MEMBERS PRESENT: Chairman Timothy Wentzell, Bart Pacekonis, Patrick Kennedy, Clifford Slicer, Kevin McCann, and Gary Bazzano
ALTERNATES PRESENT: Louise Evans
Don Jeski sat for Sue Larsen
Michael Sullivan
STAFF PRESENT: Marcia A. Banach, Director of Planning
Jeffrey Doolittle, Town Engineer
PUBLIC HEARING – COUNCIL CHAMBERS
Chairman Wentzell called the meeting to order at 7:30 p.m.
1. Appl 05-46P, Executive Court – request for a resubdivision of 38+ ac. of property to create 17 lots located at LO12 Governor’s Highway, located on the easterly side of Nutmeg Road North and northerly side of Governor’s Highway, I zone
McCann read the legal notice as it was published in the Journal Inquirer on Tuesday, October 25, 2005 and Thursday, October 27, 2005.
McCann had a point of order as to whether or not Wentzell could chair or participate in deliberations and action regarding the above referenced application. Wentzell sitting for this application would create a conflict of interest and is not in the best interest of PZC because there is a possibility of appeal. Wentzell resides on Governor’s Highway. Wentzell replied that he had sought the opinion of the Town Attorney. The opinion was that Wentzell does not reside within the 500’ of the site concluding that it is not applicable or of a concern. Wentzell stated that he does not have an interest or a predetermination of opinion of the area in question. Therefore Wentzell would keep his position as Chairman.
Attorney Joel E. Janenda, representing the applicant, had the following comments in his presentation:
o Site contains 38+ acres.
o Proposal is to create 17 lots including a cul-de-sac street (Executive Court).
o Proposal meets the minimum requirements of the Zoning Regulations for 20,000 sf, smallest being 28,000+sf.
o Proposal has the depth and frontage required.
o The required buffering has been provided.
o Most of Staff comments have been addressed.
Karen Isherwood, Engineer, Design Professionals, Inc. and representing the applicant had the following comments in her presentation:
o This is a flat site with undulating terrain with low lying areas which account for the wetland areas on the site.
o Drainage on the site occurs from east to west, a manmade drainage swale enters the site from the east; this swale terminates at a 24” pipe which exists within Nutmeg Road North.
o A site plan was approved in 1989 for this site; approval included realignment of the drainage channel to follow the northern perimeter of the boundary, relocating that and the creation of a 3+ shallow pond; flow would continue westerly heading south and discharging to the 24” culvert.
o The 17 lots will vary in size to accommodate future buyers.
o The proposed cul-de-sac will be approximately 600’ long.
o The proposed roadway meets all design criteria for industrial roadway, e.g. 30’ wide, located within a 60’ right of way to be deeded to the Town and will provide access for 9 of the lots.
o The additional 7 lots have dedicated access through three shared driveways onto Governor’s Highway.
o One access to the larger lot will occur on Nutmeg Road North.
o Public utilities are available to all lots and will be extended up Executive Court.
o A gravity sewer design will be provided and will require the approval of WPCA.
o The drainage channels will be proposed along each of the property lines to allow each lot access from the most remote lot which is located east abutting the residential zone.
o The swale will continue to the proposed storm drainage within the roadway, drainage will continue under the roadway then it will be brought down to the existing basin.
o A secondary drainage swale (350’) will extend to a low point along the southern boundary just behind Discount Trophy to allow for drainage from the remote lot to the west on Governor’s Highway (lot #15).
o All drainage will be treated within the basin, swales offer extended travel time within a vegetation moat and modifications have been proposed for the basin outlet.
o It is proposed to have 65% impervious coverage.
o The outlet from the basin has been modified from an earth channel (5’ wide) to a V notch outlet to control the flow and allow for a greater time within the basin (function as a detention basin).
o Discharge will be reduced to 0 increase from the site for all events.
o Appropriate E & S Measures will be installed.
o Application has received IWA/CC approval.
o Plans before PZC address comments from Staff.
o Maintenance of the drainage swales will be handled through easements and some swales have been relocated along the boundaries more closely.
Carla Tillery, Traffic Engineer from Fitzgerald & Halliday and representing the applicant had the following comments in her presentation:
o A traffic study was accomplished by using the ITE Trip Generation Manual.
o It is estimated that the proposed development will generate 283 trips during the morning peak period and 274 trips during the weekday afternoon peak period.
o There will be no significant impacts to intersection operation that cannot be addressed through signal timing modifications; timing is recommended at Governor’s Highways at Route 5 and Governor’s Highway at Ellington Road.
o Based on data collected and analysis, the intersections and roadway capacity are adequate to accommodate the traffic expected from the proposed development.
Richard Boston, Landscape Architect, Design Professionals, Inc. and representing the applicant had the following comments in his presentation:
o Site consists of disturbed fields and secondary growth.
o Existing trees are poplar, red maples, and oaks (40-50’ height).
o Street trees (green ash) are proposed along North Nutmeg Road.
o Lindens and ornamental pears will be planted along Governor’s Highway.
o Executive Court will feature crimson king maples.
o Any areas disturbed will be seeded with one of three mixes, e.g. Governor’s Highway and parking areas will be seeded with a blue grass land lawn; low maintenance areas and swales will be seeded with a tall fescue mix, and the 10,000 sf mitigation area have tall fescue on the side slopes and the bottom will be planted with a wet mix including herbaceous plants (1000 plants).
o The easterly property line will feature a mixed evergreen and deciduous buffer interspersed with existing trees to create within the 50’ buffer an interplanted buffer with plant materials, e.g. rhododendrons, hollies and Green Giant arborvitae.
o The lighting plan will feature 6 CL&P ornamental lights, shoe box style, full cut off fixture, providing a minimum of a ½ foot candle maintained.
Banach provided to the Commission the following Planning report:
1. The site size is about 38.6 acres, with over 2200 feet of frontage on Governor’s Highway. This is the last major property on the north side of Governor’s Highway and extends to the residential zone boundary on the east.
2. Minimum lot size required in the I zone is 20,000 sq ft. The minimum lot size proposed is about 28,300 square feet. Minimum required frontage is 100 feet; 100 feet minimum provided. Staff notes that Lot #16 is configured in such a way that, while it technically meets the lot width definition, actually results in a rear lot. There is a 10’ strip of land over 750 feet long between the lot frontage and the actual lot. Access to this rear lot is proposed over a shared driveway with lots 14 and 15.
3. The road configuration consists of a 530-ft cul-de-sac from Governor’s Highway that will serve 9 of the 17 lots. Six frontage lots on Governor’s Highway and the previously-mentioned rear lot will be served with shared driveways, for a total of three new driveways on Governor’s Highway. One large lot (lot #17) will be served from Nutmeg Rd North.
4. There are about 7.5 acres of regulated wetlands on the property. The applicant received IWA/CC approval on October 19, with a $5,000 bond for erosion & sediment control, a $15,000 bond for wetlands establishment, and approval conditions that include invasive species control, and detention basin modifications to facilitate shallow water plantings.
5. Sidewalks are shown on one side of the new street. There are no sidewalks shown anywhere else. Subdivision regulations section 4.B.6, Circulation System Design, includes a provision that the Commission may require sidewalks on existing street frontage, depending on pedestrian circulation patterns and existing site conditions. We note that employees in general spend a lot more time walking during the day, and will walk in the streets unless an alternative is provided. Staff recommends that sidewalks be installed along the applicant’s Governors Highway frontage, unless the applicant has an acceptable alternative. The applicant did approach staff with some alternative suggestions for the pedestrian system but has not to date presented an
alternative proposal.
6. The site will be serviced by public water and sewers. WPCA approval is required.
7. The Fire Marshal has reviewed the plan and has no comments.
8. The applicant’s traffic report indicates that the weekday site-generated traffic is estimated to be about 1950 vehicles under full development. Route 5 is very well equipped to handle the increase in traffic, but the traffic report indicates that a signal timing adjustment at the traffic signal is needed to prevent LOS F for some peak-hour turning movements. We note that there will be a LOS D on Governor’s Highway at Route 5 during the p.m. peak hour with or without this subdivision. Governor’s Highway itself in the vicinity of the proposed subdivision is adequate and not in need of improvements.
9. The area of staff concern is the residential end of Governor’s Highway. The traffic report indicates that almost half of the site-generated traffic for the a.m. peak period will originate on Route 30 and use Governors Highway to access this subdivision. During the p.m. peak, about one-quarter of the site traffic is expected to use Governor’s Highway to get back to Route 30. This amount of traffic is substantial in that it is more than a 50% increase in the a.m. peak hour traffic and a 33% increase in the p.m. peak hour traffic already using Governor’s Highway.
10. The residential end is an old street that has both horizontal and vertical geometry deficiencies. These deficiencies exist whether this subdivision is there or not; however, the addition of this major industrial subdivision will impact the residential section with the additional traffic. Governor’s Highway has been the subject of much discussion over many years because of industrial traffic on the residential portion of the street. Closing the street always seems to be the most obvious answer for the affected residents. However, a major dilemma with this solution for Governor’s Highway is the same one that plagues other major collector streets that traverse residential neighborhoods: if the street is dead-ended, the traffic is pushed onto
other residential streets that are already facing their own similar issues. In this case, Governor’s Highway is one of very few east-west roads in South Windsor: Closing Governors Highway would likely result in pushing the industrial traffic onto Pleasant Valley Road and Strong Road, the closest east-west streets. Anyone familiar with either of those streets will recognize that this is not a good alternative, as both streets are similarly inadequate. Staff notes that the recent passage of a truck ban on Governors Highway affects only tractor-trailers and does not impact many of the most problematic vehicles such as garbage trucks.
11. Staff suggests that traffic calming may be the best response to this situation. Section 4.E of the subdivision regulations has a provision that as a condition of final subdivision approval, the Commission may require an applicant to provide reasonable and necessary traffic and pedestrian circulation improvement…located off-tract of the property limits of the subdivision but necessitated or required by the development. The regulation specifically states that off-tract streets from which the subdivision is directly accessed shall be of such condition that safe, adequate access to the subdivision is provided; and further provides that the subdivider may be required to correct deficiencies such as horizontal/vertical alignment, substandard width, and
substandard pavement condition where such conditions directly affect the safety of the proposed subdivision.
12. However, staff are not asking for width and alignment improvements; instead, we are recommending that the subdivider provide for a traffic calming program similar to that used to design the traffic-calming measures for Kelly Road. That program involved the residents of the street, through a series of public meetings, in the actual planning of traffic calming measures to be installed. The residents were educated about traffic calming, and then had hands-on workshops to design the actual measures to be used on their street. The 2002 Town Plan of Conservation & Development also recommends that the Commission explore the use of traffic calming techniques to facilitate safe and efficient traffic movement. The recommendation is the first item under Action
No. 5: Actively Monitor and Mitigate Local and Regional Traffic Impacts. The five major actions are the main goals that the Commission incorporated into the Plan update.
13. For these reasons, the Police Dept, Town Engineer and Planning Dept strongly recommend that the Commission require this applicant to provide the traffic engineering study and plan for Governor’s Highway if this application is approved. Once the study and plan are completed, as individual sites anywhere on Governors Highway or side streets come in for site plan approval, portions of the traffic calming measures can be installed.
14, Street trees are shown on both sides of the new street and along the property’s existing Governor’s Highway frontage.
15. There is a 50’ buffer requirement along the east property boundary, and a buffer planting plan is included. Existing vegetation in the buffer area is sparse. The rear half of the buffer is constrained because it has a drainage swale in it. The proposed buffer is concentrated primarily toward the front of the site, where there are existing residences adjacent to the buffer. The majority of the buffer will consist of two types of arborvitaes, a common variety and a much larger variety. The common variety comprises the entire rear portion of the buffer that has the drainage swale. The plan shows the arborvitaes with a 10’ mature spread, and planted at just under ten feet apart. The front portion of the buffer has the giant arborvitaes, which
have a 25’ mature spread.
16. It is possible that the buffers will need to be supplemented when site plans are presented. The landscaping plan has a note that the buffer is to be reviewed by the owner and staff after completion to determine whether supplemental plantings are needed.
If this application is approved, the Planning Dept requests the modifications previously discussed.
Doolittle provided to the Commission the following Engineer report:
Sidewalks need to be extended along the frontage of Governor’s Highway and both sides of Executive Court.
The applicant should consider alternate layout for lot nos. 16 and 17 with shared common drive utilizing existing curb cut on Nutmeg Road North with proposed access easement.
Test pits must be performed in the area of the proposed roadway to determine existing soil and groundwater conditions.
Based on the physical features of this site, it appears that under drains need to be extended to both sides of the proposed road.
A pavement design for the proposed road (based on the existing groundwater and soil conditions) needs to be completed and submitted to the Town Engineer for review and approval.
The Town’s engineering staff is currently reviewing the latest Stormwater Management Plan. Pipe flow calculations and a hydraulic grade line analysis for the 10 year storm to pass through the stormwater system must be submitted. I have concerns that stormwater will back-up from the detention basin and swales into the piped drainage system during rain storms, including 2 year, 10 year and higher. This may cause the stormwater system in the road to function poorly, sediment to accumulate in it, and increase maintenance requirements. I will contact the Engineer directly with further questions about this stormwater plan.
To allow the drainage pipes to work properly and protect the structural integrity of the drainage pipe, (which has minimum cover). The road elevation needs be raised and/or concrete pipe be used under the road for the storm drainage system.
The contour lines for the berms on the site need to be extended so they contain the water in the swales and their construction is clear. Include the berms and swales in the construction sequence for the site work as this need to be completed before the roads is completed so the road and site drainage will work.
Include a plan to maintain the drainage swales and berms for each lot they affect. This needs to be included with the overall site plan and each individual lot plan.
Move the 15” FE from CB4 north to line up with the swale on sheet 4B.
Add a note that all catch basins must have galvanized frames and grates.
Add dimensions (height, distance below V-notch weir to bottom, etc) for the detention basin outlet structure. Remove the lines in the side elevation that look like a pipe. This structure must be designed by a CT licensed Professional Engineer. There should be rip rap downstream of this structure
Include a rip rap emergency overflow spillway near the detention basin outlet structure.
The applicant should check with the Town Fire Marshall to determine if there is a need for an additional fire hydrant to be located in the proposed roadway.
The sanitary sewer design must be submitted to, reviewed and approved by the Town’s Water Pollution Control Authority.
Wentzell requested input from the public.
Carina Butler, 596 Governor’s Highway spoke not against or for this application. Her concerns centered on the absence of sidewalks, required safety features and existing traffic on Governor’s Highway, protection of the residential area by the installation of a gateway/line of demarcation , and finding a reasonable balance.
John Pelkey, 81 Norman Drive, spoke not against or for this application. His concerns centered on keeping the character of the town yet encourage development, the use of traffic calming methods, not to dead end Governor’s Highway and the desire of eliminating truck traffic from Beldon Road.
Tony Snuck, Governor’s Highway, spoke not against or for this application. His concerns centered on flooding in the Governor’s Highway area, proposal changing the water table, and the 50’ buffer is not adequate.
Discussion ensued among the Commission with the following comments and concerns. Replies will be in Italics.
· Clarification of buffer. Requirement is 50’ for the Industrial Park; trees do not necessarily diminish sound; as each lot is developed they will comply with the Zoning Regulations for sound compliance; length of buffer will be 786’; reinforcement of evergreen trees within existing trees on the buffer is proposed; it is not proposed to create a berm anew because the mature growth of existing trees is to be maintained.
· Clarification of lots 12, 13, 13, 15, shared driveways? There will be 3 sets of shared driveways, e.g. lots 1 & 2, proposed roadway, lots 12 & 13, lots 14 & 15 & 16 (this allows an avenue to extend utilities for 16.
· Staff concerned regarding shared driveways? It should be understood that as new owners come in they will have no choice but to use the shared easements – there is a note on the plans and there should be a note on the plot plan that is filed with the Town Clerk’s records.
· Clarification of sidewalks. Regulations state sidewalks may be required in nonresidential subdivisions; this is not being implemented presently; there is no sidewalk to connect to; and sidewalks will be provided on the proposed internal street.
· Clarification of speed analysis done on Governor’s Highway. 85% percentile speed was measured to be more than 10 mph than the posted speed limit.
· Effect of drainage changes on the residential property. Any changes to the plan have no reflection on residential property.
· Desirability of sidewalks. Sidewalks are not desirable in an Industrial area; there are no sidewalks in the area.
· Dictation of configuration of lots. Variable lots are preferred because it is not known at this time who will purchase the lots also the applicant is attempting to satisfy the Access Management requirement.
· Potential of increased traffic and conflict with increased number of lots, i.e. combination of 16 & 17. A subdivision would have to occur for smaller lots.
· Clarification of distance between shared driveway and Talbot Lane. Approximately 100’ west of Talbot Lane.
· Clarification of Lot #8. The Engineer did not set a pin in the pond resulting in the lot being angled.
· Clarification of where the 24” pipe goes to. Stoughton’s Brook.
· People that reside west of Main Street taken into consideration regarding drainage? Indirectly they are taken into consideration; there will be no increase in runoff after development.
· Alternative for sidewalks. Stone dust paths can be provided.
· Applicant has to perform a study of traffic calming alternatives; who would be responsible for the installing of such? It is presumed that the applicant will provide the means for a traffic study – done in conjunction with the neighborhood and Staff; obligation would be at the site plan level.
· Clarification of traffic calming techniques. The applicant has not been requested to provide traffic calming techniques; applicant has been requested to contribute a traffic calming study; applicant is willing to be of assistance but believes it is not his responsibility to perform the study.
· Schools and effect of traffic counts. Traffic counts are collected when schools are in session.
· Off site improvements being accomplished. It is the intention of the Regulation.
· Clarification of raising road elevation. It is recommended that it be raised 6” to 1’ (2-3’ max).
· Present traffic on Governor’s Highway. There has been a decrease in truck traffic.
· Placement of lots to allow for noise reducing measures. Lots are large enough for measures to be installed.
· Applicant willing to extend if required. Yes.
· Regulations identifies requirement of off site improvements, appendages/attachments. It is noted that if PZC decides to place those kind of requirements upon the applicant, PZC has to be certain there’s an absolute relationship between what the applicant is doing and requirements that are being made.
· Clarification of hydrology. It is not known at this time what the groundwater is; test pits have been requested.
· Build out of the subdivision – raising of the road and the interaction with the swales and drainage to the pond. Raising of the road will not jeopardize the function of the swales or the drainage of the site – design should allow flow of water out of the roads.
· Build out scenarios should include snow piles & managements. Yes – plan would assure continued function of the swales to carry flow away from all the lots.
· Request for elevations of the deeper drainage areas located in the north and south of the site.
· Shared driveways and sight lines.
· Installation of buffer area prior to development. Improvements would have to be accomplished before development plans – there is a sequence that has to be followed.
· Clarification of signalization. Initiation would be done by the applicant – as an approval condition – under the auspices of the State of Connecticut.
Wentzell continued the public hearing until November 22, 2005.
________________________________ respectfully submitted
Date Approved
Phyllis M. Mann
Recording Secretary.
| 
