HomeMy WebLinkAboutZoning Regulation Amendment-9/8/1983 TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE ACCEPTED BY
APPLICATION # THE PLANNING AND ZONING COMMISSION AT
RECEI`,IED DATE: THE REGULARLY SCHEDULED MEETING ON THE
APPROVAL DATE: FOURTH TUESDAY OF THE MONTH. IT SHALL
REJECTED DATE: BE SUBMITTED TO THE PLANNING AND
RECEIPT # ZONING COMMISSION OFFICE ONE (1) WEEK
PRIOR TO THE FOURTH TUESDAY.
APPLICANT: KObftt W. GOrdm
MAO
ADDRESS: 417 E. Cater Street, P.O. BOO[ 408 M�chestaac� CV TE LE PHONE # 643-SU3
OWNER OF RECORD ON S.W. LAND RECORDS ftW J. Q)VpCki
ADDRESS: 1070 South CeMd Street, East g ' . C`Ors -L.tiout 06026
COMPLETE DESCRIPTION OF LOCATION OF PROPERTY
Z ONE
NAME,. ADDRESS & TELEPHONE # OF PERSON TO WHOM CORRESPONDENCE AND INQUIRIES SHOULD BE
DIRECTED: pit= T, MM&j0 1070 South Q=d Street, East 9mby, CO[ns=icut 06026
TE LE PHONE # 668-5417
THIS APPLICATION IS FOR: (CHECK ONE OF THE FOLLOWING)
1. Zone Change to Zone (public hearing)
2. Filing for Subdivision
3. Filing for Open Space Subdivision (public hearing)
4. Filing for Resubdivision (public hearing)
5. Special Exception to Article of the Zoning Regulations (public hearing)
6. Site Development Plan
7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (public hearing)
X 8. Other (explain in detail) appllCatIM for ChOD98 of Taming ons
by of new regulation relative to golf courses
THIS APPLICATION MUST BE SIGNED BY THE APPLICANT AND THE OWNER OF THE PROPERTY AND
S UBM D ALONG W THREE SETS OF PLANS BEFORE IT WILL BE ACCEPTED BY THE PLANNING AND
ZO G COMMISSIO
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APPLICANT OWIVR
(over)
PROCEDURES TO BE FOLLOWED WHEN SUBMITTING THE APPLICATION:
1. Applications must be filed in triplicate. The applications shall be
typed or neatly printed.
2. Maps and plans, as defined in the applicable regulations, shall be
submitted in triplicate with the application forms .
3. An application fee of $25. is required for filing items #1, #5 and V.
4. A subdivision processing fee of $25. per lot ($50. minimum) is required
for filing items #2, #3 and #4.
5. A $20. deposit must be submitted with any item requiring a public
hearing. This deposit is for a sign to be placed on the property by
the applicant advertising the public hearing. The check will be
returned to you when the sign is returned to the Town.
6. Application for Zone Change (item #1) shall comply with Section 11.2.3
of the Zoning Regulations.
7. Application for subdivision and resubdivision (items #2 and #-6.) shall comply
with the requirements set forth in the Town of South Windsor Subdivision
Regulations.
8. Application for an open space subdivision (item #3) shall comply with
Section 5.3 of the Zoning Regulations.
9. Application for a site plan of development (item #5) shall comply
with Section 4.1.1 of the Zoning Regulations.
10. Application for sand and gravel removal shall comply with Section 9.3
of the Zoning Regulations.
IN ACCORDANCE WITH STATE STATUTES, THIS APPLICATION WILL BE ACTED UPON BY
THE PLANNING AND ZONING COMMISSION, OR A PU.3LIC HEARING DATE WILL BE SET
WITHIN 65-DAYS OF THE DATE OF ACCEPTANCE OF THE APPLICATION.
PROPOSED ZONING AMENDMENT - RR ZONE
GOLF COURSES
Sections 4.1.8 i and j shall be renumbered 4.1.8 j and k, respectively.
Add new Section 4.1.8 i, as follows:
"i. Golf courses containing nine (9) or more holes, and uses generally
associated therewith whether owned and/or operated by a public or private
entity, subject to site development plan/special exception approval of this
Commission, provided:
1. Each use, facility, structure or building has been expressly approved
by the_Commission prior to construction or establishment of same,
including but not limited to: the golf course; other recreational
facilities; parking areas; pro shop; locker rooms; and a club house,
_ which may contain one or more of the following ancillary uses -
banquet hall, restaurant, tavern, grill or cafq, including enter-
tainment and sale of alcoholic beverages (for ccrosunption on the
premises) , as limited by 3.12.1 a above (3.12.1 b shall not apply) .
2. All non-recreational uses shall clearly be secondary to the
principal golf course use of the property.
3. When and if the principal golf course use ceases operation for a
continuous twelve (12) month period, all ancillary uses on the subject
property shall cease •operation immediately, and said site development
plan/special exception approval shall become null and void until full
resumption of said golf course use. Any use otherwise conforming to
the requirements of this zone, however, may be continued, subject
to approval of this Commission.
4. The tract shall consist of a single lot or a number of contiguous
lots, under one ownership or control, containing no less than
thirty (30) acres.
PRD 9/5/83
1
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! 5. A conservation plan setting forth measures for rosion and
sedimentation control, in accordanc with section 4.13.6 of thes
regulations, has been approved by the Conservation Commission.
6. Given the large open space nature of a golf course use, the
Commission may waive some requirements of Section 4.13 of these
regulations, including but not limited to: map scale, which may
be reduced to 1" =100' or 1" = 200' for those areas remaining in
a natural state, or dedicated to the golf course itself, such as
k tees, greens and fairways. This reduced scale shall not apply
i
to areas proposed for a vertical grade change in excess of three
(3) feet.
7. Prior to submission of the application, the applicant and/or his
agent(s) shall have reviewed the golf course proposal and a draft
site development plan with staff of the Planning Department and
Bureau of Engineering.
i
PRD 9/5/83
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CAPITOL REGION COUNCIL OF GOVERNMENTS
s
214 MAIN STREET—HARTFORD, CONN. 06106
vim,
vvYFR�M T s � Tel. 203 522-2217
EN DANA S. HANSON
ZONING REFERRAL FORM EXECUTIVE DIRECTOR
FOR: NOTIFICATION OF REFERRALS BY ZONING COMMISSIONS OF THE CAPITOL REGION
FROM: ( ) Zoning Commission
{)() Planning and Zoning Commission of S)�,&
( ) City or Town Council municipality
(acting as zoning commission)
TO: Capitol Region Council of Governments p�
Community Development Department b
214 Main Street ate
Hartford, CT 06106
Pursuant to the provisions of Section 8-3b of the General Statutes of Connecticut,
as amended, the following proposed zoning change is referred to the Capitol Region
Council of Governments for comment:
NATURE OF PROPOSED CHANGE
( ) Adoption of amendment of ZONING (�() Adoption or amendment of ZONING
NAP for any area within 500 feet REGULATIONS applying to any zon
of another Capitol Region munici- within 500 feet of another Capitol
pality. Attach map showing pro- Region municipality. Attach copy of
posed change. proposed change in regulations.
THE CHANGE WAS ORIGINALLY REQUESTED: ( ) by municipal agency -
(�) ' by petition specify
PUBLIC HEARING ON SAID CHANGE IS SCHEDULED FOR: r4
_MATERIAL SUBMIJTED HEREWITH:
( } Public Notice ( ) Regulation Changes ( ) then (Specify)
( ) Map of Change SupportingStatements
(FOR USE BY CRCOG)
Date postmarked
Date r ceived Author zed Signature
Received by — -
File No. Title L4,r,Z�
Address
/\
A Ili-
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BY LAW, THIS NOTICE MUST BE POSTMARKED AT LEAST 35 DAYS BEFORE PUBLIC HEARiNA.
CRCOG
3/83 A VOLUNTARY COUNCIL OF GOVERNMENTS FORMED TO INITIATE AND IMPLEMENT
REGIONAL PROGRAMS OF BENEFIT TO THE TOWNS AND THE REGION.
e`t01- RE0/0h
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C�'COg
CAPITOL REGION COUNCIL OF GOVERNMENTS
;� 214 MAIN STREET — HARTFORD, CONN. 06106
04 Tel. 203 522-2217
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�NMEMTS DANA S HANSON
EXECUTIVE DIRECTOR
TOWN PLANNING AND ZONING CQMMISSION REPQRT QN ZQNI;NG REFERRAL # 84�26
TOWN OF SOUTH WI'NDSOR QCTOBER 17, 1983
Commissioners:
Receipt is acknowledged of the above-numbered referral . Notice of this Proposal
was transmitted to the Planning D i v is ion of th-e Cap i'tol Req i on Counc U of
Governments under the provisions of Section 8-3(b) of the Connecticut General
Statutes, as amended.
The referral involves: amendment to zoning regs. , concerning golf courses.
COMMENTS:
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 pol i c i'es or the concerns o f neighboring towns.
Questions concerning this referral should be directed to Mary Barnes.
In accordance with our procedures for reporting on routine referrals, no further
action will be taken unless specifically requested by local offi,cialls or Regional
Planning Commission representatives before 10/17. The public hearing date is
not scheduled.
DISTRIBUTION: Respectfully submitted,
Barbara Surwi'lo, Chairman
TPZC: S.W. Frank Dzurenda, Vice-Chairman
Planner: Htfd. , Windsor, Regional Planning Commission
E.W. , Ell . , Vernon, Manch. ,
E.H. /
7JaneA. Beaulieu
Clearinghouse Representative
A VOLUNTARY COUNCIL OF GOVERNMENTS FORMED TO INITIATE AND IMPLEMENT
REGIONAL PROGRAMS OF BENEFIT TO THE TOWNS AND THE REGION.
1
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PROPOSED ZONING AMENDMENT - RR ZONE
GOLF COURSES
1,
Sections 4.1.8 i and j shall be renumbered 4.1.8 j and k, re pectively.q
Add new Section 4.1.8 i, as follows:
"i. Golf courses containing nine (9) or more holes, and uses generally
associated therewith whether owned and/or operated by a public or private
entity, subject to site development plan/special exception approval of this
Commission, provided:
1. Eacch ge, facility, structure or building has been expressly approved
by the Commission prior to construction or establishment of same,
including but not limited to: the golf course; other recreational
facilities; parking areas; pro shop; locker rooms; and a club house,
which may contain one or more of the following ancillary uses -
banquet hall, restaurant, tavern, grill or cafes, including enter-
tainment and sale of alcoholic beverages (for comsumption on the
premises) , as limited by 3.12.1 a above (3.12.1 b shall not apply) .
A'L -
2. All non-recreational uses shall clearly be secondary to the
principal golf course use of the property.
3. When and if the principal golf course use ceases operation for a
continuous twelve (12) month period, all ancillary use on the subject
property shall cease •operation immediately, and said site development
plan/special exception approval shall become null and void until full
resumption of said golf course use. Any use otherwise conforming to
the requirements of this zone, however, may be continued, subject
to approval of this Commission.
4. The tract shall consist of a single lot or a number of contiguous
lots, under one ownership or control, containing no less than
thirty (30) acres.
PRD 9/5/83
5. A conservation plan setting forth measures for erosion and
sedimentation control, in accordance with Section 4.13.6 of these
regulations, has been approved by the Conservation Commission.
6. Given the large open space nature of a golf course use, the
Commission may- waive some requirements of Section 4.13 of these
regulations, including but not limited to: map scale, which may
be reduced to 1" =100' or 1" = 200' for those areas remaining in
a natural state, or dedicated to the golf course itself, such as
tees, greens and fairways. This reduced scale shall not apply
to areas proposed for a vertical grade change in excess of three
(3) feet.
7. Prior to submission of the application, the applicant and/or his
agent(s) shall have reviewed the golf course proposal and a draft
site development plan with staff of the Planning Department and
Bureau of Engineering.
. 1
CIVY
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PRD 9/5/83
• PLANNING AND ZONING COMMISSION OCTOBER 18, 1983
PUBLIC HEARING & SPECIAL MEETING SOUTH WINDSOR TOWN HALL
MEMBERS PRESENT: Evans, Montana, Hallowell, Sorenson, Sorosiak,
Conde
ALTERNATES PRESENT: Morrison (sitting for Norman) ; Mainelli
PUBLIC HEARING
The secretary read the legal notice as it appeared inthe newspaper
on October 6 and 13, 1983. A copy is attached hereto.
1. Application of Robert W. Gordon to amend the Zoning Regulations
to permit golf courses containing nine (9) or more holes
whether owned and/or operated by a public or private entity_,_
subject to site plan special exception approval, in RR zones.
Planning Director DeMallie explained that Mr. Peter Gorecki was
present this evening, however, Robert Gordon, his attorney, was unable
to be here. Therefore, Mr. Gorecki had asked Mr. DeMallie to
present this application.
Mr. DeMallie said that Mr. Gorecki owns property on the west side of
Foster Road. The regulations do not allow golf courses in an RR zone.
He outlined the proposed regulations, a copy of which is attached
hereto marked "Exhibit A" , and noted that he had prepared these
proposed regulations after discussion with Mr. Gordon.
Public Works Director Arsenault noted that from an engineering point
of view it' s important that a site development plan must be prepared
and reviewed by Engineering, if these regulations are adopted.
No one in the audience spoke in favor of, or in opposition to this.
application.
Commissioner Conde questioned the fact that the regulations do not
specify the qualifications of the person designing or building the
golf course, and also that provisions for buffering between the
course and adjacent properties should be included.
Mrs. Montana raised a question about how much earth must be moved
to build a golf course, and Mr. Gorecki said there wouldn' t be too
much on the Foster Road site. Mrs. Montana noted that private courses
may not be the most profitable venture,and questioned what would
happen to the land if it went out of business.
Mrs. Evans asked if these regulations would also apply to the A and
AA zones, and Mr. DeMallie said they wouldn' t. She then raised
questions about ancillary uses such as club houses, restaurants or
minature golf courses. Mr. DeMallie said a club house or restaurant
would require site plan approval and miniature golf courses is not
specifically stated.
Planning and Zoning Commission -2- 10/18/83
Mrs. Evans then raised a question about Item #7 which states that
prior to submission the applicant must review the proposal and
draft site development plan with the Engineering and Planning
Departments, and asked if this provision should be in other regu-
lations as well. Mr. DeMallie said possibly it should be included
elsewhere, and that very early in the process of an application '
for a golf course they would want to be involved.
Mr. Conde said that the Commission does not see an application
until it is finalized and he believes there should be a design
review team from the Commission to review the applications in their
preliminary state. He said the Planning Director may give the
applicant the feeling that this is a rubber stamp commission
and will go along with what he says, and the applicant will spend
a lot of money developing a plan only to find out the Commission doesn' t
like it. Mr. Conde concluded that Item #7 should be carefully
considered.
Mr. Mainelli suggested that Manchester and Glastonbury should be
contacted to see what type of regulations they have concerning
golf courses.
Chairperson Montana noted that a verbal communication from CRCOG has
been received, stating there is no conflict with other towns.
2. Application of Jean Marc Jacques, for a zone change from RR to
MF-A, and General Plan of Development, for 25. 44 acres located
.on the north side of Pleasant Valley Road, west side of Wheeler
Road and south side of Smith Street.
Attorney Raymond LeFoll of Rocky Hill was present and stated that
he represents the applicant, and the owner of this property is
the Hartman Tobacco Company. This parcel consists of 25 acres
bordered by Pleasant Valley Road, Wheeler Road and Smith Street
and is directly adjacent to Burr Meadow Condominiums on Smith Street
and directly across the street from the area that was approved for
Buckland Commons. The development will consist of 130 units and
the density will be 5. 11 units per acre, which is substantially less
that the 8 units per acre allowed by the regulations. It will be
services by sewer, water, gas and cable television. There will
be two tennis courts, a swimming pool, basketball court and tot lot. '
The interior roadways will remain privately owned by the Association
and will be maintained by it. The business manager of the Board of
Education, Mr. Mercure, advised them if more than 17 children
are at the bus stop, the bus would enter the condominium and adequate
turn-around area is required. They have such adequate area. The
Fire Marshal has no problem with the proposal, and hydrants must be
located within 500 ' of each other, and the main cannot be less than
6 The WPCA has approved the plans for the sewer system. The
Chief of Police has approved the street names. The Town' s recreation
director has reviewed the plans and says the land is well planned,
and the location is good. He does suggest that a fence, 4 ' high,
be included around the tot lot and Mr. LeFoll said they will comply
with that recommendation.
Planning and Zoning Commission -3- 10/18/83
Mr. LeFoll submitted copies of the various approval letters he -
had received.
Gary Hath of CR3, Inc. , a landscape/planning firm in Simbsbury, gave
the following report: The main entrance drive will be off Wheeler
in a short boulevard and then splits into two cul-de-sacs. The
housing groups are located in four clusters. There are four types
of housing: An apartment type unit which is the largest structure,
and there are 24 of these units with garages; town house units
with a single car garage under the unit; 10 units for elderly
or handicapped which is designed for a single floor, and two story
structures which are significantly larger than the town houses.
The site was graded so that the high point of the site will remain.
They have recognized the buffer strips required by this Commission
and they are using a mix of evergreens, deciduous trees and flowering
trees rather than a solid line of evergreens. Where there is a
border with the adjacent MF-A, Burr Meadows, plantings have been
coordinated. Along the Wheeler Road side where there is potential
for a shopping center, extensive buffering will be done.
Mr. LeFoll said that basements will be provided for all these
units, which has been a very attractive feature for the occupants
of Chapel Hill_ The majority of the units will be of a town house
concept consisting of basically a basement, first floor and second
floor. Twenty-four units will be a single level, either first or
second floor.
Mr. Ken Smith of Reino Hyyppa Associates stated that the site is
serviced by public utilities, sanitary water, electrical, gas and
there are no flood plains or wetlands located on this site. They
propose to build it in five phases with the first phase being in
the center including the entrance road and the recreation area.
Each phase will have an equal number of units. The internal roadway
will be 26 ' wide with a large turn-a-round with a center island
which will be landscaped. The Town is requiring improvements to
both Smith Street and Wheeler Road which include widening from a
center line out 15 feet so the Town will end up with a 30 ' roadway.
The Town is also requesting the developer to provide provision for
a future realignment of Wheeler and Pleasant Valley Road. In the
future Wheeler may be connected to Pleasant Valley with no access
from Pleasant Valley.
The site naturally drains to Smith Street and sewers will naturally
flow to Smith Street. They have made provision not only for the normal
closed storm sewer system through the pipe, but have also made
provision for grading areas along the exterior of the site to get
the water to the detention basin. Public Works has requested that
a number of leaching catch basins be installed so that the groundwater
is recharged. Once the storm water is carried into the detention
basin there is an outlet structure which lets the water out into the
existing 36" storm sewer on Smith Street which flows in a westerly
direction to the existing brook where it is discharged.
Planning and Zoning Commission -4- 10/18/83
The sanitary sewers which run through the site eventually makes
their way to Smith Street, and the developer will be responsible
for the construction of the sewers from Smith Street to the
intersection of Clark Street where there presently is a sanitary
sewer and manhole for the expansion of this system.
When Smith and Wheeler are reconstructed, storm drainage will be
installed.
Sedimentation and erosion control methods will be used during
construction.
Mr. Smith concluded his presentation, and Mr. LeFoll then introduced
Bruce Hillson of Purcell Associates . Mr. Hillson said he is the
principal traffic engineer with the firm of Purcell Associates
who are located in Glastonbury. He referred to his report dated
September 1, 1983, and briefly reviewed the summary which reads
as follows:
"The proposed 130 unit condominium development is
expected to generate a total of 793 vehicle trips per day. During
the morning peak hour 52 vehicles will exit the development and
13 will enter; the number ofexiting and entering vehicles during
the afternoon peak hour are 26 and 52 respectively. The level of
service at the intersection of Wheeler Road and Smith Street is
expected to continue at Level A throughout the day. The analysis
for this intersection considered the existing traffic, all of
the generated traffic from the Burr Meadow development and 50 per
cent of the generated traffic from Pleasant Hills. The intersection
of Wheeler Road at Pleasant Valley Road is expected to operate
at Level of Service B during the morning and afternoon peak hours
and Level of Service A during the remainder of the day. The
analysis for this intersection accounted for all of the additional '
trips expected from completing the 50 remaining units in the Pleasant
Valley Homes development, 12 units in the Case Hill development,
half of the expected traffic from Burr Meadows and all of the
generated traffic from Pleasant Hills.
"The sight distance provided to drivers exiting the
development greatly exceeds the minimum standards established by
ConnDOT. The developer will make improvements along Wheeler Road
and along the frontage of the site on Smith Street to provide
approximately 25 feet of pavement on both roadways. "
Mr. LeFoll said he wanted to emphasize that 260 parking spaces are
required with 13 additional spaces for recreational vehicles and
this plan calls for 271 spaces with 13 additional for recreational
vehicles. Seventy-eight units will have a one-car garage, and
an additional exterior space for a second car, and 52 units will
have a two-car garage. He noted that their experience with Chapel
Hill Condos has shown them that most people want garages. .
Planning and Zoning Commission -5- 10/18/83
Approval has been obtained from Inland Wetlands Agency for the
detention basin.
Mr. LeFoll concluded by stating that this parcel located at the
extreme end of Town is well suited for condominiums. It will
increase abutting property values. The value of this project is
$10 million, and the selling price of these units will be about
$7 0, 0 0 0. It will have very little impact on residential areas or the historic
district and will provide homes for people who cannot afford to move into
houses that cost over $100,000, and want to remain in South Windsor, such
as young couples, single people or elderly. Ninety per cent of Chapel Hill
Condominiums is 2 bedroom, seven or eight per cent are single bedroom and the
remainder are three bedroom and the number of children is negligible. The
developer has been involved with Chapel Hill Subdivision consisting of 45
homes; Pleasant Valley Homes consisting of 193 homes and Chapel Hill Condominiums
consisting of 163, and is well established in South Windsor.
Planning Director DeMallie then gave a lengthy report in which he indicated
that numerous meetings had been held with the applicant and they incorporated
the suggestions made by the Planning Department, including better provisions
for dumpsters, buffering, parking, compatibility with landscaping at Burr Meadow
Condominiums (adjacent to this site) , improvements along Smith Street and
Wheeler Road. Mr. DeMallie said he recommends the following changes in the
site plan: Stone dust sidewalks along the frontage of 3100 lineal feet;
add to landscape plan the general area and outfall of the detention basin and
street names and village and building numbers; define if dumpsters will be
on concrete pads with stockade fences for screening; add second floor plan to
Sheet #12 for the Unit B type; define number of indoor and outdoor parking spaces
on Sheet #1 and the phasing; sheets #3 and #5 should note tobacco shed to be
removed; a connecting concrete sidewalk should be shown on the west side of
Wheeler Road between the stonedust path and Arthur Drive; define if a maintenance
building is needed; and, show a fence around the tot lot.
He went on to say that the 1980 amendment to the Town Plan called for commercial
development east of Wheeler and residential development west of Wheeler, and north
of Smith. He said he feels this development conforms to that amendment-to the
Town Plan. As of July, 1983, the multi-family zone constituted one per cent
of the land area, or 223 acres. Land to the north and east are zoned rural
residential; land to the west is zoned multi-family A, as is land to the south.
Farm land is to the north, east and south of the site. Single family homes are
on Smith Street,=east of Wheeler Road . Burr Meadow and Cinnamon Springs
Condominiums are west of the site. Westage Condominium is southwest. Not too
far away is the J. C. Penney complex, and the new commuter parking lot, and
the new eastbound half of the interchange for I-86. The Town Plan calls for
large commercial development east of the site.
Mr. DeMallie went on to say he feels traffic impact will be negligible, and
the site has no limiting environmental factors. He said it is unrealistic to
believe single family, one acre, homes will be built on this site. He added
it' s unrealistic to believe farming will continue along Wheeler Road, in view
of the development in the area.
He concluded by stating that the general plan is well thought out.
Mr. Robert Arsenault, -Public Works Director and Acting Town Engineer,gave
the following report:
Planning and Zoning Commission -6- lo/18/83
The overall plan insofar as site layout is concerned appears to be fairly
well thought out and very reasonable. The requested improvements on the south-
side of Smith Street and south side of Wheeler Road have been incorporated.
The sanitary sewer was approved by WPCA on 10/4/83, and will come up Clark Street
in an easterly direction along Smith and there will be a 10" sewer on Smith
and 8" interior on the site. It will serve future development as well as the
proposed development. The storm drainage is based on acceptable engineering practices,
and all improvements requested by the Engineering Department have been irr orporated
into the plans. The drainage will run westerly along Smith Street through
a 36" culvert , then through twin 48" culverts northerly across Smith Street
through open drainage channels to Plum Gulley Brook.
Prior to construction, if all approvals are obtained, there should be some indica-
tion given to the Town as to what the site grading will look like. In addition
to the improvements to Smith and Wheeler, Mr. Arsenault said he would like to see
some minor improvements to Pleasant Valley Road at the south end of the site
where there is existing granite and bituminous curbing on the north side, and
there is approximately 360' of guttered area that could be upgraded. Drainage is
all right, but a minor widening of about 3' with curbing would be desirable.
A deed for the 25' strip on Smith and Wheeler, from the center line, is being
given to the Town, and the same thing should be done for Pleasant Valley Road.
The detention basin should be utilized as a sedimentation basin for all phases,
and the final configuration of the outlet structure should be able to handle
the less intense,- small storm as well as the 100 year storm. -
Mrs. Montana then read a report from CRCOG as follows: "The staff of the
Regional Planning Commission _of the Capitol Region Council- of '
Governments has reviewed this referral. The proposed density of
approximately 5 units per acre is within the density recommendations
for areas designated as suburban on the Regional Plan of Development.
However, the site is shown as environmental and open space
preservation area on the regional plan as a result of its designa-
tion as prime agricultural land. "
The following members of the public spoke in connection with the
pending application:
Richard Burrell of 260 Smith Street suggested the Commission
leave enough room on the south side of Smith Street to widen it,
if necessary, at some future date. He also said the sewers should
be sufficient to service the rest of the street if necessary.
Gerald Skolnick of 187 Quarry Brook Drive said he is not
speaking against this proposal, but raised a number of questions
concerning the preponderance of condominiums in this section of
town in particular.
Steve Hershcopf of 203 Quarry Brook said that in the last
two years the ratio of multi-family dwellings to single family
dwellings has been two to one and said South Windsor' s rural
character should be maintained.
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Planning and Zoning Commission -7- 10/18/83
Mark Sanville said he lives at Westage Condominiums and is
concerned with the large amount of condominium development in
r
Town and noted that are many units for sale.
. Yvonne Wood of Westage Condominiums said she lives in an area
where 90 percent of the homes are condominiums, and feels that' s
sufficient.
Leonard Bornstein stated he represents Cinnamon Springs
• Condominium Association and they object to changing prime farmland
into multi-family dwellings, and he also raised a question about
the effect of this development on the pond at Cinnamon Springs
and said a hydrologist should be brought in to report on whether
there will be an effect.
The Commissioners then made the following comments: Mr. Hallowell
noted that this application is for a zone change and there was an
extensive report from the Town Planner regarding a site plan, and
that is another public hearing. He also noted that the plan doesn' t
conform to Section 4. 6. 4. 5f, and that by the time the site plan is
submitted he expects it will conform.
Mr. Conde noted there is a State Statute requiring consideration
of solor orientation, and raised a question about school age
children. He was told that the enrollment at Pleasant Valley
School this year is 446, and the projected enrollment next year
is 405. Mr. Conde noted that the development looks congested
around the entrance where the tennis court and swimming pool are
located.
Mr. Sorenson asked the intended selling price, and was told by
Mr. LeFoll they expected to sell the units for about the upper
$60 ' s to $701s. He noted that a single family dwelling built
by his client, a completely stripped down raised ranch with an
unfinished rec room is going for about $90, 000, and a completely
finished Colonial with amenities sells for about $130, 000.
There being no further comments, the public hearing was adjourned
at 10 : 20 P. M.
Respe tfully submitted,
Virginia S. Gr ney, Recording cretary
APPROVED:
• taw" aft _
S,0�
1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
soR.co AREA CODE 203/644-2511
TO BE PUBLISHED IN THE JOURNAL INQUIRER THURSDAY, OCTOBER 6 , 1983
THURSDAY, OCTOBER 13, 1983
LEGAL NOTICE
TOWN OF SOUTH WINDSOR
PLANNING AND ZONING COMMISSION
Notice is hereby given that there will be a public hearing of
the Planning and Zoning Commission on Tuesday , October 18 , 1983,
at 8 : 00 P . M. in the Council Chambers of the South Windsor
Town Hall, 1540 Sullivan Avenue, South Windsor, to consider the
following:
1 . Application of Robert W. Gordon to amend the Zoning Regulations
. to permit golf courses containing nine (9) or more holes
whether owned and/or operated by a public or , private
.entity, subject to site plan/special exception approval, in
RR zones.
2 . Application of Jean Marc Jacques , for a Zone Change from
RR to MF-A, and General Plan of Development , for 25 . 44 acres
located on the north side of Pleasant Valley Road , west side
of Wheeler Road and south side of Smith Street .
Copies of these applications and maps more clearly defining the
properties are on file in the Office of the Town Clerk of the Town
of South Windsor, the Planning & Zoning Commission Office , and
the Planning Director ' s office . At this hearing interested
persons may appear and be heard and written recommendations will
be received .
PLANNING AND ZONING COMMISSION
Marshall Montana , Chairman
Raymond F. Hallowell , Jr . , Secretary
r �
MEMORANDUM November 1, 1983
To: Planning and Zoning Commission
Re: Proposed Golf Course Zoning Amendment
I have conferred with planning staff from the Towns of Suffield,
Manchester, and Glastonbury regarding their experience with golf
courses, golf course regulation, and in the case of Suffield,
with Mr. Peter Gorecki' s operation of the Airways Golf Course.
In the case of Suffield, the person with whom I spoke was involved
with the review of the original nine hole course, and familiar
with the subsequent expansion to eighteen. Similar to the draft
written by the South Windsor Planning Department, Suffield treats
it as a special exception use, with site plan review. Detailed
mapping was required only in the vicinity of the clubhouse,
including parking and access drives. The facility is operated
on a for-profit basis, and includes a small clubhouse for the
sale of beer and snacks. Evidently, no special zoning regula-
tions were promulgated. No traffic problems have been observed,
nor have citizen complaints been registered. As with Mr. Gorecki' s
site on Foster Road, the Airways course has flat terrain.
In Glastonbury, golf courses are allowed in the RR Zone as a
special exception use with site plan review. With near unanimity,
Town residents view it as a very desirable use in a residential
zone. As with Suffield, there are no special zoning regulations
governing this use. As a condition of approval, however, the
Town requires that any restaurant/bar use cease operation imme-
diately upon cessation of the principal golf course use. The
greatest perceived problem is that a clubhouse might turn into
a banquet facility for wedding receptions, etc. , and that the
banquet operation might supplant the golf course as the primary
use. One for-profit club has four distinct banquet halls, which
are the club' s principal revenue generator. Essentially, it is
a commercial banquet facility. So, it is of paramount importance
to restrict the number of banquet halls, when and if they are
proposed.
Manchester also requires special exception and site plan approval.
Unlike the other communities, they have promulgated special zoning
regulations (See Section 2. 02. 07, attached) . These regulations
exclude miniature golf operations, require the entrance and parking
be over 200 feet from a residence, and require greens and fairways
be designed to minimize the number of golfballs which stray into
abutting yards. Manchester Country Club does have a banquet
facility available for use by outside groups, but has had very
few problems. The Town leases the land, which gives it extra
leverage.
Memorandum to Planning and Zoning Commission
November 1, 1983
Page Two
In conclusion, the experience of these three communities has
generally been favorable. The greatest concern pertains to
control of the clubhouse operation, to the degree that it
remains a secondary use. Limiting the clubhouse to one
banquet facility, i.e. , one large room, for indoor festivities,
appears highly desirable. Any approval should clearly state
this. Plans for restaurants, snack bars, and the like should
also be carefully screened. Miniature golf courses, a com-
mercial operation, should also be disallowed.
Peter R. DeMallie
Director of Planning
PRD/ml
cc: Robert Arsenault
k
2.02.07 Golf Course, Golf Driving Range - excluding Miniature.
Special Requirements
(a) No entrance to a golf c:►urse or driving range shall be
within 200 feet of a residential dwelling.
(b) No automobile parking area shall be within 200 feet of
a residential dwelling.
(c) Vehicle parking shall be in accordance with the require-
ments set forth in Article IV, Section 9.
.(d) All Greens and Fairways shall be located so that golf
balls will not be played into residential premises.
- (e) All flood lighting and all other types of lighting
which are intended to illuminate the building or yards
shall be arranged so that the lights will not shine
into the eyes of any person external to the premises,
or cause a nuisance from excessive glare.
(f) Site development plans shall be submitted to the Planning
and Zoning Commission for approval.
Ar
PR SED ZONING7;Z�MENT - RR ZONE
GOLF CO
URSES
Sections 4.1.8 i and j shall be renumbered 4.1.8 j and k, res tively.
Add new Section 4.1.8 i, as follows:
nine 9) or more holes, d uses generallyi. Golf courses t�indg
associated therewith whether owned and/or operated by ublic or private
entity, subject to site development plan/special exception roval of this
Commission, provided:
1. Each use, facility, s cture or buil 'ng has been expressly approved
by the_Commission prior o construc on or establishment of same,
including but not limited o: th golf course; other recreational
facilities; parking areas; p o hop; locker rooms; and a club house,
which may contain one or mor the following ancillary uses -
- banquet hall, restaurant, •
including enter-
tainment and sale of al holic beve ages (for comsumption on the
premises) , as limited y 3.12.1 a abo a (3.12.1 b shall not apply) .
All non-recreational uses shall clearly be secondary to the
I
1 principal golf course use of the property.
'. When and if tom- ^golf course use ceases for a
continuous twelve (12) month period, all ancillary uses on the subject
property shall cease .operation immediately, and said site development
plan/special exception approval shall become null and void until full
resumption of said golf course use. Any use otherwise conforming to
the requirements of this zone, however, may be continued, subject
to approval of this Commission.
A,. The tract shall consist of a single lot or a number of contiguous
3
lots, under one ownership or control, containing no less than
thirty (30) acres.
PRD 9/5/83
�. A conservation plan setting forth measures for erosion and
sedimentation control, in accordance with Section 4.13.6 of these
I regulations, has been approved by the Conservation Commission.
I
fr. Given the large open space nature of a golf course use, the
Commission may waive some requirements of Section 4.13 of these
i
regulations, including but not limited to: map scale, which may
be reduced to 1" =100' or 1" = 200' for those areas remaining in
a natural state, or dedicated to the golf course itself, such as
i
I
tees, greens and fairways. This reduced scale shall not apply
to areas proposed for a vertical grade change in excess of three
(3) feet.
( Prior to submission of the application, the applicant and/or his
la
agent(s) shall have reviewed the golf course proposal and a draft
i
site development plan with staff of the Planning Department and
i
Bureau of Engineering.
ti
PRD 9/5/83