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HomeMy WebLinkAbout1050 Sullivan Avenue (6)APPLICATION TO TOWN OF SOUTH WINDSOR PLANNING AND ZONING COMMISSION PLANNING AND ZONING COMMISSION ACTION THIS APPLICATION SHALL BE RECEIVED APPLICATION NO. BY THE PLANNING AND ZONING COMMIS- RECEIVED DATE T SION AT THE REGULARLY SCHEDULED MEETING ON THE FOURTH TUESDAY OF PREL. APPROVAL DATE THE MONTH AT TOWN HALL. FINAL APPROVAL DATE REJECTED DATE RECEIPT NO.S APPLICANT __ Warren E. Howland and Raymond S. 1Io lco i e, Jr. ADDRESS MenCheastnrSt onri:ad5ua4ohnsor, Conn, OWNER_Same as above ADDRESS LOCATION OF PROPERTY At intersection of Sullivan Avenue- and'- Graham Road ZONE A-20 CHECK ONE OF THE FOLLOWING: X 1. Zone Change (Public Hearing) 2. Filing for Subdivision (See "Subdivision Check List") 3. Filing for Re-Subdivision (Public Hearing) 4. Special Exception Article 4.1.8 (Public Hearing) Article 4.2.3 (Public Hearing) Article 4.7.2.7 (Public Hearing) Article 4.10.2.4 (Public Hearing) 5. Parking—Article 8.5.16 (Public Hearing) 6. Site Development Plan—Article 4.11 7. Removal of Sand, Gravel, Clay or Quarry Stone & Ore (Public Hearing) 8. Other STATE CLEARLY AND BRIEFLY THE REASONS FOR APPLICATION The highest and best use for the parcel is for the purposes permitted Restricted Commercial Zone, and therefore this application is made to have said parcel zoned accordingly. 1. Aprlication and supplements must be filed in triplicate. 2. Application must be typewritten or printed in ink. 3 The applicant or his representative must be present at the Commission Meeting. 4. Application Fee of $25.00 required for filing Items 1, 2, 3, 4, 5, and 7 to defray expenses. Applications, other that; for subdivisions, shall be accompanied with three copies of a map, minimum size 81 z x 11 inches, drawn to scale showing the land, buildings present and proposed, plot depths and measurements, street and building lines, also a measured distance to nearest street corner, names of abutting property owners, and a sufficient portion of surrounding area to make such a map readily intelligible, and the subject property either shaded or cross-hatched. If approved, the Zoning Commission reserves the right to request and the applicant hereby consents to furnish, within sixty days following approval, three maps prepared by a qualified civil engineer or surveyor showing the items above. t I i I Applicant SIGNED Owir er APPLICANT OWNER MIN Sf( F opsouiA ?dzt 1540 SULLIVAN AVENUE . SOUTH WINDSOR. CONN. 06074 soe•co' AREA CODE 203/644-2511 September 1, 1977 Mr. Raymond S. Holcombe, Jr. 35 Oakland Road South Windsor, Connecticut 06074 Dear Mr. Holcombe: This is to notify you that there will be a public hearing of the Planning and Zoning Commission on Tuesday, September 20, 1977 at 8:00 p.m. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor. At this time the application of Warren E. Howland and Raymond S. Holcombe for a zone change from A-20 to Restricted Commercial on property located near the intersection of Sullivan Avenue, Graham Road and Ayers Road will be heard. You, or your representative, will be required to appear at the public hearing. Also, you shall be responsible for displaying a sign advertising the public hearing on the property, to be visible from a town street, at least 10 continuous days prior to the public hearing. This sign is available at the Planning and Zoning Office in the South Windsor Town Hall. A $20. deposit is required for this sign. The money will be refunded when the sign is returned to the Planning and Zoning Office. Very truly yours, PUNNING AND ZONING COMMISSION By William E. Grace, Chairman WEG/src cc: J. Page, Town Engineer/Planner SOW% Sf v 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 G•SOR•C AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL-INQUIRER SATURDAY, SE=MBER 10, 1977 TO BE PUBLISHED IN THE JOL--RNAL INQUIRER FRIDAY, SEPTE'_BER 16, 1977 LEGAL NOTICE TO,TN OF SOUTH WILDS OR PLANKING AND ZONING COMISSION Notice is hereby given that there will be a public hearing of the Planning and Zoning Commission on Tuesday, September 20, 1977 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 Caleb Vinton Benjamin for a zone change from RR to A-20 of approximately 57 acres of land located between Abby Road on the north and Graham and Nevers Road on the south. 2. Application of Warren E. Howland and Raymond S. E+olcombe, Jr. fcr a zone change from A-20 to RC on property consisting o.I 1.2 acres, located near the intersection of Sullivan Avenue, Graham Road and Ayers Road, South Windsor. i 3. Application of Joyce Wright, 382 Oakland Road, for a Special Exception in accordance with Section 4.1.8.g o the Zoning Regulations to have boarders at premises known as 382 Oakland Road, South Windsor in a RR Zone. Copies of these applications and reaps more clearly defining the property are on file in the Office of the Town Clerk. At this hearing, interested persons may appear and be heard and written rec o::menda t ions will be received. PLANNING AND ZONING C01MISSION William E. Grace, Esquire, Chairman Joseph Walsh, Secretary I HEREBY CERTIFY THAT TO THE BEST OF MY ABILITY THIS IS A TRUE AND ACCURATE VERBATIM TRANSCRIPT OF THE PUBLIC HEARING HELD ON SEPTEMBER 20, 1977 REGARDING THE ZONE CHANGE REQUEST OF WARREN E. HOWLAND AND RAYMOND S. HOLCOMBE, JR. FOR A ZONE CHANGE FROM A-20 TO RC ON PROPERTY CONSISTING.OF 1.2 ACRES,, LOCATED NEAR THE INTERSECTION OF SULLIVAN AVENUE., GRAHAM ROAD AND AYE RS ROAD, SOUTH WINDSOR. r Sydrj,fe R. Cote, Secretary Planning and Zoning Commission Grace: Mr. Walsh, Secretary of the Commission, will read the legal notice as it appeared in the local newspapers. Walsh: This legal notice appeared in the Journal-Inquirer on Saturday, September 10, 1977 and Friday, September 16, 1977. 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, September 20, 1977 at 8:00 p.m. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue, South Windsor to consider the following: Item #1 - application of Caleb Vinton Benjamin for a zone change from RR to A-20 of approximately 57 acres of land located between Abby Road on the north and Graham and Nevers Road on the south. Item #2 - application of Warren E. Howland and Raymond S. Holcombe, Jr., for a zone change from A-20 to RC on property consisting of 1.2 acres located near the intersection of Sullivan Avenue, Graham Road and Ayers Road, South Windsor. Item #3 - application of Joyce Wright, 382 Oakland Road, for a special exception in accordance with Section 4.1.8.g of the Zoning Regulations to have boarders at premises known as 382 Oakland Road, South Windsor in a RR Zone. Copies of these applications and maps more clearly defining the properties are on file in the Office of the Town Clerk. At this hearing, interested persons may appear and be heard and written recommendations will be received. Grace: Thank you. We will take the applications as they were listed in the legal notice. We would like to announce that Mr. Sorenson will be sitting for Mr. Gilligan, who is not in town this evening. Item #1 does not relate to the application being appealed) Grace: We will proceed to the second application. Mr. Howland and Holcombe. Podrove: Mr. Chairman, members of the Commission, my name is Leon Podrove, attorney. I practice in Manchester and represent Mr. Howland and Mr. Holcombe. 2- Grace: Could we ask that you try to project to the people in the back. People in the back, there is room up further if you wish to move up. The hearing is recorded (inaudible words) all questions . Podrove: The premises which are the subject of this application as shown on the map which was filed with the Commission, consists of a traingular parcel of land bound on the north by Ayers Road, on the east by Graham and on the west by Sullivan Avenue. These premises are presently zoned as A-20 residential, and the application this evening is to have the premises changed (inaudible word) to restricted commercial -- RC Zone. Briefly, the general neighborhood consists of a major commercial area to the north and to the west, while the areas to the east are residential. On the parcel is an old dwelling which is presently rented and it is, as I understand it, not in the best of repair. The -- to the north across from Ayers Road there is a parcel of land that was previously used as a gravel bank, and is presently vacant land. Now we characterize this parcel of land as an island, which is insulated, actually from the residential areas to the east and, of course, if this application be granted and the zone should be changed to Restricted Commercial, under the regulations of the town, any development would require a development plan or site plan approval. And there is obviously another opportunity for the zoning commission to supervise and regulate the type of development and the manner in which the development takes place on this parcel. Now, there are certain engineering and traffic information that I would like to present to the board through witnesses. First, I would like to call Mr. Emil Lucek who is the engineer who prepared the plans. Mr. Lucek, would you describe your occupation and state your name and references. Lucek: Yes, I'm Emil Lucek. I'm a consulting engineer with offices at 5 Oakland Road, South Windsor. I'm a registered professional engineer and land surveyor in the State of Connecticut. I've been involved in engineering matters in the Town of South Windsor for approximately 10 years. 3- Podrove: And prior to your being self-employed in the engineering business, that you have today, what was your occupation? Lucek: Previous to being a private consulting engineer, I was Tpwn Engineer and Director of Public Works in the Town 'of South Windsor for eight years. Podrove: Now, you prepared a map which is -- shows the property which- is the subject of this application? Lucek: Yes, I did. Podrove: And, you are familiar with this piece of property? Lucek: Yes, I'm very familiar with it. Podrove: And, will you describe to the Commission please the topography of the property. Lucek: Certainly. The property is a traingular-shaped parcel of land bounded on the north by the Town park area and Ayers Road, bounded on the east by Graham Road and bounded on the west by Sullivan Avenue. The east and the west boundaries, come to a point at the southern end of this property. It is approximately 1.2 acres of area. The topography of the land is gently rolling. The center of the parcel is higher than both the east and the west boundaries. It has a fairly nice tree growth on it now, with several very nice trees in the northern section of the property around the existing dwelling. The southern section is more open and is sort of a field -- untended, open land. Podrove: Would you describe the growth and vegetation along the eastern line, in terms of its acreening (inaudible word). Lucek: Yes, along the eastern line (inaudible words) are several large trees (inaudible word) which tend to screen the existing dwelling on the property from the road. Podrove: With respect to utilities, would you describe these utilities that are at the site. 4- Lucek: Yes, there are sanitary -- the site is served by sanitary sewers that belong to the Town of South Windsor Sewer Department. It is served by public water owned by the Connecticut Water Company. There is a storm sewer available in the newly-located Ayers Road. There is adequate underground utilities, electric (inaudible word). The parcel is completely served by utilities. Podrove: In your opinion, adequately served for the development which will take place on this property? Grace: You'll have to speak up please, we're having . . . Podrove: Shall I repeat the question? Grace: Yes, please. Podrove: In your opinion, are the utilities which are at the site adequate to serve any development which may take place on the site? Lucek: Yes, in my opinion, the utilities are adequate to serve any development which might take place. Podrove: Now, Mr. Lucek, in your experience over the years in the Town of South Windsor, based upon the location of this property, and assuming, of course, it be a restricted commercial zone, what type of development would you visualize for this property? Lucek: The shape of the property is going to dictate the type of develop- ment. I believe the members of the board have a copy of the maps so they can see what we are referring to. Members of the meeting here will not be able to understand what I am saying unless they can picture it. The traingular shape is going to cause the land available for development to be very small. When we speak in terms of 1.2 acres in total area, when we deduct from that the requirement for front yard from the streets and, going one step further, following the policy set down in terms of assuring that the parking in the zoning of today, that a building located behind the building line -- the land left -- unfortunately, I can't tell you how much land there is supposted to be because (coughing from the audience caused inaudible words) parking, but it would be very small. So, I think 5- that would dictate the use of this parcel of land as being a relatively small office building with a low traffic volume -- low traffic volume and a low incidence of customers. Podrove: Would you characterize the potential development as you would consider it as a low intensity type of use? Lucek: Yes, it would have to be a low intensity use with (inaudible word) visitations, and it would have to be a relatively small building. For the next approximately 2 minutes, the tape was accidentally erased because the Microphone/Accessory (MIC/ACC) switch was moved to the right (ACC) which activated the telephone recording function of the recorder and caused accidental erasure. During this two-minute period, Mr. Ray Holcombe, 35 Oakland Road, realtor, testified as to the most appropriate use of this parcel of land. His conclusions were that the highest and best use of this parcel would be a small office building.) Podrove: I'll call on Mike Dudeck now, Mr. Dudeck is a traffic engineer. Mr. Dudeck, would you please state your name, your address and your occupation. Dudeck: My name is Michael S. Dudeck, Jr. I reside at 16 School House Road in Manchester. Presently in (inaudible word) traffic, city of Hartford. I have done traffic consulting work and been in the traffic operation field for 16 years now. I am a registered professional engineer in the States of Connecticut, Massachusetts, Florida, New Jersey. I am a Registered Professional Planner in the State of (inaudible word). Prior to my present position, I was the traffic director -- director of traffic for (inaudible word) consulting firm in Glastonbury. Prior to that I was the Town Engineer and the Assistant Town Engineer in (inaudible word) New Jersey. Prior to that I was the Senior and Principal Traffic Engineer in the New Jersey Department of Transportation and Motor Vehicles Commission. . 11 6- Podrove: Did you, at my request, did you conduct a traffic analysis of the situation with respect to the subject location? Dudeck: Yes, I did. Podrove: Would you state what you did and what your findings are. Dudeck: Lacking a definitive site plan to review regarding my, and -- and to pass judgment, so to speak, I was asked to look at the parcel in terms of proposed use or possible proposed use to restricted commercial from the traffic operation and safety standpoint. I visited the site on Saturday, Sunday and Monday of this past week and viewed traffic operations on Sunday afternoon and during the peak hour yesterday. I also talked to Captain Ryan of the South Windsor Police Department regarding recent accident history at the locations of the three intersections in particular adjoining the site. I also conducted a general traffic engineering evaluation of sight distances and whether or not there are any restrictions to the sight distances regarding possible restricted commercial development on the site. Perhaps the -- in my report I'd like to point out to the Commission on page #4 there is a typographical error in the first paragraph. It should be 1.2 acres, rather than two-acre traingular piece of land. I think that particular page probably has the meat of what I did regarding this site and what I am trying to do is "guesstimate" the maximum possible building or development of building that could possibly be put on that site. I came up with somewhere stretching the imagination of 3,000 square feet. So, I've used some typical uses that are allowed in the Restricted Commercial Zone, and I've used a Professional Office Building or Retail Store, 4,000 square feet to be on the conservative side. Medical offices building as well as veterinary clinic are all possibles, and I stress that these are just possible uses on the restricted commercial -- and I don't mean to advocate any of these, and what I'm trying to do here is point out to the Commission that the number of trips, even projecting a building larger than I think can possibly be put on that parcel would not generate any more -- anywhere from 5 to 25 trips during peak hour. 7- Being the maximum, of course, would be a retail operation with 200 trips a day. But the medical office would be somewhere in the vicinity of 60 trips.. And when I say trips, I count the trips to and from the site as one trip -- so we are talking in regard to a medical office, of 60 trips, we are talking about 30 round trips -- two-way trips. These are trips generated (inaudible word) by the Connecticut Department of Transportation. We did not go into in detail and actually review the accident records indicating -- to the best of Captain Ryan's recollection, somewhere in the neighborhood of around three accidents per year -- reportable accidents per year in this area. He did point out a 1974 accident which was a fatal -- resulting in three fatalities, I believe. That was not attributable to road conditions, what have you. There was alcohol involved in that particular accident. My review of the sight distance appropaching the corner -- the three corners, that is -- Ayers and Sullivan, Graham and Sullivan, and Graham and Ayers, indicates that sight distance across all of those corners is in excess of the 275 to 300 which you would consider safe stopping distance for the speeds that are out there now -- approximately 40 to 45 miles per hour. The only sight distance that could be considered restricted in any way would be the southbound of Graham entering onto Sullivan Way,and that is mainly due to the acute angle. If the driver were to look over his right shoulder, however, there is more than 300+ square feet -- not square feet -- 300+ feet of clear sight distance. Approaching either the Ayers intersection or the Graham intersection on Sullivan Way -- Sullivan Avenue -- there is no sight restrictions. You approach on an upgrade -- basically a straight roadway from the south. Although you are on a curve coming from the north you do have ample sight distance on the entire frontage of this property on Sullivan Avenue. I would like to point out to the Commission, also, that Sullivan Avenue being a state roadway, any potential development or any proposed development must go through the SEC approvals and as a detail reviewed by the Connecticut 8- Department of Transportation, and any curb cuts, or what have you, since this is adjacent to the State Highway, would have to be approved by the State Highway before anything could be built on the land. With all of that in mind, and also bearing in mind that a detailed site plan of development would have to come before this Commission -- again, prior to any development taking place, it is my professional traffic engineering judgment that there are no traffic reasons which would preclude the safe development of this parcel for RC Zone. Podrove: I have no further questions of Mr. Dudeck. Does the Commission have any questions? Grace: Not at this time. Podrove: Very simply, in summary, the position that we take with respect to this application is that it is a good application, If it were to be granted, it would tend to meet the standards and the requirements that are proposed by Zoning Commissions in matters such as this -- that the values, the land values, would be conserved, and that the character -- the general character of the district -- would not be changed, and that the most appropriate use of this land would be permitted. If in fact the zone classification were to be changed to Restricted Commercial. I have nothing further. Grace: O.K. Anyone here wish to speak in behalf of the application? Hunter: My name is Robert Hunter. I live on Miller Road, South Windsor. I travel by this property several times a day going to and from work and shoppisig, and I certainly think that a modern office building would be better than the "eye sore" that is presently at this location. Grace: Thank you. Anybody else wish to speak in behalf of the application? Anybody have any comments against the application? Carino: My name is Carino. I live on Ellington Road. Although Ellington Road is some distance away, I'd like to mention why I feel I'm in a position to comment on this application. I was Chairman of the Planning and Zoning Commission back in the '60's when this application was first brought up. 9- I've really heard nothing new today I haven't heard before. The application was previously denied. I use Sullivan Avenue quite a bit and I know a little bit about the dangers of that corner with all due respect to the expert on traffic here. I think one death in 1974 and all the accidents we've had there are far too many. We all know it is one of the most dangerous curves we have in South Windsor. It is mentioned in our Plan of Development. It is mentioned in the update of the Plan. We all know that that corner is -- in fact the State itself has recognized the snake-like arrangement of Sullivan Avenue, and is trying to procure (inaudible word) there. They are straightening out the approach to that corner. We all know that when a road is straightened out it naturally increases the speed. As far as I am concerned (inaudible word) this particular corner will be more hazardous. I'd like to go over some comments, if I may, regarding the objections. Number one, there is nothing in our Plan of Development -- there is nothing that I can see that has occurred in the last 15 years in town that says we need additional commercial land. So, there is no real need for encroaching upon the residential land for another commercial enterprise. Your latest update now -- the update on the Plan says we ought to scrutinize the commercial land that we already have on Sullivan Avenue. Adding more commercial land there doesn't appear to be consistent. We know its not consistent with the Plan of Development, both in your original plan and the update. There was no consideration for extending your commercial land. So its inconsistent with the Plan of Development -- both in its original form and in your update. Now, as far as benefitting the town is concerned, I doubt very much that there is any benefit to the Town. I can appreciate that its a benefit to the property owners, and I don't hold it against the property owner for trying to change his land. However, we have to look at -- and you as a commission has to look at it -- from the Town's benefit standpoint (inaudible word) for this office building they are proposing, (inaudible word) tax benefits you have. 10- I can envision the tax revenues being completely washed out if we have to foot the bill for another red light or two on Sullivan Avenue. We all know what it cost when they put the red light on Route 5, even though the State agreed to share it with us. So, any tax revenues that you expect to get from this thing would be washed out by an additional traffic controlling mechanism that we would have to take into consideration. I think you all should have to look ahead a little bit. The traffic engineer talked about traffic counts (inaudible word) Captain Ryan and all of that. We all know that our town is only 25 percent developed. And its all in that vacant land up behind Sullivan Avenue and up on Graham Road inaudible word). The traffic in that area is going to increase. Now, you talk about the highest and best use of the land. The Town itself decided what the highest and best use of the adjacent land was when they moved Ayers Road. They. made a, lawn, planted a couple of trees and put a couple of rocks on it. I think that whole section -- that whole area -- the highest and best use is an extension of that type operation, not putting another building up. It was rather interesting in the thing -- when I listened to all of the professionals, and I'm not trying to knock -- I just want to bring out some facts. Now, Emil Lucek was the Town Engineer when we looked at this application before. We got a different story out of the Engineering Department at that time. When he represented the Town, it was a different situation. Now that he represents the applicant -- now the highest and best use is something else. And I know of nothing that has changed in the area. Yet, opinions have changed -- depending upon who you represent. The property is still there. That house 11 years ago, I remember the very same story. It is delapidated and needs alot of money to repair it. And that goes on every year. Eleven years ago it was the same story -- back in 168. (inaudible word) O.K., he needs alot of money to repair it. So all of these excuses are fine. And then there is inaudible word) Commission. Anything that is stated tonight, other than the 11- request for a zone change, is academic and is not binding on the applicant. A 3,000 foot office building, or an office building for one type of use is all academic. We have seen in this town so many times once the zone change is made you can sell the property to someone else and as long as they meet the minimum requirements,of the zone change, they can put almost anything in there providing it meets the regulations. So, its not a question of we're going to put a 3,000 square foot building, or this and that. It has absolutely nothing to do with the application. That's just a figment of someone's imagination -- what they would like to do. The question here is should we change the zone and make it something that could now let's talk just for a second if I may concerning what may go in there. I'll give you a couple of examples. Now, they come in and they tell you that we're not going to have a road cut on Sullivan Avenue, we're going to have a road cut here or a road cut there. And we have several examples in Town, where it just doesn't happen that way. And I speak of the 7-11 on Ellington Road and Pleasant Valley. Because I was on the Commission when 7-11 went in there, and they said we're going to have an entrance on Pleasant Valley Road. Today, ladies and gentlemen, you've got an entrance on Pleasant Valley Road and on Ellington Road. And its a State Highway. Ellington Road permitted that road cut, which is less than 50 feet from a red light, and its a very dangerous situation. I'm sure you people that live on Pleasant Valley Road will recognize that. Its nothing but a by-pass to beat the light. So, when they tell you you've got to get permission from the State to do this, and you've got to do that. This is the control. Don't kid yourself. The key here is that you change the zone or don't you. I think thats very, very important to all of us. Now, its very unusual, again, with all due respect to Ray Holcombe, that you'd call a professional witness for the highest and best use of the land to call the owner up and ask him what he thinks it is. Obviously, if he is the owner, he is going to indicate -- he made the application -- that the highest and best use is there. So. I think that that should not 12- be considered as a professional outside opinion as to the highest and best use of the land. If you ask the owner what he thinks, he obviously thinks it ought to be rezoned for the highest and best use because he made the application. Grace: Anybody else have any comments against the application? Cutler: My name is John K. Cutler. I live on 36 Graham Road. Our property is directly opposite from the subject property. Most of the items I had in mind (inaudible word) expressed here. But one very, very important item that has been neglected by all that is that directly behind my property is the High School and the grammar school -- Wapping Grammar School. And buses use both Ayers, Sullivan and Graham Roads. Youngsters from the Wapping Grammar School walk along these roads. Also, the High School Students walk around there. So, anything where you are going to increase the traffic, you are going to create a hazard to our school children. And if you only kill one -- just one -- that is sufficient cause to knock this out. I as a neighbor do not like this "eye sore". This is terrible. And, I hope I can see something better. And what the Town did with the Town property, I like very, very much -- and I think everybody else does. I would like to see that Park extended, the building torn down, and the two men paid whatever the land is worth -- and not put any buildings there and protect our school children. Grace: Thank you. Anybody else have any comments against the application? Gentleman right here. Preneta: My name is Stanley Preneta. I live at 6 Graham Road. I agree with (inaudible words) what the first speaker said inmost cases on the property, and I'm opposed to the zoning change because of the fact of various impacts on the neighborhood. The things like additional noise, lights, traffic and fumes and the traffic engineer didn't say anything about -- he wasn't there when cars and trucks use this corner to turn around in, and I don't think he mentioned looking at my property, but you can still see some car tracks that someone put on there a couple of weeks 13- ago. This park is a -- using this land -- I think they should keep it as it is, and not make any changes. Grace: Thank you. Anybody else have any comments against the application? Yes, the lady in the back. Donahue: Mrs. Terry Donahue, 1118 Sullivan Avenue, South Windsor. If this change were granted, the area would be used for commercial use; therefore, creating a serious traffic hazard. Also, (inaudible word) I feel would not be served because any retail establishment would lower the beauty and the value of town-owned property to the northeast and the southeast. Grace: Thank you. Gentleman right here. Colon: My name is (inaudible word) Colon. I live at Graham Road. Something about the traffic, because I live right there -- right in front of the property. As you know, it is a short cut from Route #86 to Route 5 and #91 for trucks. This is a very heavy (inaudible word) traffic on Sullivan Avenue, and this morning I was just getting out to go to work -- it was 7:30 -- I have to stay in my driveway about five minutes to just get out of my driveway. At 4:30 when I returned -- my mailbox is on the other side -- I stopped for my mail, and I was locked inside there for maybe five minutes. As you can see, that is Graham Road on the corner of Sullivan Avenue, and the traffic is very heavy. Even the one -- my dog was killed right in front of there because the traffic was so heavy. He was walking with one of my kids on -- the traffic in this corner of Graham Road and Sullivan Avenue -- it a -- sometimes you can even see it -- I mean the traffic is so bad there have been two big accidents right there in front. One knocked the electricity out in my house for at least five hours -- right in front of there on (inaudible word) about three weeks ago. There was a big -- there was a big accident right in front of there, and this was 3:00 or 4:00 in the morning. And this is a very dangerous decision -- over there to put something like this. I can see -- we have the bicycle, and the school in back of us and kids move along there. 14- I have four kids myself, and they go to school and sometimes afterwards with the boys and this (inaudible words) we don't need nothing like this to make more traffic in this area. Right now we got enough. Grace: Thank you. Anybody else have any comments against the application? (pause) Mrs. Montana. Montana: I just wanted to ask -- how many --Mr. Dudeck I guess I would direct the question -- how many cars would you envision a bank would generate? Dudeck: Pardon me? Montana: How many cars per day would you envision that a bank would generate with a drive-in on the side? Dudeck: If you have a drive-in window, you could generate approximately 300 to 325 trips a day. Montana: Then -- o.k. Thank you. I don't know which of you gentlemen would answer this question. Could you -- if you didn't have a curb cut on Sullivan Avenue, would this still be a viable piece of commercial property? I mean, could you really see having a curb cut right in the middle of that curve on Sullivan Avenue? And, if you did, where would you have entrances? Dudeck: That would -- if you're asking my . . . Montana: Well, I don't -- which of yourwould like to answer? Dudeck: I -- I would say that it totally dependent on what is placed on the land and the internal circulation. Because the internal circulation and the ability of people to get in and out of whatever is there will determine how easily they can get off the site. I can't give you an answer on Grace: Do you think you can have a cut into Sullivan Avenue? Dudeck: Based upon sight distances? Yes. Laughter at this point in the tape from the audience. Dudeck: You have to realize -- you have to realize we are not talking about a great deal of traffic at all. In fact, you are talking about 15- very very little traffic. That's a possibility. You're talking about -- one thing I would like to point out in answer to Commissioner Montana, if we are talking about a bank facility, the Department of Transportation records indicate that the peak period of activity in a bank facility -- drive-in facility -- is between 12:00 and 2:00 in the afternoon -- which has about 30 percent of the total traffic. And between 4:00 and 6:00 in a bank facility if it were to be open, we are talking about 20 percent of the traffic. So you are talking about 300 trips -- you're talking about maybe 60 trips in and out of the bank in a two-hour period from 4:00 to 6:00. So it would be about 30 an hour. Again -- one every two minutes. So you are not talking about a great deal of traffic, even if you look toward that particular type of development. And we do have a bank down in the shopping center just north of this site now. So, its kind of doubtful whether you would find another bank that would be close. I would like to point out one other thing. If I were investigating the old Ayers Road alignment, I would have serious problems with this. However, we are talking about a completely different ballgame. I believe it was changed back in 1973. Realignment breakthrough of Ayers Road on a new alignment which is -- has dramatically improved the sight distance for anyone trying to come out Ayers Road onto Sullivan Way. We're talking about very good sight distance in either direction. Grace: Louise? Evans: When you -- the traffic engineer -- on your report, do you have the copy? Yes. On the first page, a minor point, but I was a little confused. At the bottom -- the bottom paragraph on the first page -- it leaves you to the suggestion that perhaps it was Captain Ryan who made who made the suggestion that the zoning be changed from A-20 to RC. Is this what you intended to say? Dudeck: No, I'm sorry. No, what I intended to say there was Captain Ryan was the Officer in the South Windsor Police Department that I talked to relative to recent accident history. 16- Evans: All right. I just wanted to clear that up. I didn't think you meant that, but it didn't come across that way to me. There are field trips that were used in calculating these things? So they came from the Department of Transportation? Dudeck: Generation factor, yes M'am. Evans: Right. In other words, the lowest number that you have for any kind of commercial use here is for a medical office. That I assume -- its for a one doctor office. Do you differentiate as to the (inaudible word) type of doctor? Dudeck: This is one doctor. Evans: Is the 60 an average of from many different doctors throughout the State: Dudeck: That's correct. And this is . Evans: The doctor I go to, I'm sure, has (inaudible word) has more than 60 trips a day, I think. Dudeck: That was an average based on several locations that the Department of Transportation checked. And also, I might add, that it is right in line with the nation-wide average. Evans: O.K. Nation-wide average? Dudeck: That's correct. Evans: Rather than state-wide average? Dudeck: Yes. This particular number here -- which was arrived at by the Connecticut Department of Transportation -- is also in line with the national average as well. Evans: All right. My other major question was partially answered through Mrs. Montana. It concerns the entrances, etc. You then would consider that the front of the property was Sullivan Avenue. Is this right? I mean, is this how you people would look at it? Dudeck: Are you asking me? Evans: No. No (inaudible word) I'm now asking anyone else. 17- Dudeck: I could not answer -- I would say one thing. . . that I would not at this point, unless there were changes in grade involved on Graham, I would not advocate exiting directly out onto Graham because if you come southbound on Graham a few 100 feet south of Ayers, you do have a sight distance restriction where there is actually a crest in the road even though it continues down, you are basically on a level roadway into a downward type of grading. At that point there is a possibility . . . Evans: Well, leave that other question for just a minute, and continuing on what you were just saying, I notice that you didn't advocate at any time one way on Graham Road. Did you consider that? Dudeck: In my observations last night, there was almost 50 percent of the traffic is on Graham and Ayers Road -- not Sullivan Way. Those two roadways -- about 50 percent of that traffic was coming northbound on Graham, northbound on Sullivan onto Graham. What I'm saying is that its a natural thing for persons who are going -- coming out of Ayers or out of Graham and wishing to go northbound -- they will not come down to Graham and Sullivan Way. They will connect into Sullivan Way, Sullivan Avenue, I'm sorry -- they will connect into Sullivan Avenue at Ayers. They will not come down and make that acute turn. Once in a while you will find someone who will do that; however, they won't -- the bulk of the people coming out of Graham and out of Ayers will execute a left-hand turn onto Sullivan Way from Ayers -- not necessarily from Graham. My actual percentages were 45 percent northbound on Graham; 15 percent southbound on Graham and Sullivan Way; 25 percent eastbound on Ayers from Sullivan Way and 20 percent -- as I recall it was 20 percent -- out onto Sullivan Way from Ayers. Evans: You only have 13 percent from Graham onto Sullivan going southbound? Dudeck: That's right -- southbound. Tape indicates general disagreement from the audience at this pbint. Evans: I know that in the morning on my way to work . . 18- Dudeck: I'm talking about evening now. I observed in the early evening hours. Evans: Oh, all right. So, if you're coming -- that would be returning to a residential area, rather than leaving. Because in the morning I notice I go along Sullivan Avenue past this location that cars will be backed up six, seven, eight. I don't really know how far they are backed up. Dudeck: It would have to be higher in the morning because that's the natural . . . Evans: So you would probably judge it to be the reverse of the evening. Dudeck: I don't feel it would be totally reversed. I think it would -- I think you would find some people go out Ayers and execute a left turn on Sullivan. Evans: I see. O.K., if I could return to the question maybe its for Mr. Lucek. Emil, where did you figure the front of this property would be? There were comments made as to the amount of distance a building would have to be in for front lines and in checking out commercial distances, if I'm not mistaken, the front line would be 65-feet. Lucek: In a restricted commercial? Evans: In a restricted commercial. Lucek: Right . . correct. Evans: And rear line is 25. Assuming the rear would be along -- I mean, I'm not sure where the rear, front and sides are. Lucek: That's something we'll have to iron out with the site plan. My personal feeling . . Evans: I just want to know how much land is being left after you would take these out. That was my (inaudible word), Lucek: I have not computed that because the size of the building would relate to the use and would relate to the parking. So I can't tell you what size of building would be there. But we would be taking away 65 feet from one of the sides, possibly two of the sides. I mean, that's a decision that this Board and. I will have to work out. My personal opinion i 19- is that the front of the building should face Sullivan Avenue. Because that would (at this point the cassette was being changed in the recorder. Approximately seven seconds was not recorded.) Lucek: . . . with respect. I agree with many of the things (inaudible word) internal traffic control, such as advisory signs for people using the building to please exit left, or something like that. That's not enforcable, but certainly discourages right-turn onto Graham down onto that very difficult intersection of Sullivan Avenue. And I think the town is still considering making that section of road one-way. I don't know if its ever going to come to be, but it was certainly part of the reconstruction program in 1973. Evans: I have just one more short question of either Mr. Holcombe or Mr. Howland. How long have you owned the property? Holcombe: 13 years. Evans: I mean, it has been used as a residence all of that time? Holcombe: Yes. May I make a comment? Evans: 04 sure. Holcombe: The last question Mr. Podrove asked me was if that were an empty lot, do I think it would be valuable for a house, or something along that order. I said no. Some of the arguments that have been used against this change have been by residents of the people who were living right in the area. I believe that if it remains residential, you certainly could build one house -- no law against that -- possibly two. Then you have two more houses, and in this case a little more (inaudible word) than the others because it is surrounded by three roads, has three stop signs to contend with. The people who live there I think (inaudible word) has the potential of ruing the day they allowed residences to be built in that particular area. There will be complaints about various things. Small point, perhaps, but it was something I wanted to point out. 20- Grace: What did you mean -- to do with complaints -- I missed the . Holcombe: Well, maybe not I. but I can imagine two families living there -- one family living there would pay a, pretty good price for a house because it costs to build any house to live in. Cars start driving across their lawn, debris, screeching of tires, stopping and going at all three lights, speeding, any number of hazardous things. Perhaps the Police Department may be able to tell better because there is a small break in a circle of traffic. Grace: Wouldn't that apply to the piece of land now if there were a small building on there -- commercial? Holcombe: Commercial? No, not particularly. I find like beer bottles on my office lawn, but I'm not tempted to call the Town and object. I think homeowners are a different breed. They expect a little more respect for their own privacy. Grace: David? Joe? Dick? Ryan: Mr. Dudeck, you -- you qualified your opening remarks by saying that you lack specific site plans, which implies that it -- maybe your report would be altered if you had some specific site plan that you were going to review for this particular site. Then later on you talk about maybe you would allow access to Graham Road, but would prefer to have access on Sullivan Avenue. At least that's what I got out of your words. Speaking in generalities, what -- what would be the maximum number of trips that you would recommend the Commission approve if it got to that point? Dudeck: The number of trips that the site would generate is going to depend on what goes into the site. Ryan: I know that. Dudeck: And you can't have 1,000 square feet with say -- you could conceivably have (inaudible word). I'm not sure of the Zoning Regs on this one. A thousand or two thousand square feet with (inaudible words) and that would serve to generate "x" number of trips. Whether you've got two thousand square feet or three thousand square feet, that (inaudible 21- word) as an example would generate the same number of trips. Its actually the use, itself, that dictates the number of trips generated, not -- I can't give you a number. Ryan: I think maybe there is some confusion. You talk about an entrance on Sullivan Avenue, but you don't know what's there. So, I'm kind of asking you the original question, -- what would be the maximum that you would think would be adequate to safeguard Sullivan Avenue, in other words . . . Dudeck: Well Sullivan Avenue . . . Ryan: Would you allow 1,000 trips a day? Dudeck: I can't conceive of anything you could possibly put in there that would generate even one-half of that. I would like to point out that people who have mentioned traffic generation have a concern. And traffic signals were mentioned. There is a traffic signal at the intersections of the two driveways to the shopping center and Sullivan Avenue, just north of the site. The existance of that traffic signal periodically sets up breaks in the traffic on Sullivan Avenue. That alone helps individual cars to get out onto Sullivan. And we are only talking about in the neighborhood of five, six, maybe 650 feet from this proposed site. So, the existance of that traffic signal helps in creating breaks in traffic which allows persons to enter onto Sullivan. In no way, shape or form can anything that goes on this site that I can conceive of that goes on this site warrant the installation of a traffic signal or anything like that -- that would otherwise cause periodic stopping of traffic on Sullivan. Sullivan Avenue is the main thoroughfare, and that would have the right of way at all times, in regards to this parcel. Ryan: I'm still trying to get some sort of feel for how much traffic do you really think could exit onto Sullivan Avenue at that point? Dudeck: The peak -- the peak period is the -- I would say the critical. If you talk about perhaps 50 trips during the peak hours, then you are talking about something less than one per minute. If you are talking 22- about 50 trips and you are talking about a split southbound and northbound, the northbound merge is a merge with virtually no conflict, and this would be directed out very smoothly into the traffic heading northbound. You do have some extra width in the roadway right at that particular point. A case in point is that a left-turn slot has been created for southbound Sullivan Avenue traffic. The left-turn would probably be the more critical, and you add 25 or 30 of those. Its hard to tell exactly where the person is going to be coming from. Other than, again, my experience in site planning and site work, its hard to conceive of something this small serving anything other than relatively local residents or local area. Its not something that would generate trips from outside the area. Therefore, you'd have to look at exactly where your residential areas are going in to the parcel, and that's probably where most of your trips are going to be going to and from. Ryan: I think that what I got out of all of this is that you would prefer to see the entrance and exit to this place on Sullivan Avenue, and something that would generate 50 trips a day would be good planning, in your opinion. Dudeck: During the peak hour. Ryan: During the peak hours, would be good planning in your opinion. Dudeck: Yes, I would have -- I see no reason traffic wise to (inaudible word) the property. Grace: Anybody have -- the gentleman here had a comment to make. Dayton: I don't want to take the Commission's time, but I did pick up on many things I have heard tonight that I don't agree with. Grace: You have to give your name and address please before you get started, I'm sorry. Dam: You could put a building there, such as a branch bank. You could have traffic lined up there 10 or 15 coming in and out at a time. I'm sure if the State took a good look at that, they are not going to allow any entrance on Sullivan Avenue as close to the intersection as that is. Where it comes down off the side street and so forth, and a good many 23- things that go along with it. And I still go along with getting back to the same thing I've stated here before. This spot zoning on Sullivan Avenue; I would appreciate it if it would cease. From 1118 to 1488 is spot zoned all the way. You've commercial, you've got restricted office, you've got general commercial, you have a "hodge podge" zoning. They will probably put it in the paper again, but its a good statement, and I think its time it ceased. And I think its time we knew on Sullivan Avenue what we are zoned for. In what zone are we in. Are we in an A zone? Are we in Restricted Commercial, Restricted Office, or so forth? And I, like a good many others, would certainly appreciate this to be carried out in one way or another. Grace: Thank you. Could you give us your name and address, please, for the record. Dayton: 1343 Sullivan Avenue. 1343 Sullivan Avenue Grace: And your name, sir. Dayton: Dayton D-A-Y-T-O-N. Grace: Anybody else have any questions? Dayton: I thought you'd know me by now? Audience laughter in the tape at this point. Grace: Do you wish to make a final? Podrove: I would like to make a short rebuttal. With respect to changes since 1964 at which time a similar application was denied, I asked Mr. Lucek, as I wasn't involved in that, if there has been any changes since that time, and he has stated that there has been. And I would like to ask Mr. Lucek to state to the Commission what changes have taken place with respect to this parcel of land since 1964. Lucek: Thank you. Mr. Chairman, Mr. Carino and I on occasions have disagreed, but in this case I have to say I personally resent his implications that I would prostitute myself for my profession, and change my opinion simply because I am no longer Town Engineer. Mr. Carino had you believe that I, as Town Engineer, rejected this application in 1964. 1 was Town 24- Engineer, but the Planning Commission rejected the application. If I expressed some opinions at that time, that may be very true, and probably is. If my opinion has changed, its because there have been changes. A significant change in 1973. The town rebuilt the intersection. The reason we rebuilt the intersection because there was not just one fatality, but a series of accidents. Almost on a weekly basis. I'm sure all of the folks sitting here that lived in Town for a while can recall that. This was a subject of great concern to the Town and the Town spent close to -- close to $50,000 rebuilding that intersection, and that was four years ago. When Mr. Podrove called me several months ago and asked me if I felt this was a reasonable request to- make at this time, I told him yes I thought it was because the conditions here have changed. I would like to state one simple fact to support that change. Since the reconstruction there has not been a serious accident at that intersection. That's an intersection where there were numerous fatalities and uncounted accidents prior to the reconstruction. Based on that, I feel that there are significant changes. The most serious objection to this zone change in 1964 -- was it 1964 -- the last time we came in -- was the traffic. And that condition has improved. We are at the point where I feel the land can now warrant a more proper use than residential. Thank you. Grace: Thank you. Podrove: Just a couple more points, if you please. In due respect to all of the discussion that took place concerning a curb cut on Sullivan Avenue, Mr. Howland came over and said to me, I can't imagine any development that would take place on this small piece of property that would ever cause a curb cut on Sullivan Avenue. That was the last thing that he, as a real estate developer, would ever consider in conjunction with the develop- ment of his own property. So I ask that you take that into consideration. The fact that the owner himself says that he can't imagine a situation that would cause a curb cut on Sullivan Avenue. I think that disposes s,, n„, as Ear as thi s ao-olication is concerned. 25- It points up, however, the advisibility and the advantage that this commission has working with its regulations. Because of your Section 4.11, which is the site development approval, where you can regulate the development of every parcel of land -- every commercial parcel of land, and taking into consideration the use, the size, the traffic, etc. at the time the development is actually proposed. I would like also to mention that we have never suggested that the -- the old facade that there will be tax benefits to the town and this, and that and the other. Its not anything thats appropriate for this application, and I disclaim any association with that type of argument. Even though it has been suggested (inaudible words) inferring that. And furthermore, its well to say that this is not either -- also not the forum in which to debate the credibility of the witnesses. Mr. Holcombe made a statement, and he also stated that he is the owner, and obviously he feels that the zone change should be granted. But to suggest that its not a credible statement because he happens to be the owner of the land, is totally inappropriate. As I see this situation, this island -- this triangular piece of land -- is really nothing more than an island surrounded by streets. It has been lying there not used in its most appropriate fashion for many, many years while the commercial area has grown up around it. And today probably at this time, it is fitting to permit the development of this land for commercial purposes. Subject to all of the safeguards in your regulations, I just can't imagine that anything inappropriate could possibly be put on this land, with your regulations being so exceedingly strict. And, again, I doubt that anyone could seriously argue that the most appropriate use of this land is residential. There has been a suggestion that it become a park. Well, that just proves that housing is not an appropriate use for this. The next step is some sort of restricted commercial development. I trust that this Commission will see fit to act on this application favorably. Grace: Thank you. Does anyone else have any comments, questions? 26- Ryan: What I think you are asking us to do is to pass for a change of zone on this particular piece of land. Podrove• Yes. R an: Its not exactly an island surrounded by three streets as you call it. Its really two streets because you have a piece of town property that borders between your land and Ayers Road. Podrove: If you'll permit me. That town property, while it is not being used for any particular purpose at this time, technically is probably part of the highway. But, be all that as it may, I'll admit that there is a buffer certainly between this parcel and the Ayers Road. I didn't mean to suggest, again, that there isn't a . . Ryan: Well, my point, if I can be allowed to continue, is that you don't have access rights to Ayers Road. So, now we are talking about access rights on either Sullivan Avenue, or on Graham Road. We have a comment from your engineer that he would not build on Graham Road. We have a comment from the owner that he wouldn't put an entrance on Sullivan Avenue. Podrove: Well, that very . . Ryan: If we were to change this zone, obviously we don't have a site plan (inaudible word), but if we would change, if -- and if you don't have that settled -- then you have another paradox here. Podrove: Well, I realize that you can make this into an almost comical situation. The fact is this: with a site plan before you, you would be able to comment very intelligably, I'm sure, about any proposed development concerning its ingress, egress, size, parking, use, whatever. And that's really what we are asking for is an opportunity sometime in the future to present a site plan for your consideration. Grace: Thank you. We thank you all. We 'll take about a two-minute break, and then we'll proceed to the next application. PRELIMINARY TRAFFIC STUDY, PARCEL 1 — MAP 99" TOWN OF SOUTH WINDSOR, CT. Date: September 20, 1977 BY: Michael S. Dudack, ire , POE* INTRODUCTION In response to a request from Counsel for Messers. Raymond S. Ilolcoiiibe and Warren E. Howland that a Traffic Study be undertaken to determine the feasibi- lity of developing a parcel of land in South Windsor which is located at Sullivan Avenue (Rt 194), Ayers Road and Graham Road, and is identified as Parcel 1 - Map 99", a preliminary study was completed on Saturday, September 17, i 1977, through Monday, September 19, 1977. The Study consisted of field observations of roadways in operation during the P.M. peak hour on September 19th, and a Traffic Analysis of this observation as well as observations on the 17th and 18 was completed. The Connecticut Department of Transportation was contacted relative to existing traffic volumes in the area, and "March-April, 1977" 24-hour machine counts were received. Captain William Ryan of the South Windsor Police Department was consulted relative to the general accident experience on the roadways under review in the last three years since Ayers Road has been realligned to correct a serious safety hazard. The specific request relative to this site is to effect a change in zoning from an A20 residential use to a RC (Restricted Commercial) use. t PRYSICAL CONDITIONS Sullivan Avenue, Conn. Rt. 194, is a two lane roadway which is approximately 30 feet wide with edge line and center line pavement markings throughout its length in South Windsor. It serves as an arterial which connects to Route 5 and I-91 to the north and, together with Buckland Road to the south, affords eastbound and westbound motorists with a connection to I-86 in Manchester. The South Windsor Town Hall, Police Department and Post Office -is located approximately 13z miles to the south where Sullivan Avenue intersects with Connecticut Route 30 (Ellington Road). In the vicinity of the site under discussion, Sullivan Avenue rises, south to north, on relatively straight allignment until its intersection with Graham Road, at which point it curves to the west and levels off along the westerly edge of the site. At its intersection with Ayers Road, the roadway again curves to the west and assumes a downward vertical allignment which remains basically straight until its intersection with Route 5. Shopping centers exist on both sides of the roadway approximately 500+ feet north of the Ayers Road intersection. The entrance and exits for these "neigh- borhood" oriented centers are controlled by a traffic signal operating on what appears to be a 55 second cycle. Large "CURVE WARNING" signs with flashers and 35 MPH advisory plates warn motor- ists travelling north and south of the curvilinear allignment of the roadway in the vicinity of the proposed site. A "left turn slot" is afforded to southbound motorists wishing to execute a left turn onto Ayers Road. Page Three AYERS ROAD is a relatively short section of roadway which connects with Sullivan Avenue on the west and Nevers Road on the east. This roadway serves the Wapping Elementary School, the South Windsor High School complex, and the Little League facilities as well as residential development east of the proposed site. This roadway is basically a narrow two lane facility except between Graham Road and Sullivan way, where it has recently been widened on a new allignment. Graham Road intersects Sullivan Avenue at an accute angle from the north and east on a 3 to 4%+ downgrade and services residential development- to the north. This roadway is approximately 26 feet in width with 22+ feet between edge lines and is marked as a "BIKE ROUTE'. Existing Traffic Control Devices, besides those already mentioned are as follows: 1. Sullivan Avenue and Ayers Road - Ayers Road traffic is "STOP" controlled. 2. Sullivan Avenue and Graham Road - Graham Road traffic is "STOP" controlled. 3. Ayers Road and Graham Road - this intersection is "4 WAY STOP" controlled. The Shopping Center to the north provides a wide variety of products and services to the area. Restaurants, package stores, a pharmacy, a bank, tropical fish store, Dental and Veternary services and a Library are some of the more significant of these along with a supermarket. In addition, the Sunnyside Produce Market exists on the easterly side of Sullivan Avenue just north of Ayers Road. Sullivan Avenue south of the site under discussion serves basically single family residential developments, however, there is evidence of small business activity. To the north, however, commercial and light industrial type develop- ments are located all along the roadway. Page Four DISCUSSION The site under discussion is a teacretriangular piece of land which presently supports a single family home which is not in character with the typical single family residence in the area. Although a wide variety of uses is permitted in a RC zone, in accordance with the South Windsor zoning regulations, the geometry of the site would seem to preclude any substantial development from taking place. Of the permitted uses, it would appear that a small commercial or professional office would be most attracted to the site although a small retail establishment or personal service shop are other possibilities. At any rate, given existing Zoning REgulations, any development would, in all probability, be small and not generate a great deal of traffic. Using Connecticut Department of Transportation developed Trip Generation rates, a sampling of uses and generated trips, only one of which would be feasible, is as follows: Veterinary Clinic 110+ trips per day - 10 to 15 during peak hours. Medical Office 60+ trips per day - 5 to 10 during peak hours. Professional Office Assume 4,000 sq. ft.) 80+ trips per day - 10 to 15 during peak hours. Retail Store Assume 4,000 sq. ft.)200+ trips per day - max.-20 to 25 during peak hours. The above listing serves to illustrate some "typical uses" and is not intended to dictate what use is to be established. It does serve to illustrate that what- ever can be developed on the site, will have a minimum impact on traffic in the area and will be serving the local area. Page Five Existing (March-April 1977) traffic volumes on Sullivan Avenue, average approximately 119500 vehicles per day with approximately 800+ vehicles during the 7-8 A.M. period and 1,040+ vehicles during the 4 to 5 P.M. time period using the facility. Although this is a high volume for a two lane roadway, most of the movements during these peak time periods are "through" movements, which do not promote congestion to a major degree. It is significant to note, that although a great deal of vehicular activity exists, no major congestion develops even during peak hours. (The construction of I-291 from the Bissel Bridge to I-86 will, in all probability, reduce some of the volume.) ' The South Windsor Police Department without a thorough check of the actual accident records, indicate that this section of roadway has not been the scene of a great number of accidents in the last three years with an average year showing 3 to 5 accidents. Except for a 1974 accident in which alcohol was involved, no major accidents have reportedly taken place since Ayers Road was realligned. Sight Distance at each intersection adjoining the site was good and presents no major hazard to motorists. The only "marginal view" is afforded to south- bound Graham Road motorists at Sullivan Way; but, this is "STOP" controlled. Existing Zoning Regulations require a detailed "Site Development Plan" prior to the construction of any building in an RC zone and any projected use would Page Six most probably involve ingress or egress on Sullivan Avenue, a State Highway. Although no specific use has been presented at this time, this Preliminary Traffic Study, given the State Department of Transportation and Town controls over any future development, it would appear that the site can safely support. RC develop- ment. FINDINGS Based upon the preliminary Traffic Study conducted and the additional safeguards at the disposal of the Town of South Windsor and the Connecticut Department of Transportation to dictate the actual Site Plan Development, as well as ingress- egress movements from the site, there appears to be no traffic related reason which would preclude the safe development of the Parcel 1 - Map 99 tract for a permitted R C Zoned use. RESPECTFULLY SUBMITTED, iij b Op )e-- #,q ;l 6 MICHAEL S.- DUDECK, JR., P.E. T_a 0s dbu&ot 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 OR-CO' AREA CODE 203/644-2511 TO BE PUBLISHED IN THE JOURNAL-INQUIRER SATURDAY, OCTOBER 1, 1977 LEGAL NOTICE PLANNING AND ZONING COMMISSION T014N OF SOUTH WINDSOR At the September 27, 1977 meeting, the Planning and Zoning Commission voted to take the following action: 1. Disapprove the application of Caleb Vinton Benjamin for a zone change from RR to A-20 on approximately 57 acres of land located between Abby Road on the north and Graham and Nevers Road on the south. 2. Disapprove the application of Warren E. Howland and Raymond S. Holcombe, Jr. for a zone change from A-20 on RC on property consisting of 1.2 acres, located near the intersection of Sullivan Avenue, Graham Road and Ayers Road, South Windsor. Dated at South Windsor, Connecticut this 28th day of September, 1977. PLANNING AND ZONING COMMISSION William E. Grace, Esquire, Chairman Joseph Walsh, Secretary S WN SE r C VZa%-WI-2, V/ SatdA 1540 SULLIVAN AVENUE . SOUTH WINDSOR. CONN. 06074 sUR Co AREA CODE 203/644-2511 October 3, 1977 CERTIFIED MAIL Mr. Leon Podrove, Attorney 21 East Middle Turnpike Manchester, Connecticut 06040 Dear Attorney Podrove: This is to notify you that the Planning and Zoning Commission voted to disapprove the application of Warren E. Howland and Raymond S. Holcombe, Jr., for a zone change from A-20 to RC on property consisting of 1.2 acres, located near the intersection of Sullivan Avenue, Graham Road and Ayers Road., South Windsor. Very truly yours, PLANNING AND ZONING COMMISSION ByAof- !2 9:E 06= Alas.. William E. Grace, Chairman WEG/src cc: D. McLaughlin, Building Inspector J. Page, Town Engineer/Planner B. McNamara, Assessor 1 r ,`r { ,F 2'•+.' A r ypyS'j • 1 .P ti,[!•; r t ' r. +', f .e'1''1 S h t.' .e x{i. 1 Y.• ;rfBY,.{',+.,y :i,in '•k'R"u;f{13` fir., t SENDER: Complete iteres 1.2•and 3. ,•'' fi- i; 7spaci.on]Add your address in the "RETURN TO w 3 teverse. + ` b... C1 5 9ro1. The following service is requested (Check one):+='f r ' Or Show to wit dat doiniandadivere..,:%. #' t5 ..' RECEIPT FOR CERTIFIED MAIL Show to ivhOih,.iAte,&addreu of detivery...850 N:NO INSURANCE COVERAGE PROVIDED— RESTRICTED DELI4VERY " Y;o i° :( NOT FOR INTERNATIONAL MAIL Show tb w honi'ani date ilelivered."' "' 65 See Reverse) SENTTORESTItICTED;DEY.fVERY ` n Leon Podrove AttorneyFi' Sh&w to,wbom,`dsti,and address*of,delive' ' 855 r !F JQ <<` ', • p r! ry STREET AND NO.r. {, '}Y'• Middle Turnpikes ,Y'a' • s,+'F''' q`•'. s ,21 East Mi 2. ARTICLE ADDRESSED'TO:% P O,STATE AND ZIP CODE Leon k PodrIbIVe ,A ' `5'x affi. t1orne 'f f` 21'.' Ea e`,Turn ike w POSTAGE S z .` s t Midd 1 p 4•, CERTIFIED FEE QMan6he8t'a Gt ( 6040 . {: :r • ;,;f . W 3. ARTICLE DESCRIPTION: ,:' r ''Y"4 r ! SPECIAL DELIVERY Q tom`• 'r;'•'' i r'" k. REGISTERED NO. E' 'NO. °` X U ED NO. •' U. RESTRICTED DELIVERY yy CERrIFI INS R O x lr•:v 4', , 1, n }' j'?0 i y'' ' .f'' s`f '} .«.•tt. rS :r:W W W e 7 9359 "' rv,4, +...r+;t' tl U U SHOW TO WHOM AND QrDATEDELIVERLD Always obtaln slsnotuis of addressee or asent) '0 CO SHOW TO WHOM,DATE, H 4 AND ADDRESS Of QIhavereceived.the artiClf'descri'bed a sie.'+a{Y is•, ,y., o z w DELIVERYSIGNATURE ; C:Add&ii6 4lhorized agent C;1p:p a C1itkvI1'F s= =x` `,k; 'X s. x•=.a•.,{ ;r)'f:t a O SHOW TO WHOM AND DATE C e :5*f': °",';)'`,ql t '3'' i r:: '`i>.• s:' J d Q DELIVERED WITH RESTRICTEDE'r 0 Z DELIVERYy Z SHOW TO WHOM,DATE ANDC , la DATE Or,DELIVERY• k' " jR POSTMARK •s`ti *I i Cu ADDRESS OF DELIVERY WITH Q I, RESTRICTED DELIVERY op TOTAL POSTAGE AND FEESpS.•ADDRESS (Comploto only It requeste4)` If iIrt ` .i,•',tigy'{, ,'r'• i^ OLJ " POST114ARKOR DATE t i. e W4.:, i•1 t .{161 a 'IOU 6. UNABLE,TO EL ER,BECAUSE: ;; R 'S 10-3-7 tts r S % T• M at•e a). ;' )GbP t 1976—0-203-456 OwH SC4 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 R•C0 AREA CODE 203/644-2511 November 28, 1977 Mr. Raymond S. Holcombe 35 Oakland Road South Windsor, Connecticut 06074 Dear Mr. Holcombe: Enclosed please find your check in the amountlnf $20. which represents the deposit paid by you for the sign advertising the public hearing for your zone change application. The sign has been returned to the Planning and Zoning Commission Office; therefore, the deposit is being returned to you. Very truly yours, PLANNING AND ZONING COMMISSION L- /'Z Syd ie R. Cote, Secretary o the Commission encl NUMBER 19 '7 51-375 ill ti PAY TO THE ORDER OF_ OLLARS i RAYIIOND S. OR BEVERLY W. HOLCOIIBE A N D T it U S T C O AA F A N T SOUTH WINDSOR.CONN. MEMO 1:01LL111037SI:330 02 711' 1 This is a duplicate of the file. The original was sent to Attorney Rittenband on March 29, 1978. (See attached cover letter) RICHARD M. RITTENBAND ATTORNEY AT LAW 1734 ELLINGTON ROAD SOUTH WINDSOR, CONNECTICUT 06074 AREA CODE 203 644-2456 May 5, 1978 Mrs- Sydnie R. Cote, SecretaryPlanningandZoningCommission South Windsor Town Hall 1540 Sullivan Avenue South Windsor, Connecticut 06074 Re: Holcombe - Howland Dear Sydnie: I am in receipt of the transcript and other items yousentmeinregardstotheabovematter. However, I do nothaveacopyoftheapplicationitself. Could you pleasesendmethatandanythingelseyouhavenotsentmethat IMustfilewiththeCourt. Also, I would appreciate twoadditionalcopies, including the map, of everything youpreviouslysentme, and in the future, I would appreciate yoursendingmethreecopiesofeverything. I must submit oneCOPYtoCourt, one to the plaintiff's attorney and retain oneformyfiles. Thank you. Very truly yours, Richard M. Rittenhand RMR/dds r - oaN sf, t U T-awn' 0-1 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 0R-CO' AREA CODE 2031-644-2511 May 9, 1978 Richard M. Rittenband, Town Attorney Town of South Windsor 1734 Ellington Road South Windsor, Connecticut 06074 Dear Attorney Rittenband: As requested in your May 52 1978 letter, enclosed please find the following information pertaining to the Howland/Holcombe Appeal: 1. Original signed application form; 2. Two copies of the complete file; 3. Two maps showing the area included in the zone change. I should note that I cannot duplicate these maps; therefore, if more are required, it will be necessary to contact the Engineer. Very truly yours, c,('4-4- /. Z: Syyie R. Cote, Secretary to the Planning and Zoning Commission encl. Sf, Cap soaih ?dit v 1540 SULLIVAN AVENUE . SOUTH WINDSOR, CONN. 06074 r soe•C0' AREA CODE 203/644-2511 September 29, 1978 Mr. Richard M. Rittenband, Town Attorney Town of South Windsor 1734 Ellington Road South Windsor, Ct. 06074 Dear Attorney Rittenband: Enclosed please find the following: 1. Complete verbatim transcript of the September 20, 1977 public hearing for the Howland/Holcombe appeal; 2. Copies of minutes of the September 20, 1977 public hearing and the. September 27, 1977 disapproval of the zone change request? 3. Complete file, including any exhibits, of this appeal. Very truly yours, J t. Syd a R. 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