HomeMy WebLinkAbout25-23P 235 Pleasant Valley LLC Zone ChangeDUUR.JU‘QJ l'dgc.LUU I’dsc.J UI J
Schedule A
Commencing at a point in the southerly line of Pleasant Valley Road,which point is marked by an
iron pipe and which point marks the northwesterly comer of land now or formerly of Wawa,Inc.,and the northeast comer ofthe premises herein;thence S 2°27’03”E along land now or formerly of
Wawa,Inc.,a distance of 332.43 feet to an iron pipe in the northerly line ofland now or formerly of
Patricia J.Gentile;thence running S 87°47’53”W along the northerly line of land now or fOImerlyofPatriciaJ.Gentile,b‘y land now or formerly ofRichard Grigorian and by land now or formerly ofMaryElizabethShepard,partly by each,a distance of 570 feet to an iron pipe marking thesouthwesteriycomerofthepremiseshereinandthesoutheasterlycomeroflandnoworformerlyof
Robert A.Guilmette;thence running N 3°06’10”W along the easterly line ofland now or formerlyofRobertA.Guilrnette,a distance of 21 8.27 feet to an iron pipe marking the southwest comer oflandnoworformerlyofRobertA.Rekas and Virginia Andreoli;thence running N 79°14’15”EalongthesoutherlylineoflandnoworformerlyofRobertA.Rekas and Virginia Andreoli,adistanceof126.00 feet to a brownstone marking the southeast comer of land now or formerly of
Robert A.Rekas and Virginia Andreoli;thence running N 0°16’07”E along the easterly line oflandnoworformerlyofRobertA.Rekas and Virginia Andreoli,a distance of 1 00.00 feet to the southerlylineofPleasantValleyRoad;thence running easterly along the southerly line of Pleasant ValleyRoad,a distance of 213.l 0 feet to a point marking the northwest comer of land now or formerly ofEuniceDumschat,et al.;thence running S 1°37’22”E,a distance of 160.00 feet to an iron pipe;thence running N 88°22’38"E,a distance of 100.00 feet to an iron pipe;thence running N 1°37’22”W,a distance of 160.00 feet to a point in the southerly line of Pleasant Valley Road,the lastthreecoursesbeingalonglandnoworformerlyofEuniceDumschat,et al.;thence running easterly,along the southerly line of Pleasant Valley Road,a distance of 130.00 feet to the place or point ofbeginning.
Said premises are more particularly shown on a map or plan entitled,“Boundary Survey 235PleasantValleyRoadPreparedForRichardGrigorianSouthWindsor,Conn.Date 4-12-93 Scale 1”~20’Map N0.9302 1-1 Aeschliman Land Surveying,”which map is to be filed in the Town Clerk’sofficeinsaidTownofSouthWindsor.
Received for Record at South Wlndsor,CT
On 03/1 412024 At 2:57:37 pm
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Schedule A
All that certain piece or parcel of land,situated on the Southerly side of Pleasant Valley Road,
known as 245 Pleasant Valley Road,in the said Town of South Windsor,County of Hartford andStateofConnecticut,described in a certain map or plan entitled “PROPERTY OF JOHN T.NICHOLSON PLEASANT VALLEY RD.SO.WINDSOR,CONN.Scale l”-50’Feb.7,1952,CecilW.Brooks”,which map or plan is tiled in the Town Clerk’s Office ofsaid Town ofSouth Windsor.
Said premises are more particularly bounded and described as follows to wit:BEGINNING at a
point in the Southerly line of Pleasant Valley Road,which point is 263.6 feet Westerly from a
Connecticut Highway Department Merestone set at the intersection of the Westerly line of U.S.Route #5 with the Southerly line of said Pleasant Valley Road and which point marks the Northeastcomer'of the premises herein conveyed;thence running Southerly and forming an interior angle of90°with the Southerly line of said pleasant Valley Road,along other land now or formerly ofRichardP.Nicholson a distance of 1 6O feet to a point;thence turning and forming an interior‘angleof90°with the last described course,and running Westerly along other land now or formerly of saidNicholson,a distance of l 00 feet to a point;thence tuming and forming an interior angle of90°with
the last described course,and running Northerly along other land now or formerly ofsaid Nicholson,a distance of 160 feet to a point in the Southerly line of said Pleasant Valley Road,thence turningandfanninganinteriorangleof90°with the last described course,and running Easterly along theSoutherlylineofsaidPleasantValleyRoadadistanceof100feettothepointorplaceofbeginning.
Received for Record at South Windsor,CT
On 03/14/2024 At 2:57:38 pm
Number Street Adrress Zone Lot Area (acres)Area within 500' (Acres)
533 John Fitch Blvd GC/A40 8.5 1.5
716 Main St A40 17.3 0.2
577 John Fitch Blvd GC 1.0 1.0
585 John Fitch Blvd GC 4.3 4.3
589 John Fitch Blvd GC 0.9 0.9
601 John Fitch Blvd GC 1.2 1.2
245 Pleasant Valley Road A40 0.4 0.4
219 Pleasant Valley Road A40 0.3 0.3
209 Pleasant Valley Road A40 0.9 0.9
183 Pleasant Valley Road A40 17.2 8.1
178 Pleasant Valley Road A40 4.4 0.3
182 Pleasant Valley Road A40 0.5 0.3
190 Pleasant Valley Road A40 0.6 0.5
206 Pleasant Valley Road A40 2.0 1.4
216 Pleasant Valley Road A40 1.1 1.1
230 Pleasant Valley Road A40 0.9 0.9
240 Pleasant Valley Road A40 0.7 0.7
260 Pleasant Valley Road GC 1.2 1.2
653 John Fitch Blvd GC/A40 5.1 3.4
DOT ROW John Fitch Blvd I unknown 0.9
DOT ROW John Fitch Blvd I unknown 1.4
300 Pleasant Valley Road I 3.6 0.8
297 Pleasant Valley Road I 2.6 1.5
416 John Fitch Blvd I 78.0 0.01
33.2
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ZoneGC ZoneGC Zone I ZoneGCZoning Information - Zone A40
ITEM REQUIRED
PERMITTED USE
LOT AREA
LOT FRONTAGE
LOT DEPTH
MINIMUM SETBACKS
FRONT
MINIMUM SETBACKS
REAR
MINIMUM SETBACKS
SIDE
MAX. BUILDING STORIES
40,000 S.F.
RESIDENTIAL
150 FT
200 FT
50 FT
50 FT
20 FT
2.5 STY
THESE DRAWINGS ARE INSTRUMENTS OF PROFESSIONAL SERVICE OF
JONES ENGINEERING LLC, AND HAVE BEEN PREPARED SPECIFICALLY
FOR THE OWNER OF THIS PROJECT AT THIS SITE, AND ARE NOT
TO BE USED FOR ANY OTHER PURPOSE, LOCATION OR OWNER WITHOUT
WRITTEN CONSENT OF JONES ENGINEERING LLC.ENGINEERING LLCONESJENGINEERING LLC
ONESJ FRANK J. CAHILL CT. P.E.L.S. REG. NO. 22898 DATEFILE NUMBER SHEET NUMBER
1 of 1 SCALE: 1"=100'DATE: 07/25/2023DRAWN BY: MLECHECKED BY: FJCFAX: (860) 621-6066P.O. BOX 249962 SAVAGE STREETSOUTHINGTON, CT 06489PHONE: (860) 621-0700CIVIL ENGINEERING & LAND SURVEYINGSUBSTANTIALLY CORRECT AS NOTED HEREON.TO MY KNOWLEDGE AND BELIEF, THIS MAP ISREVISIONS:KEY MAPDEPICTING PARCELS WITHIN 500 FEET OF235 PLEASANT VALLEY LLC235 PLEASANT VALLEY ROADSOUTH WINDSOR, CONNECTICUTFeet
0 100 200
BAR SCALE
MAX. BUILDING HEIGHT
MAX. LOT COVERAGE
MAX. IMPERV. COVERAGE
30 FT
15%
*
Zoning Information - Zone GC
ITEM REQUIRED
PERMITTED USE
LOT AREA
LOT FRONTAGE
LOT DEPTH
MINIMUM SETBACKS
FRONT
MINIMUM SETBACKS
REAR
MINIMUM SETBACKS
SIDE
MAX. BUILDING STORIES
30,000 S.F.
COMMERCIAL
100 FT
150 FT
50 FT
15 FT
10 FT
2 STY
MAX. BUILDING HEIGHT
MAX. LOT COVERAGE
MAX. IMPERV. COVERAGE
40 FT
30%
65%
Zoning Information - Zone I
ITEM REQUIRED
PERMITTED USE
LOT AREA
LOT FRONTAGE
LOT DEPTH
MINIMUM SETBACKS
FRONT
MINIMUM SETBACKS
REAR
MINIMUM SETBACKS
SIDE
MAX. BUILDING STORIES
30,000 S.F.
INDUSTRIAL
100 FT
150 FT
35 FT
25 FT
10 FT
2 STY
MAX. BUILDING HEIGHT
MAX. LOT COVERAGE
MAX. IMPERV. COVERAGE
40 FT
50%
65%
- TYPE OF SURVEY: COMPILATION PLAN
- HORIZONTAL ACCURACY: CLASS D
1. THIS MAP HAS BEEN PREPARED IN ACCORDANCE WITH THE "MINIMUM STANDARDS FOR
SURVEYS AND MAPS IN THE STATE OF CONNECTICUT" AS ADOPTED FOR USE BY THE
REGULATIONS OF CONNECTICUT STATE AGENCIES ON AUGUST 29, 2019. (CT SECTIONS
20-300b-1 TO 20-300b-20).
2. THIS PLAN WAS COMPILED FROM OTHER MAPS, LIMITED RECORD RESEARCH AND OTHER
SOURCES OF INFORMATION. IT IS NOT TO BE CONSTRUED AS HAVING BEEN OBTAINED AS A
RESULT OF A FIELD SURVEY, AND IS SUBJECT TO SUCH CHANGE AS AN ACCURATE FIELD
SURVEY AND COMPREHENSIVE TITLE EXAMINATION MAY DISCLOSE.
3. THIS PLAN IS NOT INTENDED FOR USE IN BOUNDARY DETERMINATION, SUBDIVISION,
CONSTRUCTION, CONVEYANCE, OR ANY OTHER PURPOSE, EXCEPT FOR PLANNING AND
PRESENTATION PURPOSES ONLY.
4. PROPERTY/PARCEL LINES AND PLANIMETRIC FEATURES DEPICTED HEREON ARE COMPILED
FROM AVAILABLE TOWN AND STATEWIDE GIS DATABASES.
5. PROPERTY OWNER INFORMATION & ZONING BOUNDARIES DEPICTED HEREON ARE COMPILED
FROM THE TOWN OF SOUTH WINDSOR GIS WEBSITE
SURVEY NOTES:
4/7/25 - Parcel Areas W/I 500 feet
5/7/25 - Owner Info
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THESE DRAWINGS ARE INSTRUMENTS OF PROFESSIONAL SERVICE OF
JONES ENGINEERING LLC, AND HAVE BEEN PREPARED SPECIFICALLY
FOR THE OWNER OF THIS PROJECT AT THIS SITE, AND ARE NOT
TO BE USED FOR ANY OTHER PURPOSE, LOCATION OR OWNER WITHOUT
WRITTEN CONSENT OF JONES ENGINEERING LLC.ENGINEERING LLCONESJENGINEERING LLC
ONESJ FRANK J. CAHILL CT. P.E.L.S. REG. NO. 22898 DATEFILE NUMBER SHEET NUMBER
1 of 1 SCALE: 1"=40'DATE: 03/25/2025DRAWN BY: MLECHECKED BY: FJCFAX: (860) 621-6066P.O. BOX 249962 SAVAGE STREETSOUTHINGTON, CT 06489PHONE: (860) 621-0700CIVIL ENGINEERING & LAND SURVEYINGSUBSTANTIALLY CORRECT AS NOTED HEREON.TO MY KNOWLEDGE AND BELIEF, THIS MAP ISREVISIONS:PROPOSED ZONING CHANGESURVEY MAP235 PLEASANT VALLEY LLC235 PLEASANT VALLEY ROADSOUTH WINDSOR, CONNECTICUTBAR SCALE
Feet
0 40 80
Zoning Information - Zone A40
Survey Notes:
1. This map has been prepared within the "Minimum Standards For
Surveys and Maps in the State of Connecticut" as adopted for
use by the regulations of Connecticut state agencies on August
29, 2019. (CT Sections 20-300b-20).
-Type Of Survey: Limited Property/Boundary Zoning Location
Survey
-Horizontal Accuracy Class: A-2
Property Lines Depicted Are Based Upon a Resurvey of Map
Reference 2A.
2. Map References
A. "Boundary Survey 235 Pleasant Valley Road Prepared For
Richard Grigorian South Windsor, Conn." scale 1"=40',
dated 4.12.93, by Aeschliman Land Surveying
3. Physical Evidence of Underground Utilities as Located In Field.
All Underground Utilities Not Shown.
REQUIRED ITEM
5/7/25 - Owner Info
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 5-16-25
TO: Michael Maniscalco, Walter Summers, Jeff Doolittle, John Henault, Molly Keays,
Trishanna Branford, Kevin Cooney, Tony Manfre, Autum Burke, Dave Turkington,
Andrea Cofrancesco, Vincent Stetson, David Gesualdi, Marc Melanson, Scott Roberts,
Justin Russo
FROM: Michele Lipe, AICP, Director of Planning
The Planning & Engineering Departments have received plans for the following projects:
Appl 25-23P, 235 Pleasant Valley Road LLC Zone Change
Location: 235 and 245 Pleasant Valley Road
Site Plan Subdivision No. Acres 3.9 +/- Zone A-40 to GC
Industrial Commercial Residential No. Lots/Units
Water: Public Private Well Sewerage: Public Septic System
Rezone 3.9 ac from A-40 zone to General Commercial Project Description:
Future Town-owned property involved? Yes No
new street(s) new detention area
new open space/recreation area active passive
Planning Department notes:
Visit https://www.southwindsor-ct.gov/planning-department/pages/planning-and-zoning-
commission-applications to review pending applications
Please comment by 6-3-25 and return to the Planning Department.
1540 Sullivan Avenue, South Windsor, CT 06074 phone 860-644-2511, ext. 2229 e-mail justin.russo@southwindsor-ct.gov
Memo
To: Michele Grigorian
From: Justin F. Russo, PLA, Assistant Planner
Date: 5/28/25
Re: Appl #25-23P, 235 & 245 Pleasant Valley Road Zone Change Planning Review Comments
The following are the Planning Department comments.
Please make the necessary revisions and submit three COMPLETE sets of full-size revised plans and 10 sets of
11”x17” plans no later than 6/4/25 to be sent out with the meeting agenda (tentatively scheduled for 6/10/25).
General Plan Comments
1. The owner of record on the application is listed as Michele Grigorian, however, the actual owners of record for
235 and 245 Pleasant Valley Road are 235 Pleasant Valley LLC and 245 Pleasant Valley LLC, respectively.
2. The zoning information table for the Industrial Zone should be removed. That zone is not applicable to this
application.
3. A general statement on the potential impact to traffic by rezoning to General Commercial shall be prepared by
a qualified professional and submitted to the Commission.
If you have any questions, please do not hesitate to contact me.
Respectfully,
Justin F. Russo, PLA, Assistant Planner
South Windsor Planning Department
SURVEY/V0755:
1.THIS MAP HAS BEEN PREPARED IN ACCORDANCE
suRvEvs AND MAPS w THE STATE OF CONNEcncm'REGULATTONs OT coNNecncuT STATE AGENCIES
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SOURCES OE INEORMATTON,R IS NOT To SERESULTOEAFIELOSURVEYANOISSUBJECT To
SURVEY AND COMPREHENSNE TITLE EXAMlNATl0N
3,THIS PLAN IS NOT INTENDED FOR USE IN SOUNOARV
CONSTRUCTION.CONVEYANCE.OR ANv OTHERPRESENTATIONPURPOSESONLv.
4 PROPERTVIPAROEL LINES AND PLANIMETRIC FEATURES
FROM AVAILABLE TOWN AND STATEWIDE GIS
5.PROPERTV OWNER INFORMATION R ZONINGFROMTHETOWNOESOUTHWINDSORGIS WEBSITE
WITH THE "M‘MMUM STANDARDS FOR
As ADOPTED FOR USE av THEONAUGUST29.2019.(CT SECTIONS
LIMITED RECORD RESEARCH AND OTHER
CONSTRUED AS HAVING BEEN OBTAINED As A
SUCH CHANGE AS AN ACCURATE FIELO
MAY DISCLOSE.
DETERMINATION.SUBDIVISION.PURPOSE.EXCEPT FOR RLANNING AND
OEPIOTEO HEREON ARE COMPILED
DATABASES.
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June 3,2025
“outh Windsor Planning and Zoning Commission
South Windsor Town Hah
1540 Sullivan AV€nus
South Windsor-CT 06074
RE:Traffic Impact Statement ———Proposed Zone Change
Property Address:235 Pleasant Valley Road,South Windsor,CT
Current Zoning:Residential i Proposed Zoning:Commercial
To the Members of the Planning and Zoning Commisswm
This letter is submitted to address the traffic impacts associated with the proposed zone change for the propertylocatedat235PleasantValleyRoad,from residential to commercial.Based on existing site conditions,land
use context.and the property’s operational history,the proposed change is not anticipated to result in any
adverse traffic impacts.
This property has flmctioned in a commercial capacity for many years and is located approximately 50 yardsfromtheintersectionofPleasantValleyRoadandRt.5 (John Fitch Boulevard),within a corridor that includes
multiple commercial and retail establishments.
The site benefits from clear and unobstructed sightlines toward the intersection as well as westward to Main
Street,which supports safe ingress and egress for vehicles.Trafiic associated with the property is minimal and
limited to light—to medium-duty trucks involved in day-to-day business operations.There is no customer-driven
traffic or high turnover vehicle activity.
From an engineering perspective,the proposed zone change is a formalization of an existing,low—impact
commercial use and is consistent with surrounding land use and road capacity.The property has operated
without generating significant traffic and is not expected to impose any additional burden on the surrounding
transportation network.
Please feel free to contact me if additional information is required.
Respectfully submitted,
gas/g W’
Frank J.Cahill,P.E.,L.S.
?rofessional Engineer and Land Surveyor
License Number PEL 22898'860)302-7902
FLANNINE BEFARTMENT
June 12,2025
David Fromson
52 Oakwood Drive
South Windsor,CT 06074
Dear Mr.Fromson.
Re:Appl.25-23P,235 Pleasant Valley Road LLC Zone Change —request for a zone change
of 3.9 ac from A-40 Residential zone to General Commercial zone,for properties located at
235 and 245 Pleasant Valley Road.
Please be advised that the Public Hearing of the Planning &Zoning Commission for the above
referenced matter has been scheduled for Tuesdav.June 24,2025.
This meeting will be held in the Council Chambers ofthe South Windsor Town Hall,Someone
must be present to represent the application.
Two signs advertising the meeting must be posted on the property for ten (10)consecutive
days prior to the hearing and must be clearly visible from a town street.The signs must be
posted on 235 and 245 Pleasant Valley Road frontage by Saturday.June 14.2025.
Signs can be picked up at the Planning office ofthe South Windsor Town Hall,1540 Sullivan
Avenue.Please call (860)644-2511 ext.2329 if you have any questions,Monday 8:00 a.m.—
7:00 p.m.,Tuesday i Thursday 8:00 a.m.—4:30 p.m.and Friday 8:00 aim.i 1:00 p.m.
Sincerely.4%Joshua Stem
Administrative Secretary/Land Use Coordinator
154D Sullivan Avenue,Sauth Windsor,Bl’DEU74 l TEI (HEIJ)SIM-2511 Ext 2329 i Planning@SnuthWindsor-DT.gnv
Appl #25-23P, 235 & 245 Pleasant Valley Road Zone Change
Public Hearing 6/24/25
Planning Department Report
1. This is a request for a zone change of 3.9 ac from A-40 Residential zone to General
Commercial zone, for properties located at 235 and 245 Pleasant Valley Road.
2. 245 Pleasant Valley Road currently contains an existing residence, while 235 Pleasant
Valley Road contains a concrete business which was approved for a 2-year temporary and
conditional permit on May 28, 2024. The existing residence can remain until a site plan with
a change of use is submitted, at which point it shall either be removed or conform with our
regulations for residential uses in the general commercial zone.
3. The minimum lot size for the General Commercial zone is 30,000 squa re feet; lot frontage is
100’; lot depth is 150’. For 245 Pleasant Valley Road to host a general commercial use, it
would require a lot line adjustment to increase the lot size. Both properties could also be
combined.
4. Current uses surrounding this site include A-40 residential to the north and west; general
commercial north, east, and south; and industrial across John Fitch Boulevard and further
south. If this zone change is approved, any development on this site will require a 50’ buffer
in addition to the building setbacks due to the adjoining A -40 residentially zoned properties.
This buffer shall comply with Section 6.2.4 of our Zoning Regulations.
5. This application is subject to the review criteria Section 8.3 of our Zoning Regulations
which state that the Commission shall take into account the various factors favorable and
unfavorable to such a change, including but not limited to:
• The goals, objectives, and recommendations of the Plan of Conservation and
development;
• The purposes of zoning and of these regulations;
• Changes that have taken place in the rate and pattern of development and land use within
the Town and adjoining communities;
• The supply of land available in the present and p roposed zone;
• The physical suitability of the land for the proposed zone;
• The impact on the capacity of the present and proposed utilities, streets, drainage
systems, and other improvements;
• The general character and zoning of the neighborhood;
• Impacts on the surrounding area;
• Traffic congestion impacts;
• The impact on surrounding property values;
• The environmental impacts;
• The health and general welfare of the community;
• Neighborhood acceptance weighed against community needs; and
• The protection of historic factors.
6. The applicant’s narrative states that the properties are currently underutilized and
acknowledges that the zone change aligns with the economic growth potential indicated in
our POCD. Some uses envisioned by the applicant include retail, office space, or a mixed-
use development, all of which are permissible in our general commercial zone.
7. Our Plan of Conservation and Development identifies this area of Town as a Cross Street
Node, which is envisioned to provide supportive commercial services to the Route 5
corridor’s employment base. Some envisioned uses would be small-scale retail, restaurants,
and other commercial uses. Pedestrian connections at this node are desirable. If the zone
change is approved, these properties would be able to support all of the general commercial
uses outlined in Table 4.1.1A of our Zoning Regulations.
8. A traffic impact statement has been prepared by Jones Engineering LLC to address the
traffic impacts associated with the proposed zone change for these properties. Based on
information provided such as unobstructed sight lines eastward and westward, there appear
to be no adverse traffic impacts anticipated.
9. Staff has coordinated with the Superintendent of Pollution Control, Tony Manfre, and there
are no concerns with this zone change from a sewer connection standpoint. It should be
noted that a monitoring manhole and access easement may be required at the time of
connection.
If this application is approved, the Commission shall state on the record that the zone change
has been found to be consistent with the Plan of Conservation and Development. The Planning
Department has no additional comments.
Respectfully,
Justin F. Russo, PLA
PLANNING DEPARTMENT
CERTIFIED MAIL #7022 2410 0000 6508 7150
Junc 25.2025
David Fromson
52 Oakwood Drive
South Windsor.CT 06074
Dear Mr.Fromson:
Re:Appl.25—23P,235 Pleasant Valley Road LLC Zone Change
We are pleased to advise you that at its June 24.2025 meeting.the Flaming and
Zoning Commission voted to approve your request for a zone change of 3.9 ac from
A-40 Residential zone to General Commercial zone.for properties located at 235 and
245 Pleasant Valley Road.with the following conditions:
l.The Planning and Zoning Commission finds that the zone change is in
conformance with the Town Plan ofConservation and Development.
2r Within 90 days,by September 22,2025,a zone change map at a scale of 1”=40’
with an A—2 certitication shall be filed on the land records showing all boundary
lines and the acreage of the land where the zone change was granted.The map
shall be drawn in accordance with the rules and regulations ot‘the State Board of
Registration for Professional Engineers and Land Surveyors and shall be stamped
and signed by a licensed land surveyor.The zone change map shall be submitted
on black and white mylars with this approval letter thereon.together with two
paper copies and one digital copy ofthe zone change map.
The effective date ofthis zone change shall coincide with the tiling ofthe mylars.u;
Sincerely.
/
zeta we”w
Stephen Wagner.Chaimian
Planning &Zoning Commission
SW/js
1540 Sullivan Avenue,South Windsor,ET DEDN l Tal (85D)E44—2511 Ext 232E i Planning@SnuthWindsor-CT.gnv