic generated and site lines at the two new intersections are adequate.
6. The purpose of the general plan is to show the planned use and layout of the
property if the zone change is approved, including the general layout of utilities,
drainage, open space/recreation areas. The engineering details would be provided
at the site plan stage.
7. The general plan shows a loop road that will be privately owned with a sidewalk
proposed along the Clark Street frontage as well as one side of the new roadway.
8. The applic as provided ing breakdow backs, lot coverage, unit
types, o n spa e requir ents, rking re 'rements 1'Il ccord t e
Desig ed Resid nc gulations.
9. The DRZ zone requires 600 sq ft of developed recreation area per unit (.36 acres)
or 3,600 square feet of undeveloped recreation area pre unit which equates to 2
acres. The applicant has exceeded the requirement by designating an open
field/lawn area 1 acres on the southerly end of the parcel for active recreation and
has set aside land in the front of the parcel along the Clark Street frontage and in
between the units as passive recreation.
10.There is no buffer requirement along all property boundaries; however the
Commission may want to consider requiring landscaping screening and treatments
be incorporated into the rear yards of the development. The applicant's plan street
calls for trees along the Clark Street frontage and the incorporation of a soft berm
behind the trees with a variety of landscaping with visual interest.
11.There is a small area of regulated wetlands on this site. IWA/CC approval is not
required for the general plan; but would be required at site plan stage.
2
12.Public water and sewer are available. The applicant's engineer has indicated that
the utilities have adequate capacity to support this development. Trash disposal
will be handled through the use of individual containers.
B.The site is within 500 feet from a Town boundary, and a CRCOG referral was sent
and we received the following response: READ CRCOG notice
14.If this zone change is approved, the Commission should state on the record that
you have found the zone change to be consistent with the Town Plan of
Conservation and Development.
3
SOW N SE4
O
• we 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
soR.CO TELEPHONE (860) 644-2511
CERTIFIED MAIL 7011 1570 0000 6337 2508
April 29, 2016
Mannarino Builders, Inc.
c/o Robert Mannarino
400 Chapel Road,Unit 3-F
South Windsor, CT 06074
Dear Mr. Mannarino:
Re: Appl. 16-19P, Mannarino Builders, Inc. Clark Estates II Zone Change and General Plan
We are pleased to advise you that at its April 26, 2016 meeting, the Planning and Zoning
Commission voted to approve with conditions your request for a zone change from Rural
Residential to Designed Residence Zone and General Plan of Development for a 22 unit.
development to be known.as `Clark Estates II', on property located on the easterly side of Clark
Street, approximately 352+/- feet north of Burnham Street, as shown on plans prepared by Alford
Associates, Inc., project # M14072SP dated March 14, 2016 as revised. This approval is subject
to the following modifications:
l. This approval is for a Zone Change from Rural Residential to the Designed Residence Zone
for 8.75 acres and a General Plan of Development showing 22 single family units. The
Planning and Zoning Commission finds that the zone change is in conformance with the
Town Plan of Conservation and Development.
2. Twenty percent(20%) or 5 of the units must be affordable. The affordable units must be
dedicated by deed restriction in a manner as the Town may require. The developer shall
work with the Town on the Affordability Plan and submit deed restriction documentation at
the time of the special exception/site plan request.
3. The affordable units shall be evenly dispersed throughout the development. Generally no
affordable units shall be located adjacent to another affordable unit. Affordable units shall
not be apparent by exterior appearance, and shall comprise a variety of unit types.
4. The Commission notes that this approval is for a General Plan of Development, which does
not address all engineering and site design details. The applicant must submit an application
for a special exception and site plan of development approval, at which time the Commission
will review all specific details of the project, including but not limited to the following
concerns raised during the Zone Change/General Plan application process:
• Storm drainage design at the site plan stage must thoroughly and adequately address
storm water quality and quantity, including both on-site and downstream impacts
• All utilities (including pedestals)must be placed underground.
• Additional landscaping variety must be provided some screening along the perimeter of
the property.
• The landscaping along he Clark Street frontage should be planted with larger species of
plants at planting.
• The sidewalk along Clark Street shall be in an easement to the town in areas where the
sidewalk is shown on private property.
• Placement of trees along the street frontage should be located to avoid conflict with
utilities.
Within ninety days, by August 13, 2016, a zone change map (1" = 40') with an A-2 certification
must be filed, showing all boundary lines and the acreage of the land where the zone change was
granted. The map shall be drawn in accordance with the rules and regulations of the State Board
of Registration for Professionals Engineers and Land Surveyors and shall be stamped and signed
by a Registered Land Surveyor. The zone change map and Sheets GPD-1 and EXC-1 must be
submitted on black and white mylars, with this approval letter thereon, together with three
blueprint copies of the Zone Change. After the mylars have been stamped and signed by the
Commission,they will be returned to you for filing in the Town Clerk's office.
The effective date of the Zone Change is the date the mylar is filed in the Town Clerk's office.
Sincerely,
Gary Bazzano, Chairman
Planning& Zoning Commission
GB/llz
Cc: Town Engineer
Assessor
Fire Marshal
Superintendent of Schools