HomeMy WebLinkAboutSubdivision (118) TOWN OF SOUTH WINDSOR
Z% PLANNING&ZONING COMMISSION nw N s a
APPLICATION FORM
REG E _ '
Application No: (�(?-�32(�
Official Receipt Date: __7 e75-
Receipt No:
,111(.
APPLICANT:
ADDRESS: 18-3 Arthur Five, South Windsor, CT 06074 SOUTH WINDSOR PLANNING
OWNER OF RECORD ON LAND RECORDS: James B. McGrath
ADDRESS: 443 Rye Street, South Windsor, CT 06074
COMPLETE LOCATION OF PROPERTY: SE side of Windsorville Rd.
ASSESSOR'S MAP #146 PARCEL # 4 ZONE RR
NAME, ADDRESS, TEL& FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Peter R. DeMallie,Design Professionals, Inc. , 165 South Satellite Rd. ,South Windsor,CT 06074
Tel - 1-8759: Fax 291-8757
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to (Public Hearing required and Certified letter to abutters required)
❑ Subdivision/Resubdivision ❑ Open Space Subdivision (Public Hearing Required)
® Subdivision ❑ Minor ❑ Major
❑ Resubdivision (Public Hearing Required) ❑Minor ❑ Major
❑ Conditional Approval
❑ Special Exception to Article (Public Hearing, Certified letter to abutters required)
❑ Site Plan of Development
❑ General Plan of Development
❑ Earth Filling (Sec. 15) and/or Earth Removal (Sec. 14 - Public Hearing required)
❑ Regulation Amendment: ❑Zoning ❑ Subdivision (Attach proposed amendment)
Temporary and Conditional Permit for
❑ Major Home Occupation for
❑ Other (explain in detail)
An Application Pending sign is required to be posted on the property for all applications ten (10) days
prior to being heard by the Commission.
Signature of Applicant gnature of Property Owner
(See reverse side for additional information)
TOWN OF SOUTH WINDSOR
CHECKLIST OF REQUIRED SUBMISSION DOCUMENTS
SUBDMSIONS/RESUBDMSIONS
APPLICANT f4c 12 5 it-= ,5 0 v i= n�r--_ s3 c: r s �_. I., c
PROJECT NAME s T 0 T rs
This checklist must be signed by plan preparer (P.E/L.S) declaring that all required information
is provided. Place a check mark for each item supplied.
Subdivision
Minor Regular
I. PROJECT-PLOT INFORMATION
A. General Information
1. Appl. &owner name, address x x
2. Engineer&land surveyor name, address, license no.
&seal x x
3. Key map at 1" = 100'scale showing location of tract
with reference to surrounding properties, streets,
municipal boundaries, etc., within 500'. Key map
must include: x x
a. Outline of buildings.
b. Layout of streets
c. Surrounding property boundaries-within 500
feet.
' d. Names of abutting property owners.
/V _ e. Proposed open spaces and recreation areas.
f. Driveway cuts on abutting properties and any
properties across from proposed site
Subdivision
Minor Regular
g. Distance to and name of nearest intersection
street.
_Z4. A schedule of.required and provided zoning district
requirements including lot area, lot frontage, lot
depth,yard setbacks, open space. variances granted,
etc. x x
5. North arrow and scale. x x
6. Appropriate certification block. x x
7. Date of original drawing and all revisions. x x
8. Name of development. x x
B. Plot plan at I" = 40'scale an standard 18"x 24'or 24" x
36"sheets with a 1/2" ruled margin containing the
following data. Developments which require more than
two 24" x 36" sheets may submit the plot plan at 1" = -
100' scale. x x
_Z1. Metes and bounds description showing dimensions,
bearings, curve data, length of tangents, radii, arcs,
chords, and central angles for all centerlines and
rights-of-way, and centerline curves on streets.
Monuments are.required at comers and angles of all
new streets and new street lines, at all points of
curvature and tangency, and at critical comers and
angles of all new Town open space. Coordinates for
monuments shall be in tabular form. x x
2. CGS datum shall be used on all subdivisions os
accessible to controls. The Town Engineer shall
determine the accessibility of these controls.
3. Lot layout numbers, square footage of all lots, and
all lot dimensions. Iron pins are required at all
property angle points. No lots shall be divided on 2
sheets. x x
4. Yard setbacks dimensioned. x x
5. Easements, noting grantors, grantees and purpose. x x
Subdivision
Minor Regular
4L-6. Development phasing, if proposed. x x
7. Names of abutting property.owners. x x
8. Proposed street names (use approved list of
names). x x
—Ne�f9. _ All open space reserved for common
or public uses. x x
-Z10. Appropriate A-2 certification & LS seals. x x
II Topographic map at same scale as plot plan containing all
data included on the plot plan plus the following:
1. All existing structures, streets, wetlands and existing
watercourses, or other environmentally structs
sensitive areas, including enough data streets x
beyond property boundaries to allow a wetinds
reasonable evaluation of the property's fldpin
ecological relationship to surrounding
areas, 100 yr. floodplain. x
2. Existing and proposed contours to extend a x
sufficient amount beyond subject
property, to determine the effects on the property
as follows (town mapping): 100' x
up to 3% grade: 1'contour interval
3% grade &over; 2'contour interval
_4/3.. Boundary limits, nature, and extent of
wooded areas, specimen trees, and other
significant physical features. x x
4. Existing system of drainage of subject site
and of any larger tract or basin of which
it is a part (can use Town stormwater x x
study).
5. Drainage area map. * - x
6. Drainage calculations * x
7. Perc test data, preliminary indication of septic
system feasibility if individual sanitary * . x
sewerage systems provided.
Subdivision
Minor Regular
8. Proposed utility infrastructure plans, including
sanitary sewer. water, storm water management. * x
�9. Spot and finished elevations at all property
comers, comers of all structures or dwellings,
or proposed first floor elevations x x
10. Construction details (per standard specs.) * x
11. Road and paving cross-sections .(per, standard
SPA)• * x
12. Proposed street names. x x
13. Landscape plan and details. Sy DE.5t6r�j Ptvr-. x x
14. Site identifications signs, traffic control signs, and
directional signs. * x
15. Sight triangles at new road intersections. * x
Al A 16. Sight triangles at driveway entrance x x
(where there may be a question)..
A)A 17. Vehicular and pedestrian circulation patterns (less
detail necessary for preapplications, concept plan,
and general plan of development. * x
III . Plans and profiles (1" = 40'horizontally
and 1" = 4'vertically) showing the following: x
a. Layout of streets in sections
coordinated by stations with the profile. x
b. Street plan showing roadways,
drainage, and partial lot lines x
Subdivision
Minor Regular
c. Profile of roadway showing existing and
finished grades, all tangent grades, and all
vertical curve information x
d. Profile will show all catch basins and all
drainage lines between catch basins with all
invert and top of frame elevations. Drainage
pipe material to be described. x
e. Typical/critical cross-sections where grading is
outside street right-of-way or is at street right-
of-way. x
f. Where any storm drainage line discharges into
an existing brook, sufficient profile of this
brook will be shown to determine conditions. x
g. Profiles shall show all sanitary sewer lines and
manholes, including pipe material, elevations,
sizes, lengths, and slopes of pipes. Top of
foundation elevations for habitable buildings
shall be shown. * x
/VA _ 15. Traffic report(by traffic engineer)
4Z A_ 16. Open space site improvement plan. * x
.AZ A _ 17. Architectural elevations/information per Sect. 4.20
of the zoning regulations
* - if required by Town Engineer
ALL INFORMATION REQUIRED ABOVE IS INCLUDED IN THIS APPLICATION AT THE TIME
OF SUBMISSION.
lipP. Date 7 lJ 7 to 0
Plan Preparer(PE/LS)
June 18, 1998
o
ale slo� V&U140t
c
9 ` 1540 SULLIVAN AVENUE • .SOUTH WINDSOR, CONN. 06074
OR•c� AREA CODE 860 / 644-2511
CERTIFIED MAIL
Town Clerk
Town of East Windsor
11 Rye Street
Broad Brook, CT 06016
Dear Madam/Sir:
Re: Notice to Adjoining Municipalities
In accordance with Connecticut General Statutes concerning notification to municipalities
regarding Planning & Zoning Commission applications that could affect the abutting town, we
hereby notify you of the application submitted by Horseshoe Lane Associates LLC. The
applicant requests approval for the subdivision of 21 acres of land for a 13-lot subdivision on
the easterly side of Windsorville Rd., northerly of June Dr., RR zone.
This application is tentatively scheduled to be heard by the Planning & Zoning Commission on
September 12, 2000, at 7:30 p.m. in the Madden Room of the Town Hall.
If you have any question, please feel free to contact the Planning Department at 644-2511,
ext. 253.
Very truly yours,
Michele R. Lip , AICe P
Assistant Director of Planning
MRL/dlw
Stormwater Management Plan
Evergreen Estates
South Windsor, Connecticut
Prepared by
Design Professionals,Inc.
165 South Satellite Road
South Windsor,CT 06074
DPI Project No. 99-1273
July 13,2000
Table of Contents: Page#
Introduction 1
Background 1
Proposed Development 1
Off-Site Analysis 1
Peak Runoff control 1
Riparian Buffers 2
Erosion/Sedimentation Control Systems 2
Storm-water Runoff Quality 2
Conveyance System 2
Discharge at the Natural Location 2
Maintenance and Operation 2
Topographic Contour Maps 3
Floodplain Boundaries 3
Drainage Design 3
Infiltration Basin Design 4
On-Site Storm Sewer Calculations 5
On-Site Water Quality Measures 5
Conclusions 5
Appendices
Site Location Map A
TR-55 (Existing) B
TR-55 (Developed) C
Detention Basin Design D
Routing through Basin E
Infiltration Basin F
Storm Sewer Calculations G
Drainage Area Maps Back of Report
Introduction: The proposed development is to consist of a thirteen-lot subdivision, on
approximately 22.2 acres of land. The site is located on the east side of Windsorville
road in South Windsor, Connecticut. A site location map is included in Appendix A.
Background: The site is presently undeveloped, and contains an evergreen tree farm.
There is a ridge that runs north south through the site, and the site drains from this ridge
to the east and west. The site has moderate grades on the western two thirds of the site.
The eastern end of the site has more severe grades that run down to a wetlands area that
traverses the site from north to south along the eastern end of the site. The eastern one
third of the site is wooded. Along the northern and southern property lines are existing
natural vegetation. Within the center of the site is a nursery with evergreen nursery stock.
The land to the north of the site is presently used for tobacco farming. The site is
bordered on the east by the Southern Connecticut Railroad, and to the south by and
residential single family house lots, and undeveloped land.
Proposed Development: The proposed development of the site is to consist of the
installation of a 1300-foot cul-de-sac that would provide access to 13 single-family lots.
A R-O-W will be provided for a future connection to the land to the north of the site.
The storm-water management system for the site will consist of a number of elements
that in combination will mitigate the impacts of the development on the storm-water
runoff from the site. The majority of the site will drain into a series of catch basins that
will collect the runoff from the road, driveway areas, and the lawns. The roofs of the
houses will be directed into drywells. The runoff that is collected in the catch basins will
be discharged into a proposed detention basin that will discharge to the existing storm
sewer along the edge of Windsorville road.
The proposed detention basin has been designed to detain the 2-100 year design storms at
approximately equal to or below existing discharge rates. The basin will have a high
level overflow for flows in excess of the 100-year storm event. The detention basin will
also act as a water quality basin
The runoff from the roofs of each of the houses will be directed into individual drywells
on each lot. The drywells will provide recharge of the groundwater.
Off-Site Analysis: The design of the proposed on-site storm-water drainage system has
been completed with the goal of providing zero increase in peak runoff from the site, and
in providing infiltration of storm-water for groundwater recharge. As such, no negative
impacts to off-site facilities are anticipated.
Peak Runoff Control: The majority of the site development will drain to the proposed
detention basin. The basin will provide mitigation of peak storm-water flows. The design
of the detention basin is outlined on pages 3 through 4 of this report.
Riparian Buffers: Buffers consisting of natural vegetation presently exist on the north
and south sides of the site. It is anticipated that much of this existing vegetation along the
property lines will remain.
Erosion/Sedimentation Control Systems: An extensive erosion/sedimentation control
plan has been developed as part of the subdivision design. These measures include the
following:
1. Installation of silt fence down-slope of disturbed areas.
2. Installation of silt fence around stockpiled materials.
3. Installation of silt fence around catch basins.
4. Use of the detention basin during construction as a sediment basin.
5. Seeding and mulching disturbed areas as soon as practical during construction.
6. Limiting the areas of disturbance during construction.
7. Installation of construction entrance pads, and sweeping of roadways as needed.
8. Maintenance of the above measures.
Stormwater Runoff Quality: A number of water quality measures have been integrated
into the site design to provide for treatment of the stormwater runoff from the site. These
include the installation of catch basin sumps, and the use of the proposed detention basin
as a water quality basin also.
Conveyance System: The on-site conveyance system consists of a piped stormwater
system discharging to a detention basin. The piped drainage system has been designed to
accommodate the runoff from a 10 Yr design storm. The detention basin has been
designed to handle the runoff from a 100-year design storm through the outlet, and larger
storm events through the emergency overflow weir.
Discharge at the Natural Location: The site discharge from the detention basin will be
to the southeast to the existing storm-sewer system within Windsorville road.
Maintenance and Operation: The following maintenance operations will be required to
ensure the proper and efficient operation of the Storm Water Detention Basin System.
The following maintenance schedule is intended to be a minimum guide, and additional
inspections and maintenance measures may be required following large storm events that
could cause the deposition of excess debris in the system.
Pipe Outlet Locations: The pipe outlets and associated riprap shall be inspected
annually and cleaned of silt and or debris. The riprap shall be re-shaped and
replenished as required.
Catch Basins: The catch Basins shall be inspected annually. The sumps shall be
cleaned when the depth of material within the sumps reaches 1'.
Pavement Sweeping: The paved roadways should be swept a minimum of once
per year in the spring after the last snowfall.
Outlet Structure: The detention basin outlet structure shall be inspected twice
annually, and all debris and silt shall be removed. The discharge point from the
outlet system shall be inspected also, and all silt and debris shall be removed. The
riprap at the discharge shall be re-arranged and additional stone added as needed.
All silt and debris shall be disposed of at a suitable location.
Emergency Spillway: The stone spillway shall be inspected twice yearly. The
spillway shall also be inspected after any flow passes through it.
Topographic Contour Maps: Topographic contour maps have been provided showing
the drainage areas for the site at a scale of 1"= 40'. The maps showing the existing and
developed conditions are included in the rear of this report.
Floodplain Boundaries: There are no floodplain boundaries on the site.
Drainage Design: The drainage design of the site has been completed utilizing a number
of computer programs and generally accepted design methods. The runoff from the site
under existing and developed conditions was developed utilizing the TR-55 computer
program. The flood routing and detention basins modeling.was completed utilizing the
Hydroflow Hydrographs for Windows computer program by Intelisolve. The drainage
piping on site was designed using the rational formula.
Under existing conditions, the site drains to the north. The TR-55 calculations for the
existing runoff to the north are contained in appendix B. The summary of the results is as
follows:
Design Storm Peak Discharge(CFS)
2 year 0
10 year 0.6
25 year 1.0
50 year 2.0
100 year 3.0
Under developed conditions, the site was designed to drain to the north to the proposed
detention basin The TR-55 analysis for the discharge to the basin is included in appendix
C. Due to the inclusion of the infiltration basins, the area of runoff under developed
conditions is less than under existing conditions. The developed flow consists of the
combination of two drainage hydrographs. One represents the runoff from the roadway
and the other represents the overland flow behind lots 8-13: The combination of these
two hydrographs represent the developed flows to the basin. The summary of the
existing, and developed conditions discharges to the detention basin are as follows for the
2-100-year storm event:
Design Storm Exist. Peak Discharge(CFS) Developed Peak Discharge (CFS)
2 year 0 0.9
10 year 0.6 4.2
25 year 1.0 6.4
50 year 2.0 9.7
100 year 3.0 13.0
The detention basin has been designed to contain the 2-100 year storm events within the
basin, and to discharge at a rate less than or equal to the peak rate of runoff to the
southeast under existing conditions. Storm events up to and including the 100-year storm
event will discharge from the basin through 3 orifices, and the outlet pipe. Storms in
excess of the 100-year storm event would discharge through a catch basin top on the
outlet structure. The design of the detention basin is included in appendix D.
The summary report for the hydrograph routings of the 2-100 year design storms through
the detention basin are included in appendix E. A summary of the existing and post
developed drainage discharges from the detention basin are as follows:
Storm Event Existing Discharge(CFS) Developed Discharge(CFS)
2 year 0.0 0.3
10 year 0.6 0.6
25 year 1.0 1.0
50 year 2.0 1.9
100 year 3.0 2.9
Infiltration Basin Design: The on-site infiltration basins have been designed to contain
and infiltrate the runoff from the roofs of each of the proposed single family homes. The
volume of the drywell has been designed to totally contain the runoff for up to the 100-
year design storm.
The infiltration structures have been designed based on information obtained from a
series of deep hole test pits conducted on site. The soil conditions were determined
including restrictive layers, indications of high water, and groundwater elevations at time
of testing. Based on the test pit information, permeability rates were estimated to be 25
ft/day for the soils on the site.
Runoff from a typical house was estimated, and routed through an infiltration structure 4'
deep, and 8' diameter with an additional 1' of stone around the structure. The structure
would be a depth of 5' into the ground to provide an additional 1' for the frame and grate.
The reservoir report and summary of the hydrograph routing is included in appendix F.
On-Site Storm Sewer Calculations: The storm sewer calculations for the storm piping
within the proposed subdivision roadway are included in appendix G. The storm sewer
has been designed for a 10-year design storm utilizing the rational formula.
On-Site Water Quality Measures: The site design encompasses a number of water
quality design elements. The infiltration basins on site will provide direct recharge of
storm-water into the ground and therefore lower the volume of runoff from the site. The
detention basin has been designed to provide an additional 1' of storage volume below
the outlet elevation.
Conclusions: The on-site stormwater system with the associated water quality and
detention basin is expected to mitigate any potential impacts from the development of the
site both due to increase of runoff, and water runoff quality. The infiltration basins will
provide infiltration of a portion of the runoff from the site.
APPENDIX A
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LOCATION PLAN SCAU
DESIGN PROFESSIONALS INC.
APPENDIX B
GRAPHICAL PEAK DISCHARGE METHOD Version 2 .00
Project : Urso User: RICH Date: 07-11-.99
County : Hartford State: CT Checked: Date:
Subtitle: Existing Conditions
Data: Drainage Area 12 .85 * Acres
Runoff Curve Number 40
Time of Concentration: 1.09 * Hours
Rainfall Type III
Pond and Swamp Area NONE
-----------------------------------------------------------
-----------------------------------------------------------
Storm Number 1 2 3 4 5
---------------------- ------ ------ ------ ------ ------
Frequency (yrs) 2 10 25 50 100
24-Hr Rainfall (in) 3 .2 4 .7 5.5 6.2 6 .9
Ia/P Ratio 0.94 0 .64 0.55 0.48 0.43
Used 0.50 0.50 0 .50 0.48 0 .43
Runoff (in) 0.00 0.17 0 .36 0 .56 0.80
Unit Peak Discharge 0.228 0.228 0.228 0.241 0.279
(cfs/acre/in)
Pond and Swamp Factor 1.00 1.00 1.00 1.00 1.00
0 .0 Ponds Used
Peak Discharge (cfs) 0 1 1 2 3
-----------------------------------------------------------
-----------------------------------------------------------
* - Value (s) provided from TR-55 system routines
TIME OF CONCENTRATION AND TRAVEL TIME Version 2 . 00
Project : Urso User: RICH Date: 07-11-99
County : Hartford State: CT Checked: Date:
Subtitle: Existing Conditions
------ ------------------------------------------------------------------------
Flow Type 2 year Length Slope Surface n Area Wp Velocity Time
rain (ft) (ft/ft) code (sg/ft) (ft) (ft/sec) (hr)
-------------------------------------------------------------------------------
Sheet 3..2 150 .015 i 0.967
Shallow Concentid Soo .025 a 0.054
Shallow Concent'd 775 .035 u 0.071
Time of Concentration = 1.09*
--- Sheet Flow Siir€ace Codes ---
A Smooth Surface F Grass, Dense --- Shallow Concentrated ---
B Fallow (No Res. ) G Grass, Burmuda --- Surface Codes ---
C Cultivated < 20 %- Res . H Woods, Light P Paved
D Cultivated > 20 o Res . I Woods, Dense U Unpaved
E Grass-Range, Short J Range, Natural
* - Generated for use by GRAPHIC method
RUNOFF CURVE NUMBER COMPUTATION Version 2 .00
Project : Urso User: RICH Date: 07-11-99
County : Hartford State: CT Checked: Date:
Subtitle: Existing Conditions
-----------------------------------------------------------------------------
Hydrologic Soil Group
COVER DESCRIPTION A a C D
Acres (CN)
-------------------------------------------------------------------------------
OTHER AGRICULTURAL LANDS
Brush - brush, weed, grass mix good 2 .41 (30) 1.03 (48) - -
Woods - grass combination good 6 .59 (32) 2 . 82 (58) - -
Total Area (by Hydrologic Soil Group) 9 3_85
-------------------------------------------------------------------------------
TOTAL DRAINAGE AREA: 12 . 85 Acres WEIGHTED CURVE NUMBER: 39
-------------------------------------------------------------------------------
APPENDIX C
GRAPHICAL PEAK DISCHARGE METHOD Version 2 .OQ
Project : Urso2 User: RICH Date: 07-11-99
County : Hartford State: CT Checked: Date:
Subtitle: Proposed Conditions II
Data: Drainage Area 10 .21 * Acres
Runoff Curve Number 53 *
Time of Concentration: 0 .42 * Hours
Rainfall Type III
Pond and Swamp. Area NONE_
-----------------------------------------------------------
-----------------------------------------------------------
Storm Number 1 2 3 4 5
Frequency (yrs) 2 10 25 50 100
24-Hr Rainfall (in) 3.2 4 .7 5.5 6.2 6.9
Ia/P Ratio 0.55 0 .38 0.32 0.29 0.26
Used 0.50 0.38 0 .32 0.29 0.26
Runoff (in) 0 .20 0 .73 1 .10 1.47 1 .88
Unit Peak Discharge 0 .314 0 .488 0.555 0 .589 0 .604
(cfs/acre/in)
Pond and Swamp Factor 1.00 1.00 1.00 1.00 1.00
O .O. Ponds Used
Peak Discharge (cfs) 1 4 6 9 12
-----------------------------------------------------------
* - Value (s) provided from TR-55 system routines
RUNOFF CURVE NUMBER COMPUTATION Version 2 .00
Project : Urso2 User: RICH Date: 07-11-99
County : Hartford State: CT Checked: Date:
Subtitle: Proposed Conditions II
Subarea : 001
-------------------------------------------------------------------------------
Hydrologi.c Soil Group
COVER DESCRIPTION A B C D
Acres (CN)
-------------------------------------------------------------------------------
FULLY DEVELOPED URBAN AREAS (Veg Estab. )
Open space (Lawns,parks etc. )
Good condition; grass cover > 750 6 .15 (39) 2 .63 (61) - -
Impervious Areas
Paved parking lots, roofs, driveways - 1.43 (98) - -
Total Area (by Hydrologic Soil Group) 6 .15 4 .06
-------------------------------------------------------------------------------
SUBAREA: 001 TOTAL DRAINAGE AREA: 10 .21 Acres WEIGHTED CURVE NUMBER: 53*
-------------------------------------------------------------------------------
* - Generated for use by GRAPHIC method
TIME OF CONCENTRATION AND TRAVEL TIME Version 2 .00
Project : Urso2 User: RICH Date: 07-11-99
County : Hartford State: CT Checked: Date:
Subtitle: Proposed Conditions II
-------------------------------------------------------------------------------
Flow Type 2 year Length Slope Surface n Area Wp Velocity Time
rain (ft) (ft/ft) code (sq/ft) (ft) (ft/sec) (hr)
-------------------------------------------------------------------------------
Sheet 3 .2 50 .010 f 0_1"
Sheet 75 .030 f 0 .161
Open Channel 900 3 0 .083
Time of Concentration = 0 .42*
------------------------------ Subarea #2 - 002 -------------------------------
Flow Type 2 year Length Slope Surface n Area Wp Velocity Time
rain (ft) (ft/ft) code (sq/ft) (ft) (ft/sec) (hr)
------------------------------------------------------------------------------
Sheet 3 .2 100 .01 f 0.314
Sheet 100 .03 h 0.304
Shallow Concent'd 850 .034 u 0.079
Time of Concentration = 0 .70*
--- Sheet Flow Surface Codes ---
A Smooth Surface F Grass, Dense --- Shallow Concentrated ---
B Fallow (No Res. ) G Grass, Burmuda --- Surface Codes ---
C Cultivated < 20 Res. H Woods, Light P Paved
D Cultivated > 20 Res . I Woods, Dense U Unpaved
E Grass-Range, Short J Range, Natural
* - Generated for use by GRAPHIC method
GRAPHICAL PEAK DISCHARGE METHOD Version 2 . 00
Project : Drso User: rich Date: 07-13-99
County : Hartford State: CT Checked: Date:
Subtitle: Sub Back yard
Data: Drainage Area 2 .6 * Acres
Runoff Curve Number 46 *
Time of Concentration: 0 .70 * Hours
Rainfall Type III
Pond and Swamp Area NONE
===_=_==.==t========= =__======_-===;-=-_T=.==_.=
Storm Number 1 2 3 4 5
---------------------- ------ ------ ------ ------ ------
Frequency (yrs) 2 10 25 50 100
24-Hr Rainfall (in) 3.2 4.7 5.5 6.2 6 .9
Ia/P Ratio 0.73 0.50 0.43 0.38 0.34
Used 0.50 0.50 0.43 0.38 0.34
Runoff (in) 0.06 0.39 0 .67 0.95 1.27
Unit Peak Discharge 0.267 0.267 0.344 0.392 0.428
(cfs/acre/in.)
Pond and Swamp Factor 1.00 1.00 1.00 1_00 1.00
0 .Q%; Ponds Used
Peak Discharge {cfs) 0 0 1 1 1
* - Valu6(9,) Provided from TR-55 system routines
TIME OF CONCENTRATION AND TRAVEL TIME Version 2 .00
Project : Urso User: rich Date: 07-13-99
County : Hartford State: CT Checked: Date:
Subtitle: Sub 13ack yard
-------------------------------------------------------------------------------
Flow Type 2 year Length Slope Surface n Area Wp Velocity Time
rain (ft) (ft/ft) code (sg/ft) (ft) (ft/sec) (hr)
-------------------------------------------------------------------------------
Sheet 3 .2 100 .01 f 0 .314
Sheet 100 .03 h 0_304
Shallow Concent'd 900 .034 u G -0-84
Time of Concentration = 0 .70*
--- Sheet FlGv Surface- Codes ---
A Smooth Surface F Grass, Dense --- Shallow -Concentrated ---
B Fallow (No Res. } G Grass, Burmuda --- Surface Codes -
C Cultivated < 20 o Res. H Woods, Light P Paved
D Cultivated > 20 % Res . I Woods, Dense U Unpaved
E Grass-Range, Short J Range, Natural
* - Generated for use by GRAPHIC method
RUNOFF CURVE NUMBER COMPUTATION Version 2 .00
Project : Urso User: rich Date: 07-13-99
County : Hartford State: CT Checked: Date:
Subtitle: Sub Back yard
-------------------------------------------------------------------------------
Hydrologic Soil Group
COVER DZSCRIPTION A B C D
Acres (CN)
-------------------------------------------------------------------------------
FULLY DEVET-nPE URBAN AREAS (Veg stab.)
Open space (Lawns,parks etc. )
Good condition; grass cover > 7511 1.82 (39) 0 .78 (61) - -
Total Area (by Hydrologic Soil Group) 1.82 .78
-------------------------------------------------------------------------------
TOTAL DRAINAGE AREA: 2 .6 Acres WEIGHTED CURVE NUMBER: 46*
--------------------------------------------------------------------------------
* - Generated for use by GRAPHIC method
APPENDIX D
Reservoir Report Page 1
Reservoir No. 8
Pond9
Culvert/ Orifice Structures Weir Structures
[A] [B] [C] [A] [B] [C]
Rise(in) = 4.0 4.0 10.0 Crest Len(ft) = 0.0 0.0 0.0
Span(in) = 4.0 4.0 10.0 Crest El.(ft) = 0.00 0.00 0.00
No.Barrels = 1 1 1 Weir Coeff. = 3.00 3.00 3.00
Invert El.(ft) = 112.00 114.60 116.10 Eqn. Exp. = 1.50 1.50 1.50
Length(ft) = 10.0 10.0 10.0 Multi-Stage = No No No
Slope(%) = 1.00 1.00 1.00
N Value = .013 .013 .013
Orif.Coeff. = 0.60 0.60 0.60
Multi-Stage = - No No Tailwater Elevation = 0.00 ft
Note:All outflows have been analyzed under inlet and outlet control.
Stage / Storage/ Discharge Table
Stage Storage Elevation Culy.A -Culy.B Culy.C -WeirA WeirB Weir C Discharge
(ft) (cuft} (ft) (cfs) (efs) (cfs) (cfs) (cfs) (cfs) (cfs)
0.0 00 - 112.00 D.00 0.00 -0.00 - - D.00
0.2 919 112.20 0.13 0.00 0.00 - - - 0.13
0.4 1,837 112.40 D.17 0:00 -0.00 - - - 0.17
0.6 2,756 112.60 0.25 0.00 0.00 - - - 0.25
0.8 3,674 112.80 D:31 0 OD 0.00 -- 0.31
1.0 4,593 113.00 0.36 0.00 0.00 - - - 0.36
1.2 5,511 11320 0.41 O.DO 0.00 -- - D-I
1.4 6,430 113.40 0.45 0.00 0.00 - - - 0.45
1.6 7,348 113.60 0.49 0.00 0.00 - - - 0.49
1.8 8,267 113.80 0.52 0.00 0.00 - - - 0.52
2.0 9,185 114.00 0.55 0.00 0.00 - - - 0.55
2.2 10,502 11420 0.58 0.00 0.00 - - - 0.58
2.4 11,819 114.40 0.61 0.00 0.00 - - - 0.61
2.6 13,136 114.60 0.64 0.00 0.00 -- - - 0.64
2.8 14,453 114.80 0.67 0.13 0.00 - - --- 0.80
3.0 15,770 115.00 0.69 0.17 0.00 - - - 0.86
3.2 17,087 115.20 0.72 0.25 0.00 - - - 0:97
3.4 18,404 115.40 0.74 0.31 0.00 - - - 1.05
3.6 19,721 115.60 0.76 0.36 0.00 - - - 1.13
3.8 21,038 115.80 0.79 0.41 0.00 - - - 1.19
4.0 22,355 116.00 0.81 0.45 0.00 - - - 1.26
4.2 24,115 116.20 0.83 0.49 0.59 - - - 1.90
4.4 25,875 116.40 0.85 0.52 1.01 - - - 2.38
4.6 27,635 116.60 0.87 0.55 1.31 - - - 2.73
4.8 29,395 116.80 0.89 0.58 1.55 - - - 3.03
5.0 31,155 117.00 0.91 0.61 1.83 - --- - 3.35
Confines on next page...
Pond9 Page 2
Stage/ Storage ! Discharge Table
Stage Storage Elevation Culy.A Culy.B Culy.C Weir A Weir B Weir C Discharge
(ft) (cuft) (ft) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs)
5.2 32,915 117.20 0.93 0.64 1.93 — — — 3.49
5.4 34,675 117.40 0.95 0.67 2.39 — — — 4.01
5.6 36,435 117.60 0.96 0.69 2.73 — — — 4.39
5.8 38,195 117.80 0.98 0.72 2.97 — — — 4.67
6.0 39,955 118.00 1.00 0.74 3.20 — — — 4.94
APPENDIX E
Hydrograph Summary Report Page 1
Hyd. Hydrograph Peak Tsw Time to Vokxme Return inflow Maxbnm Maximum Hydrograph
No. type flow interval Peak Period hyrd(s) elevation storage description
(or9in) (CIS) (MM) (om) (acts} (Yrs) VQ (cuft)
i SCS Runeffi 00 2 1448 0.00 .2 - EAsting
2 SCS Runoff 0.9 2 758 0.29 2 - Proposed-To RIDAD
3 SCS Runoff 0.6 2 MA 03B 10 - - E)ddkg
4 SCS Runoff 4.0 2 746 0.62 10 - Proposed TD {OAP
5 SCS Runoff 1.0 2 794 0.41 25 - B sfing
6 SCS Runoff 6-0 2 744 0.82 25 - - - Proposed Y°R oA D
7 SCS Runoff 2.0 2 792 0.74 50 - - Existing
8 SCS Runoff 9.0 2 742 1.16 S0 - - Proposed 1�009
9 SCS Runoff 3.0. 2 784 0.94 100 - - - EAs*V
10 SCS Runoff 12-0 2 740 t.49 100 - - - Proposed
11 SCS Runoff . 0.0 2 930 0.01 2 - Back Yazd
12 SCS Runoff 0.3 2 768 Q09 10 - - - Back Yard R E
13 SCS Runoff 0.6 2 764 0.14 25 - - Back Yard 8-(3
14 SCS Runoff 1.0 2 760 0.21 50 - Back Yard
15 SCS Runoff 1.4 2 758 0.25 100 - - - BackYard
16 Combine 0 9 2 75B 0.30 2 2+11 Combined Flow
17 Combine 4.2 2 748 0.70, 10 4+12 - Combined Flow T C
[�fl5 w
18 Combine 6.4 2 744 0.96 25 6+13 Combined Flow
19 Combine R7 2 744 1.37 50 8+14 - Combined Flow
20 Combine 13.0 .2 742 1.75 100 10+15 Combined Flow
21 Reservoir 0.3 2 978 0.30 2 16 117-84 3866 Propped
22 Reservoir 0.6 2 960 0.70 10 17 114.53 126M Proposed VA 6 cl*A (r
23 Reservoir I 2 912 096 25 18 115.28 17593 Proposed FA0
�aqs,
24 Reservoir 1.9 2 838 1.37 50 19 116.19 24022 Proposed
25 Reservoir 29 2 800 1.75 100 20 116.74 28907 Proposed
Proj. file: URSOCOMB.GPW OF file: HARTFORD.iDF Run date: 07-14 2000
APPENDIX F
Reservoir Report Page 1
Reservoir No. 6
BLDG basin
Culvert/orifice Structures Weir Structures
{A] [B] [C] [A] [B] [C]
Rise(in) = 0.0 0.0 0.0 Crest Len(ft) = 0.0 0.0 0.0
Span(in) = 0.0 0.0 0.0 Crest El.(ft) = 0.00 0.00 0.00
No.Barrels = 0 0 0 Weir Coeff. = 0.00 0.00 0.00
Invert El.(ft) = 0.00 0.00 0.00 Eqn.Exp. = 0.00 0.00 0.00
Length(ft) = 0.0 0.0 0.0 Multi-Stage =
Slope(%) = 0.00 0.00 0.00
N Value = .000 .000 .000
Orif.Coeff. = 0.00 0.00 0.00
Mufti-Stage = - Tailwater Elevation = 0.00 ft
Note:All outflgws have been analyzed under inlet and outlet control.
Stage/ Storage i Discharge Table
Stage Storage Elevation Culy.A Culy.B ._Culy.C Weir A Weir B Weir C Discharge
(ft) (cuft) (ft) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs)
0.0 00 101.00 - - - - - - 0.00
0.1 14 101.10 - - - - - - 0.00
0.2 28 101.20 -= - - - - - 0.00
0.3 43 101.30 - - - - - - 0.00
0.4 57 101.40 - - - - - - 0.00
0.5 71 101.50 - - - - - - 0.00
0.6 85 101.60 - - - - - - 0.01
0.7 99 101.70 - - - - - - 0.01
0.8 114 101.80 - - - - - - 0.01
0.9 128 101.90 - - - - - - 0.01
1.0 142 102.00 - - - - - - 0.01
1.1 156 102.10 - - - - - - 0.01
1.2 170 10220 - - - - - - 0.01
1.3 185 102.30 - -- - - - 0.02
1.4 199 102.40 - - - - - - 0.02
1.5 213 102.50 - - - - - - 0.02
1.6 227 102.60 - - - - - - 0.02
1.7 241 102.70 - - - - - - 0.02
1.8 256 102.80 - - - - - - 0.03
1.9 270 102.90 - - - - - - 0.03
2.0 284 103.00 - - - - - - 0.03
2.1 298 103.10 - - - - - - 0.03
2.2 312 103.20 - - - - - - 0.03
2.3 327 103.30 - - - - - - 0;03
2.4 341 103.40 - - - - - - 0.03
2.5 355 103.50 - - - - - - 0.03
Confinues on next page...
BLDG basin Page 2
Stage t Storage/ Discharge Table
Stage Storage Elevation Culy.A Culy.B Culy.C Weir A Weir B Weir C Discharge
(ft) (cuft) (ft) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs) (cfs)
2.6 369 103.60 - - - - - - 0.04
2.7 383 f03.70 - - - - - - 0.04
2.8 398 103.80 - - - - - - 0.04
2.9 412 103.90 - - - - - - 0.04
3.0 426 104.00 - - - - - - 0.04
3.1 440 104.10 - - - - - - 0.04
3.2 454 104.20 - - - - - - 0.04
3.3 469 104.30 - - - - - - 0.04
3.4 483 104AO - - - - - - 0.04
3.5 497 104.50 - - - - - - 0.05
3.6 511 104.60 - - - - - - 0-05
3.7 525 104.70 - - - - - - 0.05
3.8 540 104.80 - - - - - - 0.05
3.9 554 104.90 - - - - - - 0.05
4.0 568 105.00 - - - - - - 0.05
4.1 572 105.05 - - - - - - 0.05
4.1 576 105.10 - - - - - - 0M
4.2 580 105.15 - - - - - - 0.05
4.2 584 105.20 - - - - - - 0.05
4.3 588 105.25 - - - - - - 0.05
4.3 591 105.30 - - - - - - 0.05
4.4 595 105.35 - - - - - 0.05
4.4 599 105.40 - - - - - - 0.05
4.5 603 105.45 - - - - - - 0.05
4.5 607 105.50 - - - - - - 0.05
Hydrograph Summary Report Page 1
t". Hydrograph Peak Time Time to dohxne Return tnffaw Nlaxemmn Maxk n wn HydroWVh
No. type flow interval peak perW hyd(s) elevation storage descr4itlon
tom* (cl* Orin) Wn) (MM (yrs) (9) (CUM
1 SCS Runoff 0.2 2 724 0.02 2 — typical bum
2 SCS Runoff 0.4 2 724 0.03 t0 — — — typical bind F Yo
3 SCS Runoff 05 2 724 0.03 25 — — — typical buM DRYW
4 SCS Runoff 0.5 2 724 0.04 50 — typical build
5 SCS Runoff 0.6 2 724 004 100 — typical bugffl
6 Reservoir 0.0 2 754 0.402 2 1 '103.32 329 typical lx�
now jr-I b
7 Reservoir 0.0 2 754 0_03 to 2 104.92 51-s7 0 r-
8 Reservoir 0.1 2 732 0.03 25 3 105.35 688 typicat buMi DRYW LL,
9 Reservoir 0.1 2 726 0.04 50 4 105.60 811 typical build
to Reservoir 'U.1 2 724 fJ 04 t00 5 to5.76 M7 typicadF WWI
Proj. file: URSQBASN.GPW OF file: SAMPLE.IQF Run Bate: 07-14-2000
APPENDIX G
Inlet
Station and Offset
Runoff Coefficient
11111111133 Ilona IAN III
Isaias a a as lm=b
111'I"I'1'I�"111Depth of Flow
at GAter
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^ r
DESIGN PROFESSIONALS, INC.
civil engineers • planners • surveyors • gis
Transmitted via certified mail
July 18,2000
Dear Current Abutting Property Owner:
Re: Subdivision Application
Horseshoe Lane Associates,LLC
Windsorville Road
South Windsor,Connecticut
In accordance with regulations of the Inland Wetlands Agency and of the Planning&Zoning
Commission,we are required to notify you that an application has been filed on the property abutting yours
and is subject to hearings by the IWA&PZC. The application and plans are on file with the South Windsor
Planning Department in the Town Hall.
As an abutting property owner you are invited to the hearing to ask questions and/or give
comments,however,you are not required to attend. You may also submit written comments regarding the
application prior to the hearing if you so desire. For further information regarding the specific date this
application will be heard,please contact Debbie Wark,Recording Secretary,Michele Lipe,Deputy
Planning Director or Jeffrey Folger,Wetlands Agent,at the South Windsor Planning Department at 644-
2511,ext.253,252 or 229,respectively. Thank you.
Sincerely,
DESIGN FESSIONALS,INC.
/. A1,11
By: � X, - - -4
Peter R.DeMallie
Principal
cc: Robert Urso
Jeffrey Folger
Marcia Banach
Galen B.Semprebon,P.E.
Sue Hopkins,P.E.
165 South Satellite Road, South Windsor,Connecticut 06074
Tel: (860)291-8755 •Fax: (860)291-8757
DESIGN PROFESSIONALS, INC.
civil engineers . planners . surveyors . gis
Abutters List
Horseshoe Lane Associates, LLC
Windsorville Road
1.) J.E. Shepard Co.,P.O. Box 415, East Windsor Hill, CT 06028
2.) Mary B. Shepard, P.O. Box 415, East Windsor Hill, CT 06028
3.) Jet Lines Inc., c/o Buckey Pipe, P.O. Box 368,Emmaus, PA 18049
4.) Town of South Windsor, Gordon Drive, South Windsor, CT 06074
5.) Harvey R. Fine and Deborah M. Surv, 113 Gordon Drive, South Windsor, CT
06074
5.) Scott A. Moore, 108 Wendy Drive, South Windsor, CT 06074
7.) Theresa Ricci, 101 Wendy Drive, South Windsor, CT 06074
8.) Manuel R. Salinas & Rosa E. Surv, 173 Windsorville Road, South Windsor, CT
06074
165 South Satellite Road, South Windsor, Connecticut 06074
T>J: (860)291-8.755 , Fax: (860)291-8757
,,RE�t�,• Capitol Region Council Of Governments
• 241 Main Street • Hartford, Connecticut • 06106
rcoy Telephone(860)522-2217 • Fax(860)724-1274
Q
9�
cO�FANA SUBDIVISION REFERRAL FORM
FOR: NOTIFICATION OF PROPOSED SUBDIVISION AT MUNICIPAL BOUNDARY'
MEMBERS FROM: ( ) Planning Commission
(X ) Planning and Zoning Commission of South Windsor
Andover (Municipality)
Avon TO: Capitol Region Council of Governments
Bloomfield Community Development Department July 20, 2000
241 Main Street (Date)
Bolton Hartford,CT 06106
Canton
East Granby Pursuant to the provisions of Section 8-26(b)of the General Statutes of Connecticut,as amended,the following
East Hartford proposed subdivision is referred to the Capitol Region Council of Governments for comment:
East Windsor The proposed subdivision entitled: 'Evergreen F-s*ates
Ellington containing 21 acres being subdivided into 1 g lots...
Enfield
Farmington ( ) will include or abut land in the (X ) will include or abut land in the
following Capitol Region Munici- following towns in adjacent regions
Glastonbury palities East Windsor
Granby
Hartford N e and Mailing Address of the Subdivision Applicant is: Horseshoe Lane_ Assoc. LLC
Hebron 3 Arthur Drive, South Windsor, CT 06074
Manchester Additional Comments:
tAirlborough
Newington
Rocky Hill
PUBLIC HEARING,IF ANY,IS SCHEDULED FOR:
Simsbury
(Date)
Somers
South Windsor MATERIAL SUBMITTED HEREWITH:
Suffield
Tolland ( X) Application Form ( ) Street&Utility Plans and Profiles ( ) Other Specify
( ) Topo Map ( ) Site Location Map
Vernon
West Hartford (FOR USE BY CRCOG)
Wethersfield
Date Postmarked Windsor �, t hir Date Received (Authorized Signa e)
Windsor Locks Received By Title Michele R. Lipe
File Number Address 1540 Sullivan Avenue
South Windsor, CT 06074
Sandy F Klebanoff;
CRCOG-1/97
Chairman
Richard j.Porth,
Executive Director
A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region
MEMORANDUM
DATE: July 28, 2000
TO: Jerry Iazzetta, Town Engineer
Marcia Banach, Town Planner
FROM: Mel Stead, Street Superintendent
RE: Topstone Plan
The newly proposed Topstone Drive will intersect with Windsorville Road in an
area where there is a roadside drainage ditch. The ditch starts about 20 feet northeast of
their northeast property line at an endwall and runs for about 450 feet+/-to a head wall.
Both pipes at these concrete walls are 24"concrete. A drainage system with catch basins
and RCP extends further southwest under Windsorville Road.
The plan does not address how this useful drainage channel will be handled. The
proposal does not show any conduit for storm water to get from one side of Topstone
Drive to the other.
Several things should be addressed:
• Note the existence of this channel on the plan.
• Show how the road will effect the water flow.
• Propose a solution.
• Consider piping the ditch and installation of catch basins.
• Consider the effect on the existing utility poles.
• Consider improvement of the edge of Windsorville Road at least 100 feet each
side of Topstone Drive. The edges here are soft and the new turning action
will further effect the condition.
MCS/gem
r .
MEMORANDUM
To: Marcia A. Banach, Director of Planning
From: Jerry C. Iazzetta, P.E., Town Engineer
Date: August 8, 2000
Re: Evergreen Estates Subdivision 00-30P
We have reviewed the plans dated July 14, 2000 for the proposed Evergreen
Estates Subdivision and have the following comments:
General
1. The plan shows a future roadway to the property to the north. The applicant
should provide a concept plan showing that the location for this future road can
be utilized for development of the adjacent parcel.
2. The proposed name "Topstone Drive" should be changed as it can be confusing
as the golf course is named Topstone and there is no physical connection
between the two.
3. Septic system design must be approved by the Town Sanitarian.
4. Windsorville Road should be widened the entire frontage of the subdivision such
that the width from the centerline of the road is 15 feet.
Plot Plan — Sheet 4
1. The information for the PC at monument 6 and the PT at monument 8 is difficult
to read. This should be revised.
2. The street line along Windsorville Road is shown as assumed. This should be
established and deeded to the Town.
3. Note 3 seems incomplete.
4. Street tree and utility easements should be shown.
5. Grading easements should be established on both sides of the proposed R.O.W.
for the future road to the north.
6. Iron pins should be placed at the northerly corners of lots 1, 2 and 3.
7. Monuments should be placed where the R.O.W. for the future road meets the
northerly boundary line.
8. The total length of bearing S 710 13' 30" E should be shown.
9. Bearing and total distance should be shown for the R.O.W. Fine on north side of
Topstone Dr.
10. Width of proposed pavement should be shown.
Plot Plan - Sheet 5
1. The radius of the pavement in the cul-de-sac should be shown.
2. Note 3 seems incomplete.
Topographic Plan — Sheet 6
1. The plan is certified as T-3, town standard is for T-2 accuracy.
2. There is an existing drainage ditch along Windsorville Road that is not shown.
Applicant must show the ditch and indicate how the crossing of the proposed
road over the ditch will be handled.
3. The intersection sight distance is shown. What is the 85th percentile speed at
this location?
4. The sidewalk at Windsorville Road is not shown terminated — the lines just stop.
Handicap ramps should be provided.
5. The detention basin
a. Top of frame and invert elevations for the outlet structure should be
shown.
b. Invert for flared end should be shown. Also flared end should be labeled
as such.
C. Basin bottom should be graded as per the Public Improvement
Specifications to provide a serpentine channel to maximize travel time.
6. Footing drain outlet for lot 12 should be connected to CB 5.
7. Back water valves are required for all footing drain outlets except lots 7 and 8.
8. Cleanouts are required for footing drain outlet pipes in lots 11 and 9 located at
the bends.
9. The future roadway to the north should be paved such that the edge of
pavement is about 35 to 40 feet from north edge of Topstone Drive pavement.
Also catch basins should be provided and connected to the proposed system.
10. Existing contours cannot be seen in most locations.
Topographic Plan — Sheet 7
1. Two (2) catch basins should be placed in the cul-de-sac at about station 13+00.
(along the gutter)
2. Lot 7 footing drain outlet pipe invert elevation at the building is required.
3. The plan is certified to T-3 accuracy, the town standard is for T-2 accuracy.
Plan and Profile — Sheet 8
1. The detention basin, including the outlet structure and connection to the existing
catch basin in Windsorville Road should be shown. Inverts and top of frame
elevations should be shown.
2. The profile shows the slope of the road as 3% with exception of about 50' near
Windsorville Road. Is this correct? If so, why is this line shown as existing?
3. Profile should be shown for both detention basin inlet and outlet pipes.
Plan and Profile — Sheet 9
1. Slope of proposed road should be shown.
2. Slope of proposed road at about 12 + 90 is shown as 0%. Is this correct? If so,
this does not meet standards.
3. Profile of waterline has no end point.
Details - Sheet 14
1. Detention basin outlet structure detail is not the town standard detail.
Attached is a copy of Mr. Mel Stead, Supt. of Street Service's memorandum of
July 28, 2000 with some additional comments.
JCl/sfg
cc: Jeffrey H. Folger, Environmental Planner/Conservation Officer
\\TOWN_HALL\VOL2\ENGINEER\Prof.-P&Z Wetland Applications\Evergreen\Review 8-8.doc
South • •
Planning Department
Memo
To: Peter DeMallie, Design Professionals, Inc.
From: Marcia A. Banach, Director of Planning
Date: 08/15/00
Re: Evergreen Estates
Planning Department review comments:
1. Open space access: The subdivision section quoted on the map requires a minimum 50-foot
access way. Also, the access way needs to be delineated with a walkway and boundary definition
such as trees.The access way should be extended to connect with Gordon Drive in order to create
a viable pedestrian interconnection.
2. Detention basin: Suggest a more creative design.Also needs plantings/screening.
3. Street trees are shown too far apart; public improvement specifications require maximum 50-70
feet apart for large trees. Also suggest intermixing with another variety, as the sugar maples are
not extremely tolerant to road salt&pollutants.
4. Suggest that maximum efforts be made to preserve existing vegetation between the new
subdivision and the existing neighborhood, including the hedges between this subdivision and the
Fine property.
1540 Sullivan Avenue,South Windsor,CT 06074 PH 860-644-2511,ext.253 Fax 860-644-7280
e-mail banach(ftouthwindsor.org
0 Page 1
DESIGN PROFESSIONALS, INC.
civil engineers • planners • surveyors . gis RECEIVED
August 24, 2000
Town of South Windsor AUG '9r3 20�
1540 Sullivan Ave.
South Windsor, CT 06074
Attn: Marcia Banach
Director of Planning
RE: Evergreen Estates Subdivision 00-30p,
DPI Proj. # 1273
Dear Marcia
We are submitting revised plans in response to comments made by Jerry Iazzetta dated 8-8-00,and by Jeff Folger
dated 8-7-00 (two separate memos, same date). Our like numbered responses to their comments are as follows:
Jeff Folger's comments of 8-7-00 (first memo)
1. The detention basin has been revised to encompass the comments made.
2. The silt fence has been revised on lot#7.
3. Soil stockpile areas have been included on the erosion control plan.
4. The contour labels have been included on the erosion control plan.
Jeff Folger's continents of 8-7-00 (second memo)
Catch basin sumps have been shown to be 4' deep for proposed catch basins.
Jerry Iazzetta's comments:
General
1. The land to the north of the site is a large piece of land with many potential layouts for designs. We have
included an 11 x 17 plan showing one possible road layout.
2. We have left the name of the road as Topstone at this time. We do not believe that there will be confusion
with the golf course.
3. The septic systems will need to be approved by the Sanitarian. The required information for the
preliminary design has been included on the plans.
4. We have shown the widening on the plan.
Plot Plan—Sheet 4
1. Plan revised accordingly.
2. Plan indicates to be deeded to town.
3. Note#3 has been removed.
4. Street tree and utility easements shown on the plan.
5. Grading easements are not needed for the future road to the north. As part of the subdivision work,this
road will be graded.
6. Plans revised accordingly.
7. Plans revised accordingly.
8. Plans revised accordingly.
DESIGN PROFESSIONALS, INC.
civil engineers . planners • surveyors • gis
9. Plans revised accordingly.
10. Plans revised accordingly.
Plot Plan—Sheet 5
1. Plans revised accordingly.
2. Note#3 has been removed.
Topographic Plan—Sheet 6
1. A note has been added indicating that Design Professionals did the control for the photogrametry to T-2
standards. The Photogrametry itself must be certified to T-3 standards based on state law.
2. A pipe has been added to the plans to accommodate the drainage from the ditch in front of the site.
3. The posted speed on Windsorville road at the site is
4. The sidewalk has been shown to have handicap ramps at the intersection and to terminate in this location.
5. The detention basin top of frame and invert has been shown on the plan. The flared end invert has been
shown. The basin bottom has been graded level at F below the inverts for water quality provisions.
6. Plans revised accordingly.
7. A note has been added to the plans.
8. A cleanout has been shown.
9. The future roadways impervious coverage has been included in the drainage calculations. We have
included a road sign at this location to provide a visual indication of the potential for a roadway in the
future in this location. Due to the possibility that a roadway may not be built here for a number of years,
we do not see the need to add additional impervious area that is not needed.
10. The plans have been printed darker.
Topographic Plan—Sheet 7
1. Based on our calculations,there is no need for catch basins in the gutter at station 13+00.
2. Invert elevation provided.
3. A note has been added indicating that Design Professionals did the control for the photogrametry to T-2
standards. The Photogrametry itself must be certified to T-3 standards based on state law.
Plan and Profile—Sheet 8
1. Plans revised accordingly.
2. Plans revised accordingly.
3. Plans revised accordingly.
Plan and Profile—Sheet 9
1. Plans revised accordingly.
2. Plans revised accordingly.
3. Waterline end shown in profile.
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 • Fax: (860) 291-8757
DESIGN PROFESSIONALS, INC.
civil engineers • planners • surveyors • gis
Details—Sheet 14
1. Outlet structure detail revised accordingly.
Mr. Mel Stead's Comments have been addressed as part of this submission.
Please review the enclosed revised plans,and feel free to call with any questions or comments.
Sincerely,
Galen Semprebon,RE
CC: Jerry Iazzetta
Jeffrey Folger
Enclosures:
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 9 Fax: (860) 291-8757
MEMORANDUM
To: Marcia A. Banach, Director of Planning
From: Jerry C. Iazzetta, P.E., Town Enginee
Date: August 29, 2000
Re: Evergreen Estates Subdivision 00-30P
We have reviewed the revised plans dated August 23, 2000 for the proposed
Evergreen Estates Subdivision and have the following comments:
General
1. The plan shows a future roadway to the property to the north. The applicant
should provide a concept plan showing that the location for this future road can
be utilized for development of the adjacent parcel.
2. The proposed name "Topstone Drive" should be changed as it can be confusing
as the golf course is named Topstone and there is no physical connection
between the two.
3. Septic system design must be approved by the Town Sanitarian.
Plot Plan — Sheet 4
1. Grading easements should be established on both sides of the proposed R.O.W.
for the future road to the north (Walnut Lane).
2. Town standard is a 100 foot minimum horizontal tangent for collector roads such
as Windsorville Road. The proposed horizontal tangent at Windsorville Road is
shown as about 50'.
3. The note on the plan concerning the street line is pointing to the edge of
pavement.
4. Note 3 should indicate that the streetline is to be established.
5. Note 5 should indicate that the access for backwater valves shall be in
accordance with the local building codes and shall not be allowed in catch basins.
Topographic Plan — Sheet 6
1. The intersection sight distance is shown. What is the 85t" percentile speed at
this location?
2. The future roadway to the north should be paved such that the edge of
pavement is about 30 feet from north edge of Topstone Drive pavement.
3. Lot to lot drainage has not been addressed.
4. Proposed grading for some lots does not appear to work.
5. The flared end is labeled "I" and the legend indicates "I" is bituminous concrete
curbing.
ftfX{d -00
n,Q` %-3A
6. The proposed pipe in the existing ditch is not addressed in the "Drainage Pipe
Table."
7. The proposed pipe in the existing ditch should be extended easterly to the
existing endwall.
8. The proposed drainage pipe stub from C138 to the future road should be
extended and a catch basin structure with a manhole top placed for the future
roadway.
9. The Drainage Pipe Table does not indicate the type of pipe proposed.
Topographic Plan — Sheet 7
1. Two (2) catch basins should be placed in the cul-de-sac at about station 13+00
(along the gutter).
Plan and Profile — Sheet 8
1. Profile indicates a vertical tangent of about 35 feet at Windsorville Road. Town
standard is for a 100 foot minimum tangent.
2. Plan should show entire scope of proposed work on Windsorville Road.
3. Plan should label detention basin and the structure and show the bottom
channel.
4. Profile detention basin and Windsorville Road.
a. Show existing swale, and new road over proposed piped swale.
b. Show existing and proposed grade over pipes in detention basin and in
swale.
C. Windsorville Road should be labeled.
d. 24" proposed pipe should indicate type, slope.
Plan and Profile — Sheet 9
1. Footing drain outlet for lot 8 should be labeled.
Details — Sheet 13
1. Pavement widening detail should indicate that base course of pavement should
be a minimum of 2" thick if placed after October 15 or before April 15.
2. Cleanout detail is required.
I
JCl/sfg
cc: Jeffrey H. Folger, Environmental Planner/Conservation Officer
S:\ENGINEER\Prof.-P&Z Wetland Applications\Evergreen\Review 8-29.doc
DESIGN PROFESSIONALS, INC.
civil engineers . planners . surveyors + gis RE C E IV ED'
August 31, 2000
S tV Y 2000
Town of South Windsor
1540 Sullivan Ave.
South Windsor, CT 06074 SOUTH WINDSOR PLAIN119 DEFT.
Attn: Marcia Banach
Director of Planning
RE: Evergreen Estates Subdivision 00-30p,
DPI Proj. # 1273
Dear Marcia
We are submitting 8 sets of revised plans in response to comments made by Jerry Iazzetta dated 8-29-00. Our like
numbered responses to their comments are as follows:
Jerry lazzetta's comments:
General
1. The land to the north of the site is a large piece of land with many potential layouts for designs. We have
included an 11 x 17 plan showing one possible road layout for the development of the S. Windsor portion
of this site.
2. We have left the name of the road as Topstone at this time. We do not believe that there will be confusion
with the golf course.
3. The septic systems will need to be approved by the Sanitarian. The required information for the
preliminary design has been included on the plans.
Plot Plan—Sheet 4
1. Plan revised accordingly.
2. Plan revised accordingly.
3. Plan revised accordingly.
4. Note revised accordingly.
5. Note revised accordingly.
Topographic Plan—Sheet 6
1. We have not measured the 85a'percentile speed in the field. The posted speed limit is 30 MPH. The 85"'
percentile speed is generally 10-15 MPH greater than the posted speed limit. We observed in the field that
the general vehicle speed through this area is 35-45 MPH. The sight lines from the proposed roadway
intersection along Windsorville road are 1050 and 500 feet. Based on the AASHTO manual,a sight line
distance of 500'provides a safe stopping sight distance for 50 MPH operation,which is 20 MPH greater
than the posted speed limit,and 5-15 MPH greater than the observed speed limits in this area. With some
minor clearing of vegetation along the site frontage,the sight line to the north can be improved from 500'
to 750'. Vehicles approaching from the north will need to stop at the stop sign just to the south of the site
at June Drive. Based on the observations made in the field,there are no problems with the sight lines
from the proposed intersection. We will include as part of the next revisions,to provide clearing of
vegetation along the frontage to provide a 750' sight line to the north.
DESIGN PROFESSIONALS, INC.
civil engineers * planners • surveyors • gis
2. The plan has been revised accordingly.
3. We have included a note on the plans regarding the lot-to-lot drainage issue. Based on the fact that the
house roof leaders are being directed into drywells,and the driveways are generally being designed to
drain to the roadway,there will not be any sources of concentrated runoff. Attempting to provide swales
at this stage of the design is premature. Locating swales at this stage could create conflicts with locations
of houses, septic systems,and other proposed improvements that can only be designed at the time that the
individual plot plans are prepared. Showing arbitrary swales at this stage would necessitate the removal
of existing vegetation that may not need to be removed. Individual lot drainage should be addressed at the
time of the preparation of the plot plan when the drainage can be coordinated with the design of the septic
system and house. This will allow for the best design for each lot,with the minimal disturbance of
existing vegetation.
4. We reviewed the grading and made some minor adjustments. The actual grading plans for each lot will
be done at the time of the preparation of the individual plot plans for each lot.
5. Plan revised accordingly.
6. Plan revised accordingly.
7. The existing pipe has been extended to the northern property line,but not connected to the existing
headwall. Based on field inspection,there are significant flows entering the existing ditch immediately
adjacent to the existing headwall. These flows need to be collected in some manner and conveyed into the
piped system prior to connecting and eliminating this section of ditch.
8. Plan revised accordingly.
9. Plan revised accordingly.
Topographic Plan—Sheet 7
1. Based on our calculations,there is no need for catch basins in the gutter at station 13+00. The cul-de-sac
is located at basically a high point. There is very little area outside the R-O-W that drains to the cul-de-
sac, and the catch basins would collect very little runoff. There does not appear to be any justification to
spend over$5,000.00 in improvements by installing these two catch basins and associated pipe.
Plan and Profile—Sheet 8
1. Plans revised accordingly.
2. Plans revised accordingly.
3. Plans revised accordingly.
4. Plans revised accordingly.
Plan and Profile—Sheet 9
1. Plans revised accordingly.
Details—Sheet 13 (revised to sheet 14)
1. Detail revised accordingly.
2. Detail added to plan.
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 . Fax: (860) 291-8757
DESIGN PROFESSIONALS, INC.
civil engineers . planners . surveyors • gis
We received comments from Jeffrey Folger dated August 30, 2000,but due to the need to get the plans revised for
re-submittal a minimum of 10 days prior to the hearing,we were not able to revise the plans accordingly. The
comments made by Jeff Folger will be integrated into the plans accordingly.
Please review the enclosed revised plans,and feel free to call with any questions or comments.
Sincerely,
2a 4- 1-1.
Galen Semprebon,P.E.
CC: Jerry Iazzetta
Jeffrey Folger
Enclosures:
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 . Fax: (860) 291-8757
MEMORANDUM
To: Marcia A. Banach, Director of Planning
From: Jerry C. Iazzetta, P.E., Town Engineer
Date: September 8, 2000
Re: Evergreen Estates Subdivision 00-30P
We have reviewed the revised plans dated August 30, 2000 for the proposed
Evergreen Estates Subdivision and have the following comments:
General
1. The proposed name "Topstone Drive" should be changed as it can be confusing
as the golf course is named Topstone and there is no physical connection
between the two.
2. Septic system design must be approved by the Town Sanitarian.
Topographic Plan — Sheet 6
1. The intersection sight distance is shown. What is the 85t" percentile speed at
this location?
2. Lot to lot drainage must be addressed with this application.
3. Proposed grading, in some areas, is not blended into the existing contours.
4. Much information, especially along Windsorville Road, cannot be read as it is
overlaid by other information or lines.
Topographic Plan — Sheet 7
1. Two (2) catch basins should be placed in the cul-de-sac at about station 13+00
(along the gutter).
Plan and Profile — Sheet 10
1. Proposed pipe along Windsorville Road should be extended to the existing
headwall. This would eliminate the remaining 30 foot swale.
Details — Sheet 13
1. Note 3 in the Pavement Widening Detail should be placed as part of the
description of pavement thickness and not a note . (Notes sometimes get
overlooked when constructing)
cry G'�
JCl/sfg
cc: Jeffrey H. Folger, Environmental Planner/Conservation Officer
S:\ENGINEER\Prof.-P&Z Wetland Applications\Evergreen\Review 9-8.doc
w �
00
EverLyreen Estates Subdivision 4-0
Public Hearing 9-12-00
1. Request for approval of a conventional subdivision to create 13 lots on the
east side of Windsorville Road, RR zone. The site size is 22.23 acres.
2. Minimum lot size required in the RR zone is 40,000 sf. The minimum lot size
proposed is just over 40,00 square feet.
3. The road configuration consists of a main entrance from Windsorville, with a
road stub for a future street extension from the north.
4. The open space requirement for this subdivision is 20%, or about 4.5 acres. It
appears that the subdivider proposes to provide a fee in lieu of open space, as
allowed in our subdivision regulations.
5. The applicant has proposed a 15' wide pedestrian accessway from this
subdivision to abutting Town open space on Gordon Drive. We suggest that
the proposed accessway extend out to the Gordon Drive cul-de-sac, and that a
walkway be constructed so that pedestrians and bicyclists can walk between
subdivisions. Also, we suggest that the accessway be further defined with
boundary plantings so that it is clearly an accessway and not someone's back
or side yard.
6. There are regulated wetlands at the east end of the property. The applicant
received IWA/CC approval on September 6, with a $10,000 E & S bond plus
$10,000 for wetlands plantings.
7. There will be no new driveway curb cuts for houses onto Windsorville Road.
Sidewalks are shown on both sides of the street.
8. The site will be serviced by public water and septic systems. Septic system
approval from the Town Sanitarian will be required. The Sanitarian has
indicated that the soils in this area are very good to excellent for septic
systems.
9. Street trees are shown on both sides of all streets; however, they are spaced
farther apart than allowed by regulations, which require maximum 50-70 feet
between trees. Also, the Tree Warden suggests intermixing with another
species of shade trees, as the sugar maples are not extremely tolerant of road
salt and pollutants. Also, if the detention basin cannot be designed more
creatively, we would at least like to see an attractive landscaping plan around
it.
If this application is approved, the Planning Dept. has no additional approval
modifications.
cx
`REG'°"'' Capitol Region Council Of Governments
i vPQ
241 Main Street • Hartford • Connecticut • 06106
Telephone (860) 522-2217 • Fax (860) 724-1274
" www.crcog.org
t-- -0*
C�VF9NMENZ Stephen T. Cassano, Chairman
—`' Richard J. Porth, Executive Director
"!__- ERS September 14, 2000
Andover
Avon PLANNING AND ZONING COMMISSION REPORT ON ZONING REFERRAL
Town of South Windsor 2000/101
Bolton
Bloomfield COMMISSIONERS:
Canton Receipt is acknowledged of the above-mentioned referral. Notice of this proposal was transmitted to the
East Granby Planning Division of the Capitol Region Council of Governments under the provisions of Section 8-3(b)
East Hartford of the Connecticut General Statutes, as amended.
East Windsor This referral involves proposed subdivision entitled, "Evergreen Estates,"to be sited on the southeast
Ellington side of Windsorville Road,adjacent East Windsor townline. Land area is 21 acres,being subdivided into
Enfield 13lots.
Farmington COMMENT: The staff of the Regional Planning Commission of the Capitol Region Council of
Glastonbury Governments has reviewed this referral and finds no apparent conflict with regional plans and
Granby policies or the concerns of neighboring towns.
Hartford This subdivision is located approximately 400' from the East Windsor townline. Since it does not
Hebron directly abut the townline, CRCOG is not required to issue a comment.
Manchester Questions concerning this referral should be directed to Karen Berchtold.
Marlborough
Newington In accordance with our procedures this letter will constitute final CRCOG action on this referral. The
Rocky Hill public hearing date has been scheduled for September 12,2000(Tentatively).
Simsbury DISTRIBUTION:
Somers Planner: Hartford,Windsor,East Windsor,Vernon, Respectfully submitted,
Manchester,East Hartford Linda Keith, Chairman
South Windsor Regional Planning Commission
Suffield
Anthony DiLorenzo,Vice Chairman
Tolland Regional Planning Commiiss' n
Vernon ��+e�vl
West Hartford `'`"` 1�� �
Wethersfield Karen Berchtold
Community Development Planner
Windsor
Windsor Locks
A voluntary Council of Governments formed to initiate and implement regional_pro
,grams of benefit to the towns and the region
IZ
' Connecticut • Massachusetts • Rhode Island
2000096
T.W HENRY
Real
Thomas W. Henry MAI
33 Wynding Hills Road, East Granby, CT 06026
(860) 651-4034 Fax#(860) 651-4049
SELF-CONTAINED COMPLETE
REAL ESTATE APPRAISAL
22.8 acres of unimproved land
Lot ROl 1 Windsorville Road(Assessor's Map 146 Lot 4)
' South Windsor, CT
CLIENT: Robert Urso
Horseshoe Lane Associates
' 18-3 Arthur Drive
South Windsor, CT 06074
' CLIENT FILE IDENTIFICATION: Evergreen Estates, Windsorville Road, South Windsor
' VALUATION DATE: September 19, 2000
' Connecticut • Massachusetts • Rhode Island
T.W HENY
R
� • . Appraisals
_-C
' Thomas W. Henry MAI
33 Wynding Hills Road, East Granby, CT 06026
(860) 651-4034 Fax#(860) 651-4049
' December,29, 2000
' Robert Urso
Horseshoe Lane Associates
' 18-3 Arthur Drive
South Windsor, CT 06074
' Re: Self Contained Appraisal Report
22.8 acres of unimproved land
Lot ROI 1 Windsorville Road(Assessor's Map 146 Lot 4)
South Windsor, CT
Owner of Record: James B. McGrath& Katherine M. Kelley
Dear Mr. Urso:
This appraisal report is sent to you per your request of December 14, 2000. I have inspected the subject
property, Lot ROI I Windsorville Road(Assessor's Map 146 Lot 4), South Windsor, CT and prepared a Self-
Contained Complete Appraisal Report. The purpose of which is to develop an opinion of market value of the
Fee Simple Estate "as is" as of September 19, 2000 prior to any subdivision approvals. The date of the
inspection was December 23, 2000. This report is intended only for use in conjunction with the approval
process for a proposed subdivision by the intended user of the report, the Zoning Board of South Windsor.
' and the client Robert Urso. This report is not intended for any other use nor is it the intention of the appraiser
for it to be used by anyone other than the stated client.
' The subject property consists of 22.8 acres of unimproved land located on the easterly side of Windsorville
Road in the town of South Windsor where it has 550 feet of frontage. The parcel is rectangular in shape with
a maximum width at its eastern boundary of 600 feet where it abuts the Conrail Railroad track. It has a
' maximum depth of 1,940 feet and it has the Dry Brook running through the eastern end of the property. The
property is primarily Class II and III agricultural soils of Enfield silt loam, Windsor loamy sand and Agawam
fine sandy loam in the western two-thirds of the property. At the rear of the property there are approximately
8 acres of Terrace escarpment Class VI soil,which is partially wetlands and non developable because it slopes
steeply to the railroad track at the rear.
The date of this appraisal is September 19, 2000 one day prior to its approval for a 13 lot subdivision. The
subject property has access to public water, but will have private septic systems.
Based upon the analysis presented in this report it is my opinion that the market value in terms of cash or
on financing terms equivalent to cash of the Fee Simple Estate in Lot RO11 Windsorville Road(Assessor's
Map 146 Lot 4), South Windsor, CT, as of September 19, 2000 is $228,000
' OPINION of VALUE as of September 19,2000, is:
TWO HUNDRED TWENTY-EIGHT THOUSAND DOLLARS ($228,000)
1 Sincerely,
' Thomas W. 'enry, MAI
Managing Partner
T.W.Henry
3 Real Estate Appraisals L.L.C.
SUBJECT LOCATION MAP
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❑Urban area -- County border --Other road
Military land Ferry _ Unpaved or
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' ❑Airport 3..—i_Railroad
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T.W.Henry
4 Real Estate Appraisals L.L.C.
SUBJECT PLAT
East Windsor
South Windsor
' O Not to Scale
194of
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' T.W.Henry
5 Real Estate Appraisals L.L.C.
I
SUMMARY OF SALIENT FACTS AND CONCLUSIONS
' Property Location Lot R011 Windsorville Road (Assessor's Map 146 Lot 4)
South Windsor CT
County Hartford
' Owner of Record James B. McGrath&Katherine M. Kelley
' Deed Reference Volume 65, Page 201
Dated: February 8, 1951
Assessor's Map 146, Lot 4
Purpose of Appraisal Develop an opinion of market value in terms of cash or on
financing terms equivalent to cash.
Intended Use/User Approval process for a proposed subdivision by the intended
user of the report,the Zoning Board of South Windsor and the
Iclient Robert Urso.
IProperty Rights Appraised Fee Simple Estate
Zoning RR Rural Residential
' Assessment & Tax Data $2,230 Current Tax Rate: 34.68 Mills
Tax Burden $77
Land Area 22.8 acres
IHighest and Best Use Residential development
VALUE OPINION BY:
Cost Approach N/A
Sales roach Comparison A 228 000
p pp $ $10,000/acre
Income Approach N/A
VALUE CONCLUSIONS $228,000 $10,000/acre
Valuation Date September 19, 2000
I
I
T.W.Henry
6 Real Estate Appraisals L.L.C.
TABLE OF CONTENTS
SUMMARY OF SALIENT FACTS AND CONCLUSIONS ........................................................ 6
' PHOTOGRAPHS
O OGRAPHS OF SUBJECT ................................................................................................... 8
' CERTIFICATION......................................................................................................................... II
' ASSUMPTIONS AND LIMITING CONDITIONS..................................................................... 12
MARKETVALUE DEFINITION................................................................................................ 14
SCOPE OF APPRAISAL DEVELOPMENT AND REPORTING.............................................. 15
IDENTIFICATION OF PROPERTY APPRAISED .................................................................... 16
COMMUNITYDATA.................................................................................................................. 17
NEIGHBORHOOD DATA
ECONOMIC CONDITIONS AND TRENDS.............................................................................. 18
' ZONING ....................................................................................................................................... 19
ASSESSMENTAND TAX DATA.............................................................................................. 21
SITEDESCRIPTION...................................................................................................................22
HIGHESTAND BEST USE......................................................................................................... 28
VALUATIONPREMISE.............................................................................................................29
SALES COMPARISON APPROACH......................................................................................... 30
' RECONCILIATION AND VALUE CONCLUSION..................................................................41
T.W.Henry
7 Real Estate Appraisals L.L.C.
CERTIFICATION
I, the undersigned, do hereby certify that, to the best of my knowledge and belief-
1. The statements of fact contained in this report are true and correct.
' 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions and
conclusions.
3. I have no present or prospective interest in the property that is the subject of this report, and no
J p ,
personal interest with respect to the parties involved.
' 4. I have no bias with respect to the property that is the subject of this report or to the parties involved
with this assignment.
5. My engagement in this assignment was not contingent upon developing or report
ing predetermined
results.
6. My compensation for completing this assignment is not contingent upon the development or reporting
of a predetermined value or direction in value that favors the cause of the client, the amount of the
value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly
related to the intended use of this appraisal.
' 7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice.
8. 1 have made a personal inspection of the property that is the subject of this report.
9. No one provided significant professional assistance to the person signing this report.
10. The reported analysis, opinions, and conclusions were developed, and this report has been prepared,
in conformity with the requirements of the Code of Professional Ethics and the Standards of
Professional Appraisal Practice of the Appraisal Institute
11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its
duly authorized representatives.
12. As of the date of this report, Thomas W. Henry, MAI has completed the requirements of the
continuing education program of the Appraisal Institute.
Thomas W. Henry, MAI, Manag' artner
Connecticut General Certification
License#RCG285
' Issuance 11/01/1990, Expiration 04/30/2001
' T.W.Henry
11 Real Estate Appraisals L.L.C.
ASSUMPTIONS AND LIMITING CONDITIONS
' This appraisal report has been made with the following general assumptions:
1. No responsibility is assumed for the legal description provided or for matters pertaining to legal or
' title considerations. Title to the property is assumed to be good and marketable unless otherwise
stated.
2. The property is appraised free and clear of any or all liens or encumbrances unless otherwise stated.
3. Responsible ownership and competent property management are assumed.
4. The information furnished by others is believed to be reliable. However, no warranty is given for its
accuracy.
5. All engineering is assumed to be correct. The report are lot plans and illustrative material in this re
p p p
included only to assist the reader in visualizing the property.
r 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures
1 that render it more or less valuable. No responsibility is assumed for such conditions or for arranging
for engineering studies that may be required to discover them.
1 7. It is assumed that there is full compliance with all applicable federal, state and local environmental
regulations and laws unless noncompliance is stated, described and considered in the appraisal report.
' 8. It is assumed that the property conforms to all applicable zoning and use regulations, and restrictions
have been complied with,unless a nonconformity has been identified, described and considered in the
appraisal report.
' 9. It is assumed that all required licenses, certificates of occupancy, consents, other legislative or
administrative authority from any local, state, or national government or private entity or organization
' have been or can be obtained or renewed for any use on which the value opinion contained in this
report is based.
10. It is assumed that the use of the land and improvements is confined within the boundaries or property
lines of the property described and that there is no encroachment or trespass unless noted in the report.
1 T.W.Henry
12 Real Estate Appraisals L.L.C.
' ASSUMPTIONS AND LIMITING CONDITIONS
' This appraisal report has been made with the following general limiting conditions:
l. Any allocation of the value opinion in this report, between land and the improvements, applies only
' under the stated program of utilization. The separate allocations for land and buildings must not be
used in conjunction with any other appraisal and are invalid if so used.
2. Possession of this report, or a copy thereof, does not carry with it the right of publication.
3. The appraiser by reason of this appraisal, is not required to give further consultation or testimony or
to be in attendance in court with reference to the property in question unless arrangements have been
previously made.
4. Neither all nor an art of the contents of this report (especially an conclusions as to value,Y P the
p ( p Y Y
identityof the appraiser, or the firm with which the appraiser is e pp pp connected), shall be disseminated to
the public through advertising,public relations, news, sales, or other media without the prior written
consent and approval of the appraiser.
1 5. Unless otherwise stated in this report,the existence of hazardous materials,which may or may not be
present on the property, was not observed by the appraiser. The appraiser has no knowledge of the
existence of such materials on or in the property. The appraiser, however, is not qualified to detect
such substances. The presence of substances such as asbestos, urea-formaldehyde form insulation,
and other potentially hazardous materials may affect the value of the property. The value opinion is
predicated on the assumption that there is no such material on or in the property that would cause a
1 loss in value. No responsibility is assumed for such conditions or for any expertise or engineering
knowledge required to discover them. The client is urged to retain an expert in this field, if desired.
6. The Americans with Disabilities Act(ADA) became effective January 26, 1992. The appraiser has
not made a specific compliance survey or analysis of the property to determine whether or not it is in
conformity with the various detailed requirements of ADA. It is possible that a compliance survey
' of the property and a detailed analysis of the requirements of the ADA would reveal that the property
is not in compliance with one or more of the requirements of the act. If so, this fact could have a
negative impact upon the value of the property. Since the appraiser has no direct evidence relating
to this issue,possible noncompliance with the requirements of ADA was not considered in estimating
the value of the property.
' T.W.Henry
13 Real Estate Appraisals L.L.C.
MARKET VALUE DEFINITION
As defined in the Uniform Standards of Appraisal Practice,published by the Appraisal Standards Board 1999
Edition.
The most probable price which a property should bring in a competitive and open market under all
' conditions requisite to a fair sale, the buyer and seller each acting prudently, knowledgeably and
assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of
a sale as of a specified date and the passing of title from the seller to buyer under conditions whereby:
1. Buyer and Seller are typically motivated;
2. Both parties are well informed or well advised, and acting in what they consider their best interests;
3. A reasonable time is allowed for exposure in the open market;
4. Payment is made in terms of cash in U.S. dollars or in term f
Y s o financial arrangements comparable
thereto; and
5. The price represents a normal consideration for the property sold unaffected by special or creative
financing or sales concessions granted by anyone associated with the sale.
DEFINITION OF FEE SIMPLE ESTATE
The Dictionary of Real Estate Appraisal (Third Edition, 1993) defines a Fee Simple Estate as follows:
Fee Simple Estate. Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.
1
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T.W.Henry
14 Real Estate Appraisals L.L.C.
t
SCOPE OF APPRAISAL DEVELOPMENT AND REPORTING
The scope of this appraisal included a physical inspection of the subject property by Thomas W. Henry.
Research of town records including deed recordings and zoning requirements was conducted. Research of
the market area was performed for comparable sales, competition, comparable rents and overall area
evaluation. Based on the findings of this research, a determination of highest and best use for the subject was
made and appropriate valuation methods were applied to arrive at a market value of the Fee Simple Estate of
the subject property.
Appraisal Problem
' The appraisal problem is to estimate the market value of the subject property as is prior to its approval as a
13 lot subdivision.
Exposure Time
' Exposure time is the period of time prior to the effective date of the appraisal for which the subject would
have to be marketed to effect a sale at the market value opinion. The value conclusions in this report are
based on an exposure time of approximately twelve months. This estimate is based on marketing periods of
comparable sales, discussions with brokers, and current market conditions.
Environment Comments
No known environmental study has been done to determine to what extent, if any, soil contamination may
have occurred at the property. This appraisal report and the value opinion contained herein assume no
potential liability resulting from any soil contamination due to the storage of hazardous waste material
including but not limited to agricultural chemicals, paint, solvents and/or chemical spills resulting from
Lmisuse of chemicals,that may have occurred on this property over the years. No evidence of contamination
or hazardous material used in the construction or maintenance of any improvements was observed on the day
of inspection, unless otherwise noted within this report.
The appraiser is not qualified to detect such substances, including the existence of urea-formaldehyde, radon
gas, foam insulation, asbestos, agricultural chemicals,paints, solvents, cleaning materials or other potentially
hazardous waste material that may have an effect on the value of the property being appraised.
No personal property, except that which is typically considered a part of realty, has been valued other than
those items which are specifically noted within the Building Description.
' T.W.Henry
15 Real Estate Appraisals L.L.C.
1 IDENTIFICATION OF PROPERTY APPRAISED
The property being appraised is known as Lot RO11 Windsorville Road(Assessor's Map 146 Lot 4), South
Windsor, CT and is situated on the east side of Windsorville Road. The subject may be identified on the
South Windsor Tax Assessor's Map 146 as Lot 4. A copy of the legal description is included in the Addenda.
The current use of the subject property is unimproved land with evergreen trees that have exceeded the size
for retail Christmas tree use.
Sales History
Grantor Grantee Date Vol/Pg Price Deed Type
' Josephine McGrath James B. McGrath& 2/8/51 65/201 0 Certificate of
Katherine M. Kelley Distribution
Subsequent to the approval for a 13 lot subdivision after the date of this appraisal,the property was transferred
from James B. McGrath and Katherine M. Kelley to Horseshoe Lane Associates, LLC on October 30, 2000
for the price of$362,500. This price was based on a contract executed in January of 2000, which was an
option to purchase, subject to gaining the 13 lot approval by the Grantee.
i
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1
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T.W.Henry
16 Real Estate Appraisals L.L.C.
COMMUNITY DATA
The town of South Windsor is located in the northeastern portion of Hartford County. South Windsor is
bordered by the town of East Windsor to the north, the towns of Ellington and Vernon (Tolland County) to
the east, the towns of Manchester and East Hartford to the south, and the Connecticut River and the towns
of Windsor and Hartford to the west.
According to the final 1990 Census, South Windsor had a population of 22,090 people, which is an increase
of 4,892 people, or 28.45% from the 1980 Census population of 17,198 people. South Windsor had an
I estimated 1995 population of 22,382 people with a median age of 36.5. As of 1994, South Windsor contained
an existing housing stock of 8,499 units, 86.7% of which were single-family, detached, dwellings. In 1994,
there were 467 residential sales in South Windsor,with an average price of$130,031 and a median price of
' $127,500.
South Windsor is accessed via John Fitch Boulevard, U.S. Route 5, which runs north through the western
' section of the town and is connected to Interstate 91 by the Bissell Bridge (Interstate 291), and at Warehouse
Point in the town of East Windsor. Other major roads in South Windsor include Interstate 291, Route 30,
Route 74, and Route 194.
The physical character of the community is derived from a compatible mix of residential and industrial land
use. A large industrial corridor, comprised mostly of small to intermediate size light manufacturing and
warehouse distribution companies, is conveniently located along John Fitch Boulevard, and along roads such
as Governor's Highway, Sullivan Avenue, and Nutmeg Road. The eastern section of the town is improved
with unobstructed residential neighborhoods.
Like most neighboring towns, South Windsor has a full range of public services available. There is a full time
I police force with over 30 officers, and a volunteer fire department. The school system contains four
elementary schools, one middle school and one high school. The town features four municipal parks that
cover 360 acres of area.
The town of South Windsor's major employers are Gerber Scientific, United Technologies, and Dynamic
g � Y
Controls. A smaller percentage of general, commercial and retail support uses are interspersed along John
Fitch Boulevard and Sullivan Avenue, with newer strip retail centers located near the center of town. The
Buckland Hills Mall has begun development in South Windsor with a Lowes Home Building Center and a
Target discount store that opened in November 2000. There are regional shopping malls located to the north
in Enfield, at the Enfield Square Mall, and east in the town of Manchester at the Buckland Hills Mall.
NEIGHBORHOOD DATA
The subject neighborhood is on the northern boundary of South Windsor as it is shared with East Windsor
' in the central portion of the town. The neighborhood is rural residential adjoined to the south by a residential
subdivision,to the north by open farm land in Windsor. There is one other subdivision nearby and the rest
is a primarily strip development. The neighborhood is located within easy access to Route 5 and to the rest
' of South Windsor for access to the Hartford employment region and to Manchester for retail shopping needs
and to Hartford and South Windsor for medical and legal needs.
T.W.Henry
17 Real Estate Appraisals L.L.C.
1
1 ECONOMIC TRENDS
Rate Trends Appraisal Date, Last Quarter Year End Year End.. ,Year End
09/19/00 06/30/00 12/31/99 12/31/98 12/31/07
Prime Rate 9.50% 9.50% 8.50% 7.75% 8.50%
Federal Discount Rate 6.00% 6.00% 5.00% 4.50% 5.00%
30-Year Treasury Bonds 5.67% 5.89% 6.42% 5.08% 5.96%
10-Year Treasury Notes 5.68% 6.01% 6.36% 5.81% ----
LARM Index (1 Yr. Treas.) 6.20% 6.15% 5.97% 4.47% 5.55%
Commercial Mortgage 9.5% to 12.50% Loan to Value 65% to 75%
Rate Range Ratio Range
Economic Trends
National The U.S. economy continues to grow with the longest period of sustained growth in
history. The Dow Jones Industrial Average consistently set new records and closed
in 1999, at 11,453. The 2000 market continues to be very volatile fluctuating daily up
and down in the last weeks. National unemployment rates and inflation rates continue
I to be near their lowest levels in many years. Long term bonds continue to creep higher
putting pressure on the bond market. The Federal Reserve Board of Governors did not
increase the rate in December 1999 but did raise the federal discount rate by 25 basis
points in February and again on March 21. No increase was made in April however
a 0.5 increase was made in May. Despite continued fluctuations in the market and a
major correction in April and May all economic indicators continue to indicate a
Istrong economy.
Regional Connecticut's economy is growing along with the nation's. The state's unemployment
rate is lower than the national average, and Connecticut continues to have the highest
per-capita income of any state in the nation.
Local Economically, as of August 2000, South Windsor had a labor force of 12,933 people,
and an unemployment rate of 1.4%. The town's unemployment rate is lower than the
Hartford Labor Market Area's unemployment rate of 2%, lower than the State of
Connecticut's (unadjusted) unemployment rate of 1.9%, and lower than the United
States' (unadjusted)unemployment rate of 3.8% during the same month.
Property Type The subject type is rural residential land with 1 acre zoning. This type of land
property Yp g YP
in South Windsor,which is generally level with good soils and easily developed, is in
' demand as a growing Hartford labor market suburb.
T.W.Henry
18 Real Estate Appraisals L.L.C.
ZONING
The property being appraised is situated within the RR, Rural Residential Zoning Districts within the town
of South Windsor.
Permitted uses within an RR Zoning District within the town of South Windsor include the following:
Dwellings for one family; home occupations (with restrictions); agricultural, forestry,truck or nursery
gardening, including greenhouses incidental thereto,but not including commercial kennels,veterinary
kennels or animal boarding homes; livery or boarding stables or veterinary hospitals. Expressly
prohibited is the keeping of swine and animals raised for pelts, except for domestic use.
Area, dimensional and bulk requirements within the RR Zoning Districts within the town of South Windsor,
as they apply to the property being appraised, are as follows:
1 Zoning District RR
Minimum Lot Area 40,000 SF
1 Minimum Lot Width 175 ft.
Minimum Lot Depth 200 ft.
Minimum Front Yard 50 ft.
Minimum Side Yard 20 ft.
Minimum Rear Yard 50 ft.
Maximum Lot Coverage 10%
Maximum Building Height 2.5 stories or 30 ft.
The subject property conforms to current zoning regulations.
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T.W.Henry
19 Real Estate Appraisals L.L.C.
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♦ +terOdp&14
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ASSESSMENT AND TAX DATA
The property being appraised is assessed on the 10/1/1999 Grand List as follows:
TOTAL ASSESSMENT $2,230
Current Tax Rate 34.68 Mills
Total Tax Burden $77
The above assessment represents 70%of the 1995 market value. The use assessment represents 70% of the
agricultural value of the land under PA490, the farm use assessment program for Connecticut. Land must
remain in this program for ten years. If the use changes or the land is sold before the ten year period ends,
a tax penalty is imposed. The subject property has been enrolled in the 490 program for more than ten years.
T.W.Henry
21 Real Estate Appraisals L.L.C.
SITE DESCRIPTION
The subject r� property consists of 22.8 acres of land. It is rectangular in shape with 550 feet of frontage on the
eastern side of Windsorville Road. It is 1,940 feet in depth where its eastern boundary meets the Conrail
Railroad. The first 1,320 feet are typical Connecticut Valley soils,Enfield silt loam, Windsor loamy sand and
Agawam fine sandy loam,3-8% slopes, Class II and III soils gently sloping. At that point the elevation is 140
feet. From there east to the railroad,the property drops to a low point of about 99 feet to the rear of the parcel.
This soil is approximately 8 acres of Terrace escarpment, which is wetland and poorer quality non
developable soil, which is a Class VI. There is a stream,the Dry Brook running through the eastern portion
at the low point of the property parallel to the railroad, and this is a wetland area.
Site Improvements include: None
UTILITIES Tel & Elect Water Sewer Gas
PUBLIC Yes Yes No No
Easements and Restrictions include: Typical easements and restrictions of record.
Flood Zone and Wetlands: The subject property is located within a Zone X(area of minimal flooding) and
Zone A & B (area of annual flooding) this is in the rear portion of the property along Dry Brook on FIRM
Community Panel Number 090036 0004 B, effective May 1, 1980. The subject property is located in a
federally designed flood hazard area and it is encumbered by the presence of wetlands.
Environmental Issues: On the date of inspection there were no apparent violations of any environmental
regulations.
T.W.Henry
22 Real Estate Appraisals L.L.C.
' SUBJECT SITE PLAN
East Windsor
' South Windsor
O Not to Scale
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' T.W.Henry
23 Real Estate Appraisals L.L.C.
1
FLOOD MAP
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' T.W.Henry
24 Real Estate Appraisals L.L.C.
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SOIL DESCRIPTIONS
' The subject property is listed on Sheet 22 of the Hartford� p p y County Soil Map. According to this map, the
subject site contains four different soil types. The approximate acreage of the subject site containing each soil
type, and an explanation of each soil type classification and their capability index are explained below.
' 4 acres - EsB Enfield silt loam, 3% to 8% slopes. This soil is moderately permeable and has a high
moisture holding capacity. It is easy to work and responds well to management. There is some risk of erosion
even on gentle slopes. It is not a fertile soil, but its favorable physical properties make it responsive to
' fertilizers and other management. An excellent soil for community development. Capability index is IIe.
7.3 acres - WvB Windsor loamy fine sand,3 to 8 percent slopes. Unprotected slopes are subject to some
' water and wind erosion. This soil is excessively well drained, and needs to be irrigated for vegetables and
tobacco. Capability Unit IIIs.
' 4.5 acre -AfB —Agawam fine sandy loam 3 to 8% slopes. Agawam fine sandy loam is a gently sloped
well-drained soil with a typical service layer area of 8 inches with a 16 inch substratum layer. This well-
drained soil dries out early in the spring and warms up early and is well suited to row crops. It is somewhat
' draughty and because of its well-drained capabilities, it needs regular fertilizing and liming. Capability index
IIs.
7 acres - Tg- Terrace Escarpments, land type consists of sandy or sandy and gravelly materials on slopes
of more than 15%. It occurs in terrace breaks along drainage ways and highly dissected areas and on kames
' and eskers. A kame is a short irregular ridge, hill or hillock of stratified glacial drift and interspersed with
depressions with no surface drainage. An esker is a ridge of sandy or gravelly material deposited in a stream
channel. They meander in narrow bands. These slopes are generally short and they are a hundred to several
' hundred feet wide and the Terrace Escarpment is found intermixed with Hinckley Merrimac Windsor,
Agawam, Hartford, and Manchester series. This is mainly forestland suited best for this purpose because of
steep slopes and droughtiness. This can be cleared for permanent pasture,but is poorly suited to hay because
of the need for heavy fertilization. Capability index is VIe.
The capability classification is a grouping of soils that shows in a general way how suitable they are for most
kinds of farming. It is a practical grouping based on limitations of the soils, the risk of damage when they
are used, and the way they respond to treatment.
In this system, all kinds f it y o soils are grouped at three levels. The capability class, subclass and unit. The eight
capability classes in the broadest grouping are designated by I through VIII. In Class I are soils that have few
limitations, the widest range of use and the least risk of damage when they are used. The soils in the other
classes have progressively greater natural limitations. In Class VIII are soils and land forms so rough, shallow
' or otherwise limited that they do not produce worthwhile yields of crops, forage or wood products. The
following are the capability classes:
' Class I: Soils that have slight limitations that restrict their use.
Class II: Soils that have moderate limitations that reduce the choice of plants or that require moderate
cultivation practices.
' T.W.Henry
26 Real Estate Appraisals L.L.C.
Class III: Soils that have severe limitations that reduce the choice of plants or that require special
conservation practices or both.
' Class IV: Soils that have very severe limitations that reduce the choice of plants or that require very
careful management or both.
iClass V: Soils that are not likely to erode but have other limitations impractical to remove that limit their
use.
' Class VI: Soils that have severe limitations that make them generally unsuitable for cultivation.
' Class VII: Soils that have very severe limitations that make them unsuitable for cultivation.
Class VIII: Soils in miscellaneous areas have limitations that nearly preclude their use for commercial crop
' production.
The subclasses indicate major kinds of limitations within the classes but in most of the classes there can be
up to four subclasses. The subclasses indicated by adding a small lieff, f1w1f, s , or c to the class numeral.
For example, Ile -the letter "e" shows that the main limitation is a risk of erosion unless close-growing crop
plant cover is maintained; "w" means that water on or in the soil will interfere with plant growth or cultivation
(in some soils the wetness can be partly corrected by artificial drainage); "s" shows that the soil is limited
mainly because it is shallow, draughty or stony; and "c" appears in only some parts of the country indicates
that the chief limitation is climate that is too cold or too dry. The "c" is primarily used in the northern parts
of the United State with limited growing seasons.
In Class I there are no subclasses because the soils in this class have fewer known limitations. Class V can
contain at the most only subclasses "w", "s" and "c" because the soils in it are subject to little
or no erosion but have other limitations that restrict their use largely to pasture,range, woodland or wildlife.
t
' T.W.Henry
27 Real Estate Appraisals L.L.C.
HIGHEST AND BEST USE
1
Highest and Best Use, as defined in The Dictionary of Real Estate Appraisal ', is:
The reasonably probable and legal use of vacant land or an improved property, which is physically possible,
' appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest
and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum
profitability.
As if Vacant: Amon al
l 1 reasonable alternative uses the use that fields
g y the highest present land value, after
payments as made for labor, capital, and coordination. The use of a property based on the assumption that
the parcel of land is vacant or can be made vacant by demolishing any improvements.
' The subject property consists of 22.8 acres of rural residentially zoned land suitable for one acre building lots.
The parcel is rectangular in shape with 550 feet of frontage on the east side of Windsorville Road to a
' maximum depth 1,940 feet. The western two-thirds of the property are gently rolling Connecticut Valley
soils. The rear one-third is Terrace escarpments. It is steep not developable land with the Dry Brook running
parallel to the railroad and the eastern boundary.
' Legally Permissible: Legally permissible within the rural residential zone single family residential
development on one acre is permissible as well as most agricultural uses.
' Physically Possible: This site is well configured with appropriate soils to allow for residential development
and individual septic systems required in this area. Public water is provided.
Financially Feasible: Financially feasible uses would include agriculture and residential development based
on one acre lots.
' Maximally Profitable: Maximally profitable would be single family residential development.
' Based on these facts, it is my opinion that the Highest and Best Use "as if vacant" of Lot ROI I Windsorville
Road (Assessor's Map 146 Lot 4), South Windsor, CT, as of September 19, 2000, is single family residential
development.
' "The Dictionary of Real Estate Appraisal," Third Edition, (Illinois), American Institute of Real
' Estate Appraisers, 1993), p. 171.
t T.W.Henry
28 Real Estate Appraisals L.L.C.
VALUATION PREMISE
' There are three generally recognized approaches to value, which may be used in estimating the value of real
estate.
COST APPROACH-Approach through which an appraiser derives a value indication of the fee simple
interest in a property by estimating the current cost to construct a reproduction of, or replacement for,
the existing structure; deducting for all evidence of accrued depreciation from the cost new of the
reproduction or replacement structure, and adding the land value plus an entrepreneurial profit.
Adjustments may be made to the indicated fee simple value of the subject property to reflect the value
indication of the property interest being appraised.
The Cost Approach is not appropriate for the valuation of vacant land.
SALES COMPARISON APPROACH - An approach in appraisal analysis which is based on the
proposition that an informed purchaser would pay no more for a property than the cost of acquiring an
existing property with the same utility. This approach is applicable when an active market provides a
' sufficient quantity of reliable data which can be verified from authoritative sources. The Sales
Comparison Approach is relatively unreliable in an inactive market or in estimating the value of
properties for which no real comparable sales data are available. It is also questionable when sales data
cannot be verified with principals to the transactions.
The Sales Comparison Approach will be developed. This is a typical kind of property for the area and reliable
' sales can be selected and analyzed.
INCOME APPROACH-That procedure in appraisal analysis which converts anticipated benefits (dollar
' income or amenities) to be derived from ownership of property into a value opinion. The Income
Approach is widely applied in appraising income-producing properties. Anticipated future income
' and/or reversions are discounted to a present worth figure through the capitalization process.
The Income Approach will not be developed within this analysis as it is not appropriate for unimproved land.
' T.W.Henry
29 Real Estate Appraisals L.L.C.
SALES COMPARISON APPROACH
Introduction
The Sales Comparison Approach is based upon the Principal of Substitution, which states that a property
buyer will pay no more for a property than the price of acquiring an equally desirable substitute in the open
market. In the development of the Sales Comparison Approach, I have gathered data on sales of similar
properties in the competing market area. These sale properties were analyzed to determine an indicated unit
price for the property being appraised. The appropriate unit of comparison in the appraisal of Lot RO11
' Windsorville Road (Assessor's Map 146 Lot 4), South Windsor, CT, is "$/acre".
In the analysis of the comparable sale properties, comparisons were made for differences noted between the
' sale properties and the property being appraised. These differences include location, type and age of
improvements, size, condition, functional utility and other factors which influence value. In instances where
the sale property is superior to the subject, a downward adjustment is made to the comparable sale price. In
instances where the sale property is inferior, an upward adjustment is made to the comparable sale price.
' In the development of the Sales Comparison Approach, I have examined sales which occurred since January
1998 within the towns of South Windsor and East Windsor that represent a similar market area. Three of
these sales have been chosen for analysis in this report based upon their degree of comparability to the subject.
' Each sale has been described individually,then arranged on the Sales Analysis Grid to assist in comparison
of the various attributes of each property, followed by a comparison of each sale to the subject.
T.W.Henry
30 Real Estate Appraisals L.L.C.
' SALES LOCATION MAP -South Windsor/East Windsor
Kings or T
510 t -e i r, -
1
r,. . Thompson Pond
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Broad Brook Millpond ;i 1
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Water ❑Cemetery .Limited access
road
' Park ❑Hospital, af_Primary road
university
❑Urban area --- County border ----Other road
Mlitary land _...:.'Ferry --.._. Unpaved or
nrivate road
Airport ;.Railroad
w
' T.W.Henry
31 Real Estate Appraisals L.L.C.
1 RESIDENTIAL LAND SALE 1 ID 1321156/143
Address 1135 Sullivan Avenue Seller Hugo M. and Josephine G. Patelli
Town South Windsor Buyer Marilyn Katz
' County Hartford Map 88 Lot 2
Recording Date: August 4, 2000 Vol/Page 1156/143
Price $350,000 Value of Improvements: $250,000
Total Acre,Vacant Residential Land: $11,765/acre
' Zone A-20 RR
' Minimum Street Frontage 100' 175'
Maximum Lot Coverage 15% 10%
Minimum Lot SF 20,000 SF, 40,000 SF
' Tel& Elect Yes Water Yes Sewer Yes Gas No
Total Acreage: 10.04 Dwelling site 1.54 acres
Improvements: Circa 1850 brick colonial, 2,800 square feet of living area, with eight rooms, four
bedrooms, one and one-half baths. Barn is former tobacco shed in good condition. It measures 40 feet by
100 feet. Estimated value of house and barn with 1.54 acres, and 150 feet of frontage is $250,000.
Site Description Acres 8.5 %Wetlands: 50%
Land is zoned A-20 to a depth of 200 feet along the frontage. Remainder is zoned RR.
Vacant land analysis is based on 98.13 feet of frontage on the west side of Sullivan Avenue. Parcel has an
average width of 400 feet, and a depth of 1500 feet. The easterly half of the site is prime farmland soils.
About 4 acres, the westerly half of the sale, is soil type Scantic silt loam (ScA), an inland wetland soil.
' Approximately one acre of the Scantic silt loam is also in the floodplain of the Po dunk River.
Lender Seller financed$125,000 through a short term note which matured on September 30, 2000.
' Buyer then refinanced with Savings Bank of Rockville, two year note for $204,000, interest rate given as
11%.
' Verification Tom Jutkus, neighbor and part time realtor, by Mary Goodhouse on November 29, 2000.
Comments
' Land abuts 75 acres of land recently purchased by the town for open space. Sellers moved to Bristol, CT,
to be closer to their children. Buyers have submitted plans to the town to develop a condominium
complex on this land and land to north.
' T.W.Henry
32 Real Estate Appraisals L.L.C.
' RESIDENTIAL LAND SALE 2 ID 47212/193
' Address Phelps Road Seller Putriment, Pauline & Dubinsky, Dorothy
Town East Windsor Buyer Colli, George A. III
' County Hartford Map 34 B121 Lot 12
Recording Date: August 12, 1999 Vol/Page 212/193
' Price $315,000 $/Total Acre: $8,005
' Zone A-1 Minimum Street Frontage 175'
Maximum Lot Coverage 15% Minimum Lot SF 35,000
Tel & Elect Yes Water No Sewer No Gas No
Site Description Acres 39.350 %Wetlands: 15%
An irregular shaped parcel with 1,696' of frontage on the southerly side of Phelps Road. The land is
mostly level,prime agricultural soils (EnA,NnA, BxB) with slopes between 0 to 8 percent. The frontage
is suitable for building lots except for a wooded/wetland area between the tobacco barns on the easterly
side of the premises. Approximately 6 acres (15%) of the land is designated inland wetland soils.
The land is currently used for broadleaf tobacco, with about 24 acres (60%) being cultivated. The
' remaining 40% is wooded. Soils maps show that much of the wooded acreage is also prime farmland
soils (EnA, NnA).
' There are three tobacco barns on the property, all of which are in use. The barns are in fair to poor
condition.
Water lines travel from South Main Street (Route 5) easterly along Phelps Road to South Road. The water
line is within 1,000 feet of the property. There is also a sewer line along a portion of Phelps Road to the
U.S. Army Reserve Center near the site.
Lender No financingrecorded at time of purchase.
Verification George A. Colli, III, buyer, by Mary E Goodhouse on October 11, 1999.
Comments
Property was subsequently transferred, August 12, 1999, Volume 212 Page 195,to Phelps Road Properties
LLC. Buyers intend to develop the property. Prior to purchase, buyers conducted wetlands study and
feasibility study for single family residential development, and felt that the property offered few constraints
' to single family residential development. More intense development scenarios, such as cluster development,
or assisted living congregate housing, are being studied.
r
T.W.Henry
34 Real Estate Appraisals L.L.C.
RESIDENTIAL LAND SALE 3 ID 47213/918
Address Griffin Rd Seller Arnold, Joseph
Town East Windsor Buyer Davis Home LLC
County Hartford Map 41 BI 70 Lot 16
Recording Date: 05-Nov-99 Vol/Page 213/918
Price 1$ 35,000 $/Total Acre: $7,951
' Zone Al Minimum Street Frontage 175'
Maximum Lot Coverage 15% Minimum Lot SF 35,000
Tel & Elect: Yes Water Yes Sewer Gas Yes
' Site Description Acres 16.98 %Wetlands: 10.00%
An eleven-lot subdivision approved August 10, 1999. Parcel has 50 feet of frontage on Miller Road, now
' shown as Fieldstone Lane and 209 feet of frontage on northerly side of Griffin Road. Plan shows
proposed Joseph Farm Road with 10 lots, and 1 lot on Griffin Road, where there is an existing barn.
' Lender Arnold Joseph, Grantor Loan Amount$125,000
Terms Five year term, interest rate not stated.
' Verification Walter Bass, grantor's attorney, by Mary Goodhouse,November 9, 2000.
Comments
' Grantor's attorney stated that interest rate for mortgage was either 8% or 10%, which he believes to be a
typical rate for seller financing. Buyer was subdivider, and paid costs of subdivision approval, which
' grantor's attorney estimated to be about$30,000.
' T.W.Henry
36 Real Estate Appraisals L.L.C.
RESIDENTIAL LAND SALES GRID
' Windsorville Road,
South Windsor,CT
Sales Arranged Descending by Sale Price
' SALE SALE SALES
SALE# TOWN ADDRESS DATE ZONING ACRES PRICE PRICE/ACRE COMMENTS
' 1 South Windsor Sullivan Avenue 04-Aug-00 RR,A-20 8.50 $350,000 $41,177 2800 sq.ft.brick colonial w/1.54a;248.13 front feet;50%wetlands
2 East Windsor Phelps Rd 12-Aug-99 Al 39.35 $315,000 $8,005 1696 front feet; 15%wetlands;three tobacco barns
3 East Windsor Griffin Road 5-Nov-99 Al 16.98 $135,000 $7,951 259 front feet; 10%wetlands;subdivided into 11 lots
' South Windsor Windsorville Road RR 22.80 550 front feet 30%wetlands
' SALES ADJUSTMENT GRID: 16.36 ACRES
SALE# 1 2 3
' SALE DATE 04-Aug-00 12-Aug-99 5-Nov-99
ACRES 8.50 39.35 16.98
' SALE PRIC $350,000 $315,000 $135,000
PRICE/ACR $41,177 $8,005 1 $7,951
IMPRVMTS $250,000
' ADJ/$/ACRE $11,765 $8,005 1 $7,951
ADJUSTMENTS
COND/SALE
TIME
' LOCATION ($2,000) $1,000 $1,000
QUALITY
SIZE
' UTILITIES
OTHER
' ADJ/ACRE $9,765 $9,005 $8,951
IND VALUE 1 $222,635 1 $205,314 $204,071
ADJUSTED SALES ARRANGED IN DESCENDING ORDER BY INDICATED VALUE
SALES# INDICATED $/ACRE
VALUE T.W. Henry
Real Estate Appraisals L.L.C.
1 $222,635 $9,765 38
2 $205,314 $9,005
' 3 $204,071 $8,951
SALES COMPARISON APPROACH
The subject property consists of 22.8 acres of land, approximately 70% of it is developable. Zoning is rural
' residential, one acre, the property is well located and well suited for this purpose. Land sales purchased for
development were researched within the towns of South Windsor and East Windsor, as the subject is very
' close and influenced by values in East Windsor. Three were selected as appropriate for comparison to the
subject, two in East Windsor and one in South Windsor. They are profiled as follows.
Sales Analysis
' Sale 1, 1135 Sullivan Avenue, South Windsor sold in August,2000 for$350,000. The sale included a 2800
square foot brick colonial, originating from circa 1850, a tobacco shed in good condition, and 10.04 acres of
land. After allowing $250,000 for the improvements on 1.54 acres, the vacant land price was estimated to
' contribute $100,000 for 8.5 acres, which is $11,765 per acre. The frontage to a depth of 200 feet is in the A-
20 zone,the remainder is zoned the same as the subject. There is water and sewer available to this site. When
comparing it to the subject, an adjustment was made for size, the difference in zoning along the frontage, and
for sewer, of a minus $2,000 per acre. This results in an adjusted value per acre for the land of$9,765.
Sale 2,Phelps Road,East Windsor,containing 39.35 acres, sold August, 1999, for$315,000, or$8,005 per
' acre. A water line is located about 1,000 feet westerly of the sale. It is similar to the subject in that it is good
quality agricultural land with a low percentage of wetlands. The A-1 zone in East Windsor is comparable to
' the RR zone in South Windsor. A location adjustment of plus $1,000 per acre was made because South
Windsor is considered a superior location for residential development. This results in an adjusted value per
acre for the land of$9,005
Sale 3, Griffin Road,East Windsor,containing 16.98 acres, sold November 1999, for$135,000, or$7,951
per acre. It is located just north of the South Windsor town line. The size of the parcel, neighborhood and
' land quality are similar, and the available utilities are the same. The sale is an approved subdivision of eleven
building lots. The subject is considered superior because of its location in South Windsor. Therefore, a
positive adjustment of$1,000 per acre was made to the sale to reflect the difference in location. This results
in an adjusted value per acre for the land of$8,951.
Conclusion
' The subject property is located on the East Windsor South Windsor town line and is compared to two nearby
' East Windsor sales and one South Windsor sale. The indicated values per acre range from$8,951 to $9,765.
Because it is in South Windsor, the South Windsor sale is the best indicator of value indicating $10,000 per
acre is an appropriate value for the subject property, resulting in a value of$10,000 per acre time 22.8 acres
' equaling $228,000.
1
' T.W.Henry
39 Real Estate Appraisals L.L.C.
' Based on the Sales Comparison Approach it is my opinion that the market value in terms of cash or on
financing terms equivalent to cash of the Fee Simple Estate of Lot RO11 Windsorville Road(Assessor's Map
146 Lot 4), South Windsor, CT, as of September 19, 2000, is $228,000
' OPINION of VALUE
U VIA THE SALES COMPARISON APPROACH, as of SEPTEMBER 19,
' 2000, is:
TWO HUNDRED TWENTY EIGHT THOUSAND DOLLARS ($ 228,000)
t $ 10,000/Acre
1
' T.W.Henry
40 Real Estate Appraisals L.L.C.
RECONCILIATION AND VALUE CONCLUSION
Opinion of Value by Each Approach:
' Cost Approach pp N/A
' Sales Comparison Approach $228,000 $10,000/acre
Income Approach N/A
The three approaches to value were considered but only the Sales Comparison Approach deemed reliable for
' the subject property. Three similar land sales were compared to the subject, all nearby, all verified,and recent
sales. Based on this analysis the Sales Comparison Approach yields a reliable indicator of value for the
subj ect.
Based on this analysis,it is my opinion that the market value in terms of cash or on financing terms equivalent
to cash of the Fee Simple Estate of Lot ROI 1 Windsorville Road(Assessor's Map 146 Lot 4), South Windsor
' CT, as of September 19, 2000, is $228,000.
' OPINION of VALUE, as of September 19,2000, is:
' TWO HUNDRED TWENTY EIGHT THOUSAND DOLLARS ($ 228,000)
$10,000/acre
' T.W.Henry
41 Real Estate Appraisals L.L.C.
ADDENDA
Legal Description g p
' Appraiser qualifications
' T.W.Henry
42 Real Estate Appraisals L.L.C.
VOL. 117 1 PAGE 4;
J2 32
} STATUTORY FORM WARRANTY DEED
t We,JAMES BREEN McGRATH,of the Town of South Windsor,County of Hartford
and State of Connecticut,and KATHERINE McGRATH KELLEY,acting herein by
JAMES B.McGRATH under power of attorney dated September 6.2000 and recorded
simultaneously herewith,of the Town of Norway and State of Maine,hereinafter reterred
11 to as the Grantors•for the consideration of Three Hundred Sixty Two Thousand Five
Hundred and 00/100 Dollars paid,grant to HORSESHOE LA\E ASSOCIATES,LLC,
a Connecticut Limited.Liability Company,of the Town of South Windsor,County of
Hartford and State of Connecticut,hereinafter referred to as the Grantee,117TH
i 6i�1RRANTY C 0VENANT.S:
{ A certain piece or parcel of land as shown on assessors map M146.Lot 44.Sheet
=' 146 of 150 containing 22.8 acres,more or less,located on%Vindsonville Road.South
Windsor,County of Hartford and State of Connecticut. Said premises are more
particularly described on the Schedule"A"attached hereto and made a part hereof.
Said premises are conveyed subject to any and all provisions of any ordinance•
municipal regulation•zoning regulation•public or private laws.
Signed this 30'day of October,2000.
A(wimcss)
y: J
ter J.Petrone dames Breen McGrath
(witness) Katherine McGrath Kelley,actin,
herein by James B.McGrath POA
STATE OF CONNECTICUT
Manchester October 30.2000
COUNTY OF HARTFORD
Personally appeared James Breen McGrath aka James B.McGrath 4efore me and lie.z acl:now tied the si�nirg of the or instrument to be his;;ee act and deed and the
' face a- , td de o s rincipal.
CCNVE'ANCE TAX RECEIVED
Peter J.P•r ne LOCAL a '`"' No.
f-
Commissioner othe Superior Court
• ti 171_PAGE 61
SCHEDULE"A"DESCRIPTION
' Attached to a Warranty Deed from James Breen McGrath
and Katherine McGrath Kelley
to Horseshoe Lane Associates,LLC
A certain piece or parcel of land,with the buildings thereon located in the Town of South Windsor,
County of Ilartford and State of Connecticut,known more or less,and being bounded: as file WolcottWala� Place,containing twenty (20)acres, F
' Nmab by land now or formerly of J.E.Shepard;
Lag by land now or formerly of The New York,New Ilaven
&Iiaritbrd Railroad Company;
uth by land now or formerly of 1,I-I.Shepard;and
' W041 by Windsorville Road;
171e above parcel is more particularly bounded and described as follows:
' Commencing at a point located on the southeasterly side of Windsorville Road, which point marks
the northwesterly comer of the herein described parcel and the southwesterly comer of land now or formerly
of J.V.Shepard Co.,and which point is marked by an iron pin;
Thence running S 72°41'14"E a distance of 1484.90 feet to a point marked by Brownstone;
' I'hence running S 71° 15' 14"F a distance of 483.15 feet to point,the last two(2)course%running
g along land now or formerly of J.U.Shepard Co.; 5 1-4
' Thence turning and running S 49'22'58"W along land now or formerly of Southern Connecticut p
Rail Road a distance of 615.76 feet to a Point;
'Thence turning and running N 70°31'30" W along land now or fmrmcrly of Mary B. Shepard a
distance of 672.27 feet to u point; 3
02" W along land now or
Ilarvey R.and Deborah M. Fine and Set)[[A.Moore. formerly re,partly by each, null a di wawn n of 814.81 feet to a
point;
Thence running
Theresa Ricci and Manuel R.and Ross L.S Salinas.partly by land nowacho;ta all a d stance of 437 10 feet to a pown of South int
and located in the southeasterly street line of Windsorville Road. 3 -
' Ory Thence turning and running N 49°30' 18" E along the southeasterly street line of Winds
ille Road
•distance of 527.81 to the point and place ofbt:ginning,
Me aforcrncntinncd parcel is shown on a map or plan entitled"property Survcy/Resurvey Prepared ,
For: 1?vergreen lstatos Windsorville Road&,Breen Lane South Windsor Connecticut Graphic Scale 1
inch`40 11.design profes in
sionals,inc. Jab Nu.: 984273 Date: July 14,2000 lase revision date 10/4/00
Sheet 4 and 5 of I5",which map will be recorded with the Town Clerk of South Windsor.
� t
ca l
V G lllf19-,1...
QUALIFICATIONS OF THOMAS W. HENRY MAI
EDUCATION
' • University of Connecticut, Storrs, CT
Bachelor of Science, 1975 - Agricultural Economics and Managerial Finance
PROFESSIONAL CREDENTIALS
• MAI (Member Appraisal Institute) Designation, December, 1992, #9769
• SRPA (Senior Real Property Appraiser) Designation, 1985
• Continuing Education Certified to December 31, 2002
• Connecticut Certified General Appraiser RCG.285, expiration date April 30, 2001.
• Massachusetts Certified General Real Estate Appraiser#3792,
' expiration date September 30. 2003.
• Rhode Island Certified General Appraiser#A00673G, expiration Date October 18, 2002
• Registered National Certification for Federally Insured Institutions
' PROFESSIONAL AFFILIATIONS
• MAI Experience Review Committee, 1993 to present
• Ethics and Standards Review Committee, 1991 to present
• SRPA Experience Review Committee, 1989 to present.
' • Society of Real Estate Appraisers Chapter 123 - Board of Directors, 1978-1982.
• National Subcommittee for the preparation of Uniform Standards of Appraisal Practice- 1986 to 1988.
EMPLOYMENT HISTORY
• Established T.W. Henry Real Estate Appraisals L.L.C. April 1994. Managing Partner
• Senior Commercial Appraiser, George J. O'Connell Real Estate Appraisals from 1989 to April 1994.
Responsible for Commercial Appraisal Department, appraisal and quality control.
• Senior Bank Appraiser, Farm Credit Banks of Springfield, 1982-1988, Agawam, Massachusetts
• Senior Loan Officer/Senior Appraiser Branch Manager, Middletown Farm Credit Association 1977-
1982, Middletown,N.Y.
• Loan Officer/Appraiser, Southern New England Farm Credit Association 1975-1977, South Deerfield,
MA.
' EXPERIENCE
• Appraising since 1975. Experience includes the appraisal of a wide variety of land including
commercial and residential subdivisions, office, retail, industrial property, as well as many types of
agricultural land and processing facilities in Connecticut and throughout the northeast.
• Appraisal experience from 1989 to the present includes appraisal of commercial, industrial,
agricultural, retail and other type investment properties throughout central and eastern Connecticut.
i
QUALIFICATIONS OF THOMAS W. HENRY MAI
EXPERIENCE Continued
' • Appraisal experience from 1977 to 1987 included loan workouts, borrower negotiations and
management of bank-owned properties as a loan officer and appraiser. Experience
was obtained in depressed real estate markets.
• I have prepared appraisals for the following Government Agencies: Connecticut Department of
transportation, Department of Housing, Department of Environmental Protection, Connecticut
Resource Recovery Authority, Resolution Trust Corporation, (FDIC) Federal Deposit Insurance
Corporation, United States Department of Agriculture, Forest Service Common Wealth of
' Massachusetts Department of Food and Agriculture.
• I have prepared appraisals for use with eminent domain, foreclosures,bankruptcies, estate settlements,
assessment of damages, financing, deficiency judgements,proposed sale,proposed purchase,partial
interest and conservation easements.
' • Appraisal experience has been attained in New York,New Jersey,New England, Florida, Mississippi,
Alabama, and Pennsylvania.
PROPERTY TYPES APPRAISED
• Commercial investment properties including retail strip centers from 50,000 SF to 60,000 SF; office
buildings ranging in size from 2,000 SF to 100,000 SF; industrial buildings from 10,000 SF to
250,000 SF; apartments from four families to 300 units; condominiums, residential subdivisions,
commercial and industrial subdivisions; agricultural land, horse stables, agricultural production and
' storage facilities such as juice concentrating plants, dairy processing plants, controlled atmosphere
fruit storage, produce storage, lobster pounds, wineries and dock facilities.
' COURT EXPERIENCE
• Federal Bankruptcy Court, Federal Court, Connecticut Superior Courts at Hartford County, Hartford-
New Britain, Rockville, Middlesex, Litchfield, New London. Testified pertaining to foreclosure,
deficiency judgements, assignment of rents, divorce proceedings, eminent domain, real estate tax
appeals.
LECTURING
• Farm Credit Banks of Springfield: three four-day seminars on intermediate, introductory and advanced
level appraisal skills 1984-1988.
• State of New York Assessor's Association: one day seminar on appraisal of agricultural property.
• St. Johnsbury, Vermont : one day seminar on appraisal of timber land seminar.
• Watertown,New York: two day intermediate appraisal seminar.
• Bridgeton,New Jersey: two day appraisal seminar on blueberries and fruit crop properties.
• Clifton, New Jersey: Greenhouse nursery property appraisals -two day seminar.
• Hophauge, New York: Vineyard Appraisal Seminar
II
APPRAISAL LICENSES
' THOMAS W. HENRY
860 6514034
' I STATE OF CONNECTICUT i
DEPARTMENT OF CONSUMER PROTECTION
i 165 CAPITOL AVE a HARTFORD CT 06106-1630 '
Be it known that
' THOMAS W HENRY
33 WYNDING HILL RD j
' I E GRANBY,CT 06026
� I �
I
Is designated by the Department of Consumer Protection as a
' CERTIFIED GENERAL REAL ESTATE APPRAISER
License Number:RCG.285 j
I
i � Effective Date:05/01/2000
Expiration Date:04/30/2001 Jafiie e�ni`ng-Commis caner '
I
� A A
COMMONWEALTH OF MASSACHUSETTS
' OF REAL ESTATE APPRAISERS
CERT GEN . REAL ESTATE APPRAI
ISSUES THIS UCENSE TO
THOMAS W HENRY
II
33 WYNDING HILLS RD
EAST GRANBY CT 06026-9631
3792 09/30/03 212509 '
' Mute of Fhabe �zlunb unb Frabibence Plantations
Ptpartmtut of 2ilusiness Ftsulation
Piuiium of jiicenstna sub Cousuma Frotection
Ftal state praiars Atdion
233 Fichmonb At., Suite 230
f rouibtuce, F.31. 029034230
ger ifieb (Smeral � yraisjer
CalViWion Na. •00671O nit cert(ficalion Eepba on 10/le/o2
(/n acco dense w/th 7Nk V.Chepier 20.7 of tAe Gtaeral Lawn a/Rho&kknd rekdng to Reei Eriate AppraiwV
ft—w to wkd authority end haWng mxlvedluBpoymewt o/IAe tatulndfit.the Dlreetor of tA[Department of Budnett
Regukikn hot Bcentedl-dir d
' 1NONAS N. HENRY
At perron named herein neay engage In the badness of appraise/pro tke,provided he sAall in all rerpecis wrtform to the
provldo of 77tk V,Chapier20.700W Genera/Lawn of Rhode bland 1987,a rwnded.and the Iola and regukilons issued
under authority thereof,beginning October 19. 7000 and ending October ls. 2002 unhxs this license it
teupend d--ked r ra iorBy nHWned m the Deperlment durkg ihG prrlod.
............ ....... ...... :..................... .............. �
..................................
Chabman,Reei Eaate Appreitea Board Olrrcror of BurAsrr Regal don
DESIGN PROFESSIONALS, INC.
civil engineers .planners . surveyors . gis
September 19,2000 RECEIVED
South Windsor Planning and Zoning Commission
Town of South Windsor SEP 19 2000
1540 Sullivan Ave.
South Windsor,CT 06074
Attu:Marcia Banach SOUIN WINDSOR PLANNING DEPT.
Director of Planning
RE:Evergreen Estates Subdivision 00-30p,
DPI Proj.# 1273
Dear Marcia
We are submitting 6 sets of revised plans in response to comments made by Jerry Iazzetta dated 9-8-00,and your
comments dated 8-15-00. We believe that we have addressed all of the comments satisfactorily. Our like
numbered responses to the comments are as follows:
Jerry Iazzetta's comments:
General
1. We understand that if the commission feels that the name would be confusing,and needs to be changed,
that our client would be willing to change the name.
2. The septic systems will need to be approved by the Sanitarian. The required information for the
preliminary design has been included on the plans. We understand that the Sanitarian has given a verbal
ok.
Topographic Plan—Sheet 6
1. Based on our meeting with Jerry on 9-15-00,we understand that by providing trimming of the vegetation,
and thereby providing a 750-foot sight line to the north,we have addressed this comment. The notes to
this effect have been added to the plans.
2. We met with Jerry on 9-15-00,and worked out a compromise that provides positive drainage for the front
of the houses toward the roadway,and still allows for the preservation of the wooded areas on the site.The
plan has been changed accordingly.
3. The plans have been revised accordingly.
4. We have revised the plans to make this information more readily readable.
Topographic Plan—Sheet 7
1. We have revised the plans to move the two catch basins to the cul-de-sac,even though based on our
calculations,there is no need for catch basins in the gutter at station 13+00. The cul-de-sac is located at
basically a high point. There is very little area outside the R-O-W that drains to the cul-de-sac,and the
catch basins would collect very little runoff.
Plan and Profile—Sheet 10
1 DESIGN PROFESSIONALS, INC.
civil engineers .planners . surveyors . gis
1. The pipe along Windsorville Road has been extended to the property line of the site. In order to connect
correctly to the existing headwalls additional piping and grading on the adjacent private property would
be required. The developer is willing to work with Town staff on possible alterations to the storm
drainage system upstream of the site.
Details—Sheet 13 (revised to sheet 14)
1. Detail revised accordingly.
Marcia Banach's comments dated 8-15-00
1. The access is being provided to existing Town land,which has frontage on a public street. The walkway
has been delineated with plantings,and wooden posts. The four feet wide stone dust walkway has been
extended to Gordon Drive.
2. The detention basin has been revised to provide the same storage volume in a less geometric rigid design.
Additional plantings have been added around the basin.
3. The street trees have been revised accordingly.
4. A hedgerow easement has been added to the plans for the south side of the site. The preservation of
existing vegetation on the site has been a focal point of the design of the site.
Please review the enclosed revised plans,and feel free to call with any questions or comments.
Sincerely,
Galen Semprebon, E.
CC:Jerry Iazzetta
Enclosures:
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 •Fax: (860) 291-8757
DESIGN PROFESSIONALS, INC. RECEIVED
civil engineers .planners . surveyors . gis
UP 26 2000
No 'Dwsu nANNING DEPTH
To: Marcia Banach, Planning Director September 25, 2000
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Re: Evergreen Estates/V Extension DPI Project No. 99-1273
Windsorville Road
South Windsor, Connecticut
On behalf of my client, Robert Urso, I hereby request a 90 day extension from the
original filing date for recording the mylars in the office of the Town Clerk. Thank you.
DESIGN PROFrrQSIONALS, INC.
By:
Peter . DeMallie
Principal
Cc: Robert Urso
Galen B. Semprebon, P.E.
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 9 Fax: (860)291-8757
PLANNING DEPARTMENT TRANSMITTAL
DATE:
TO: AAA �..P
WE ARE SENDING YOU:
O PZC initial plans O Drainage computations
O PZC revised plans J® Bond estimate request
X PZC Final plans for review O Bond reduction request
O PZC Final plans for filing. O Correspondence
O IWA/CC plans
O Other
NO.OF COPIES APPLICATION NUMBER PROJECT/APPLICANT
o
THESE ITEMS ARE TRANSMITTED:
AFor review and comment - O For your files
O For your use O As requested
O Other
PLEASE RETURN/COMMENT BY: f`
COMMENTS: )P0 -
�Po
:6
1 o/z�-u�oo
Copy to: From: `
Planning Department- 10/98
MEMORANDUM
To: Marcia A. Banach, Director of Planning
From: Jerry C. Iazzetta, P.E., Town Engineer
Date: September 26, 2000
Re: Evergreen Estates Subdivision
We have reviewed the bond estimate for the Evergreen Estates Subdivision and
recommend that it be set at $507,000. Attached is a copy of the bond estimate for
your records.
JCl/sfg
5:\ENGINEER\Prof.-P&z Wetland Applications\Evergreen\Review 9-26.doc
PROJECT: 12 73 TOWN OF SOUTH WINDSOR
STREET: iJ;,,,L fru,-v;/ e k?d BOND ESTIMATE FORM
P&Z I.D.: 1999 CALENDAR YEAR
ENGINEER: r1 W H
DATE:_ y/2 2 /yc-
Bond Bond
Reduction Reduction
item Descri tion Und Quantily Unite No_ 1
ND-2
1. Clearing&Grubbing LS 10,0w 00
2. Strip&Stockpile Topsoil CY Sj'"0 2.00 /00,00
Earth Excavation
(Excluding Roadway&
3. Trench) CY ��U�` 10.00 %6 00, 00
4. Roadway Excavation CY 3f4911 12.00 %k fog CIO
5. Earth Trench Exc.0-4 CY 10.00
6. Earth Trench Exc.0-10 CY 16!r0 12.00
7. Earth Trench Exc.0-15 CY 15.00
8. Earth Trench Exc.0-20 CY 18.00
9. Roadway Exc. (Rock) CY 50.00
10. Rock Trench Exc. 0-4 CY 50.00
11. Rock Trench Exc. 0-10 CY 75.00
12. Rock Trench Exc. 0-15 CY 100.00
13. Rock Trench Exc. 0-20 CY 150.00
14. Formation of Subgrade SY yd 00 1.50 0-9-4;0 0
15. Subbase Gravel CY 00 20.00 /3.y00,00
16. Processed Aggregate TONS 113*0 18.00 20 700,00
17. Common Borrow CY 10.00
18. Gravel Borrow CY 15.00
Bit. Concrete
19. (Class 1) TONS 35-0 50.00 17.500,00
Bit. Concrete
20. (Class 11) ITONS �3 0 55.00 /77 Foo v0
•varies
Sub-Total $ I fn S J 00
Page 1 of 6
Bond Bond
lI@ID Descri lion Ufl1f Reduction Reduction
S2u;�aSibC Unit Price C= No. 1 No. 22
21. 6"Asphalt Lip Curbing LF 3100 3.00 %306),a;,
22. Road Widening Complete SY 250 50.00 /.? 04, U
23. Conc Sidewalk 4'Wide ILF 270 0 30.00 $I Oa',00
STORM DRAINAGE SYSTEM COMPONENT
24. 60"RCP Class IV In Place LF 130.00
25. 54"RCP Class IV In Place LF 100.00
26. 48"RCP Class IV In Place LF 75.00
27. 42"RCP Class IV In Place LF 65.00
28. 36"RCP Class IV In Place LF 60.00
29. 30"RCP Class IV In Place LF 50.00
30. 24"RCP Class IV In Place LF 42.00
31. 18"RCP Class IV In Place LF 35.00
32. 15"RCP Class IV In Place 30.00
33.
POLYETHYLENE PIPF
34. 8"ADS-N-12 or Equal 21.00
35. 10"ADS-N-12 or Equal 22.50
36. 12"ADS-N-12 or Equal 24.00
37. 15"ADS-N-12 or Equal F /7 0Y 25.50 50
38. 18"ADS-N-12 or Equal 28.00
-At.-12 LF 3a00 5z0 0
Sub-Total$ _ `0 g`19. SO
Page 2 of 6
Bond Bond
Reduction Reduction
Item Description SlIIIYj Unat N2. 2
UND_ ERDRAwS
39. 6"PVC SDR 35 In Place LF 15.00
40. 8"PVC SDR 35 In Place LF 20.00
ftIPRAP .
41. Modified Riprap CY 45.00
42. Intermediate Riprap CY 7 45.00 D.d
43. Standard Riprap CY 45.00
DRAINAGE TR R S
44. Type"C"Catch Basin EA 1500.00 Z y,a"t, Ott
45. Type"C"Double Grate EA 2000.00
46. Type"C-L"Catch Basin EA 1500.00
47. Manhole EA 1500.00
48. Manhole w/Drop Inlet EA 2500.00
49. Manhole Over Ten Feet EA 2000.00
50. Headwall EA _ 000a
51. Endwall EA
52. Box Culvert LF
53. 15"Flared End EA 1 450.00 y30.oc
54. 18"Flared End EA 500.00
55. 24"Flared End EA 550.00
56. 36"Flared End EA 850.00
Z, J 7 Zo
Sub-Total$ _
f
Page 3 of 6
Bond Bond
' Reduction Reduction
lt�m Descri tp ion Quantity Uni g C=
57. Detention Outlet Structure EA 2500.00 F,Aw,
10'Wide Gravel Access
58. Road LF 15.00
59. Reset M.H.or C.B. EA 550.00 55;ao
SANITARY SEWER COMEQNEtiTc
61. 12"PVC In Place SDR 35 LF 40.00
62. 10"PVC In Place SDR 35 LF 37.00
F63. 8"PVC In Place SDR 35 LF 35.00
64. 6"PVC In Place SDR 35 LF 30.00
SANITARY SEWER STRtIC Tt tt�i=c
65. Sanitary Manhole EA 1,500.00
Sanitary Manhole w/Drop
66. Inlet EA 2.500.00
Sanitary Manhole over 10
67. FT. 2,000.00
68.
69.
STRUCTURES& MISG IT MS
70. Retaining Wall LF
71. Fence(Type: ) LF
Guide Rail
72. (Type: ) LF
Sub-Total $ a�0 O
Page 4 of 6
Bond Bond
Reduction Reduction
Rem Description Ltd Quantity Unit Price C= No- 1 ND-2
End Anchorage
73. (Type: ) EA •
74. Guide Post EA 100.00
75. Pavement Marking LF 1.50
76. Street Signs EA 75.00 1 I50 0.0
77. Traffic signs EA 75.00 73:0'
78. Street Lights EA 1,000.00
79. Furnishing/Placinc Topsoil 5 3/(10 2.50 7 73QOC
Fertilizing, Seeding and
80. Mulching SY 13100 2.50 7j
81. Trees EA 150.00 6.6 00 x
Maintenance/Protection of
82. Traffic LS •
83. Construction Staking LS
84. As-Builts LS. 000,OL'
85. Iron Pins EA 2 3 100.00 ; 0)OC
86. Concrete Monuments EA 8 250.00 �fOd OG
87. Driveway-Bit. Conc. SY 20.00
88. I ✓6a n�'D/rL L5 — 3 ooa
89.
90.
'varies
Sub-Total$
I
Page 5 of 6
Original Estimate Bond Reduction#1 Bond Reduction#2
Sub-Total Page 1 $ j b$ VOO.O $ $
Sub-Total Page 2 $ 16 05479 F0 $ $
'7- ?2.6
Sub-Total Page 3 $ .01 $ $
Sub-Total Page 4 $ $ $
d /Z�
Sub-Total Page 5 $ j,Gd $ $
—�
Sub-Total
25% Contingencies x Sub-Total:
$
30,E
TOTAL
standard forms/bonds/bond estimate form
Page 6 of 6
s '
•
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V&U&ot
9 ` 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
��`Yosoe•co��� AREA CODE 860/ 644-2511
CERTIFIED MAIL
October 3, 2000
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: App100-32P, Evergreen Estates
We are pleased to advise you that the Planning & Zoning Commission voted on September 19, 2000, to
approve with modifications application 00-32P, on 23 acres to create 13 lots to be known as Evergreen
Estates on property located on the southeasterly side of Windsorville Rd., RR zone as shown on plans
prepared by Design Professionals, Inc., project# 98-1273 and dated 7-14-00, as revised. This approval
is subject to the following modifications:
1. This approval is for 13 lots, numbered 1-13.
2. Concrete sidewalks, built to Town specifications, shall be installed on both sides of all new streets.
3. Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
4. Water shall be supplied to this subdivision by public water.
5. Street lighting shall be installed on streets, at intersections, and on cul-de-sacs in accordance with
the policy established by the Chief of Police. Street lighting is to be coordinated with the Chief of
Police (copy of SWPS constructions enclosed).
6. Street names and locations of fire hydrants are subject to the approval of the Fire Marshal of the
Town of South Windsor. Street names and supporting posts shall be installed by the developer in
conformance with the standards of the Town of South Windsor, at no expense to the Town.
7. A liability insurance policy shall be submitted to this Commission naming the Town of South
Windsor as an insured, with a combined single limit for bodily injury and/or property damage in the
amount of$1,000,000.
8. This application is subject to the conditions of approval of the Inland Wetlands
Agency/Conservation Commission, including 2 bonds in the amount of$10,000 each (one for
erosion& sediment control, one for wetlands plantings). t
9. In accordance with Section 4.C.1.d of the Subdivision Regulations, a fee in lieu of open space is
required. The fee will be ten percent of the fair market value of the property prior to subdivision
P
t,
approval. This fee is payable on a per-lot basis at the time of initial conveyance of each lot. The
applicant must provide, with the Commission's agreement, an appraiser to determine the fair market
value.
10. Prior to commencement of any site work, a meeting must be held with Town Staff.
11.All plans used in the field by the developer must bear the stamp and authorized signature of the
Town of South Windsor.
12.All easements for conservation purposes, drainage or utilities, that may be required in connection
with the approval of this subdivision, must be submitted on standard Town easement form where
appropriate, to this Commission prior to filing the mylars and issuance of building permits. All
deeds for open space, public improvements and roadways must be submitted prior to request for
Town acceptance; all deeds must be in accordance with the policy for accepting deeds and must be
approved by the Engineering Department and Town Attorney.
13. Footing drains are required for each house. Prior to the building of any structure on a lot, a
topographic map, drawn to a scale of 1" = 40', shall be submitted for each lot in the subdivision,
showing proposed contours, elevations and the location of the footing drains. No building permits
will be issued until the proposed contours, floor elevations and location of footing drains have been
approved by the Town Engineer.
14.If, for any reason, finished grading and other individual lot site work is not completed, the Town
Engineer shall determine the amount of a cash bond to ensure final grading and site work. This cash
bond must be submitted prior to issuance of a Certificate of Occupancy.
15. Quantity estimates must be submitted to the Town Engineer (on the enclosed form) for the purpose
of determining subdivision bonding. All bonds shall conform to the enclosed bond policy and shall
be posted prior to filing the final plans in the Town Clerk's office. If the developer chooses to
submit a Letter of Credit for a one-year term, said Letter of Credit must be renewed on a yearly
basis until completion of the development. If a new Letter of Credit has not been received within 30
days before the expiration date, the Commission may, at its option, call the Letter it is holding.
16.A drainage assessment fee in the amount of$650 shall be submitted to this Commission. ,
17. No building permits will be issued until all modifications have been complied with, and the final
plans have been filed in the Town Clerk's office.
18.Engineering comments of 9/8/00 must be addressed to the Town Engineer's satisfaction.
19.Details of open space access way markers to be finalized with the Director of Planning.
20.Walkway to be field located on Town land with Town's staff.
Black and white transparent mylars of Sheets #4 and 5 with the above modifications, together with three
blueprint copies of the entire set of plans (including architectural elevations) must be submitted to this
Commission within 30 days to be stamped and signed. The letters of approval of this Commission, as
well as the Inland Wetlands Agency/Conservation Commission, must be reproduced on the mylars.
9
After mylars have been signed by the Commission, they will be returned to you for filing in the Office
of the Town Clerk by 1/11/00. After filing these plans, a copy of the receipt must be submitted to the
Planning Department.
Sincerely,
Walter J. Mealy, Chairman
Planning and Zoning Commission
cc: Town Engineer
Chief Building Official
Assessor
Superintendent of Pollution Control
Fire Marshal
Board of Education
Design Professionals, Inc.
Attorney Bob Peters
DESIGN PROFESSIONALS, INC.
civil engineers .planners . surveyors . gis
October 6,2000
Marcia Banach,Planning Director L
Town of South Windsor w
1540 Sullivan Avenue
South Windsor,CT 06074 I 102000
Dear Marcia: se in 1��§ �4"
Re: Evergreen Estates
0119 DUL
Windsorville Road
South Windsor,Connecticut
DPI Proj No. 99-1273
My client,Horseshoe Lane Associates,LLC hereby requests Planning&Zoning Commission
approval of three model homes for the above referenced project. Each model will be a different style
home. Thank you.
Design Professionals,Inc.
By:j6rxd'/?�
Peter k.DeMallie
Principal
cc: Robert Urso,Member
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 •Fax: (860) 291-8757
yj
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s ` 1540 SULLIVAN AVENUE • .SOUTH WINDSOR, CONN. 06074
oe•c AREA CODE 860 / 6"-2511
October 10, 2000
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Appl 00-32P, Evergreen Estates
This is to advise you that the Planning and Zoning Commission voted on October
3, 2000, to set the subdivision bond at $507,000 for the above-referenced
application.
A bond or letter of credit in this amount must be posted prior to the filing of
mylars and issuance of building permits.
Very truly yours,
Walter J. Mealy, Chairman
Planning and Zoning Commission
WJM/dlw
cc: Town Engineer
Chief Building Official
Zoning/Wetlands Enforcement Officer
Design Professionals, Inc.
0r1N 8f 4ta Town aps-oa& Vt;0U-,&0t
a
9 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
Soe•co� AREA CODE 860 / 644-2511
October 16, 2000
Horseshoe Lane Associates, LLC
Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Appl#00-32P, Evergreen Estates—Construction of Model Home(s)
We are pleased to advise you that the Planning&Zoning Commission voted on October
10, 2000, to approve the construction of 3 model homes for application 00-32P,
Evergreen Estates subject to the following conditions:
♦ All normal building procedures still apply, e.g.,provision of emergency access,
building permit procedures, etc.
♦ The model homes will not be offered for sale and cannot receive certificate of
occupancy until the site bond is posted and final plans are filed in the Town
Clerk's office. All normal certificate of occupancy procedures remain in effect.
Sincerely,
Walter J. Mealy, Chairman
Planning and Zoning Commission
cc: Chief Building Official
Town Engineer
Superintendent of Pollution Control
Zoning/Wetlands Enforcement Officer ,
f
Zr So•NN 8f,t� -.
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v
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
e•c AREA CODE 860 /644-2511
October 23, 2000
Horseshoe Lane Associates LLC
c/o Robert Urso
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re:Preconstruction Meeting—Appl 00-32P,Evergreen Estates Subdivision
IN ATTENDANCE
See attached
The following is a brief summary of points discussed during the meeting:
Erosion and Sedimentation Control
1. All erosion and sedimentation control measures are to be in place prior to earth moving operations in
each area and maintained/cleaned out during construction. Call Jeffrey Folger, Zoning/Wetlands
Enforcement Officer for inspection when measures are in place, prior to commencement of site work or
if any problems/concerns arise during construction.
2. All topsoil stockpile areas to be protected(ringed with haybales or equal).
3. During construction of the road/driveway a crushed stone tracking pad is to be installed and maintained
to minimize tracking of dirt/gravel on to Windsorville Rd. Calcium chloride or water is to be used for
dust control as required.
Public Works
1. Three complete sets of approved/revised plans to be provided to Town prior to start of construction.
They will be stamped by the Planning Department along with plans developer needs. Only approved
plans are to be used on the job site.
2. The Public Works Department is to be notified forty-eight (48) hours prior to the start of major
construction work with inspections and testing per Developers Checklist required for the following:
a. After site is staked out
b. All drainage work
c. Preparation of subgrade, compaction tests as per Developer's checklist
d. Preparation of subbase, six (6) inch lifts
e. Placement of bituminous concrete, two (2) inch layers maximum
I Certification of gravel used as subbase and processed stone for base will be required from an approved
testing company.
4. Certification'of all products used-- storm pipe, structures,pavement, etc., shall be presented to the Town
Engineer prior to installation.
5. Two (2) weeks' notice must be given prior to placing the finish pavement course. This is to allow for
inspection and correction measures (if necessary) of the infrastructure,prior to final pavement.
6. Applicant/developer should be aware that the inspection of the infrastructure improvements may result in
the replacement of structure tops and/or structures prior to final paving if found to be deficient.
7. No subgrade formation/base in frozen ground/snow. Same for pipe/structure installation.
8. Progress As Built Plans are to be submitted to the Town Engineer for approval prior to paving and after
subgrade formation.
9. As built plans are to include horizontal and vertical location of all underdrains, footing drains, and
sanitary sewers and house service laterals located as per revised as-built checklist.
10. All pipe and structures to be backfilled with free draining material;compacted in maximum one foot lifts
with approved compaction equipment or approved equal if deep trench is encountered. Any pipe or
structure work requires inspection prior to backfilling.
11. Any problems and/or questions regarding construction of this project will be directed to Mike Covensky
in the field at phone#742-0796 or 202-2857.
12. All filling to be done in accordance with Department of Transportation specifications. To be compacted
in maximum lifts and tested as necessary.
13. Job meetings will be held as needed, and can be called by the developer or Town.
14 Forty-eight(48)hours' notice needed for certificate of occupancy inspection.
15. Any proposed changes are to be presented to the Engineering or Planning Department prior to
implementation on change order form in quadruplicate with 4 copies of the drawing. Town will attempt
to turn around within 24 hours.
16. Normal hours of operation 7:00 a.m. —5:00 p.m.,no work on Sunday.
17. No paving after October 15 or before April 15 without written approval from Director of Public Works.
18. Extra care must be taken when compacting around structures such as catch basins and manholes. These
spots often become problem areas in the future due to settling, therefore, the town staff/inspectors will be
requesting additional compaction tests in these areas.
18. For concrete sidewalks, 8"depth with reinforcements is required at driveway crossings. If the sidewalk
is constructed before lot development, the locations must be indicated on the as-built plans. If a
proposed driveway location is moved,the sidewalk must be removed to the nearest expansion joint and
rebuilt to the proper depth with reinforcement.
19. If a concrete monument is located within a driveway, a cast iron frame and cover must be provided for
town public improvement specifications.
20. During construction for individual house lots, lot to lot drainage must be addressed with drainage swales
as necessary. For lawn establishment,town staff will be requiring erosion control measures to be
installed prior to the issue of the certificate of occupancy to ensure soil stabilization. A detailed erosion
control plan must be implemented and depicted on the plot plan for review prior to the issuance of the
building permit—most particularly on lots with extensive grading.
24. A Street Excavation permit will be required.
Planning_Department
1. Landscaping is to be installed in accordance with the approved landscaping plan. If there are changes
required, contact the Planning Dept. Additional landscaping installed on one part of a site will not
preclude planting all of the remaining items shown on the landscaping plan.
2. Drainage assessment fees, site bond and mylars must be paid and filed prior to the issuance of building
permits
3. A$10,000 Erosion and Sedimentation bond is due prior to earth moving.
SNET/NU
1. Contact utilities for coordination of utilities connection.
Fire Marshal
1. Blasting(if required)to be coordinated with the Fire Marshal.
Police Services
1. Emergency phone numbers for the duration of the construction must be provided to Police Services on a
company letterhead. If the developer occupies or owns the building after construction emergency
numbers must be provided to Police Services.
i
2. All buildings located on property that abuts a public highway must be numbered and visible from the
street. All numbering shall comply with Town Ordinance 6-800 through 6-802.
t
Barns, garages, and outbuildings, which are located on the same premises as a numbered structure, are
excluded.
3. Erect temporary sign on the site during construction identifying the project.
4. If an alarm is to be installed contact Police Services.
Building_Department
1. Plan review with Building Official/Fire Marshal required prior to application for building permit.
Coordinate with Chief Building Official.
Sincerely,
Michele R. Lipe,AICP
Assistant Director of Planning
MRL/dlw
cc: Jerry C. Iazzetta, Town Engineer
Karl Reichle,Public Works
Mel Stead,Public Works
John R. Collins, Chief Building Official
Fred Shaw, Superintendent of Pollution Control
CL&P
SNET
Design Professionals,Inc.
ca
r To� apsotdA 2()'
9 ` 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
R•c .AREA CODE 860 /644-2511
November , 2000
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, Cr 06074
Dear Mr. Urso:
Re: Appl 00-32P, Evergreen Estates
Please be advised that the Planning and Zoning Commission voted on October 24,
2000, to grant a second 90-day extension to file mylars for the above-referenced
subdivision in the Town Clerk's office. The new filing deadline is July 10, 2001.
This extension is the final extension permitted under Connecticut General § 8-25.
Sincerely,
Walter J. Mealy, Chairman
Planning and Zoning Commission
WJM/dlf
cc: Design Professionals, Inc.
4
4
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}
DESIGN PROFESSIONALS, INC.
civil engineers .planners . surveyors . gis
January 9,2001
Ms.Marcia Banach,Planning Director
Town of South Windsor
1540 Sullivan Avenue
South Windsor,CT 06074
Dear Marcia:
Re: Evergreen Estates
Windsorville Road
South Windsor,Connecticut
DPI Proj.No. 99-1273
As per the attached bond estimate/reduction forms,we have inspected the above-referenced
project,and recommend a reduction from the original bond amount of$507,000.00 down to$177,344.00.
Kindly forward this bond reduction request to Jerry Iazzetta for his review and recommendation.
On behalf of our client,Robert Urso,we hereby request a bond reduction from the Planning&
Zoning Commission at their earliest convenience.Thank you.
Sincerely,
Design Professionals,Inc.
By:
Richa . artel,P.E.,L.S.
cc: Robert Urso
Peter R.DeMallie,Principal
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 •Fax: (860)291-8757
�tO.NN 8F,t�
Town oiesouth qo&uzi�at
y 1540 SULLIVAN AVENUE - SOUTH WINDSOR, CONN. 06074
ox-co AREA CODE 860 / 644-2511
February 15, 2001
Mr. Robert Urso
Horseshoe Lane Associates
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Please be advised that on January 23, 2001, in accordance with the requirements of the
Connecticut General Statutes and the South Windsor Subdivision Regulations, the fee in
lieu of open space for the above-referenced subdivision was set at $22,800. This amount
is 10% of the appraised value of the subdivision land prior to subdivision approval.
This fee is payable on a per-lot basis at the time of the initial conveyance of each lot.
One-twentieth of the total amount, ($1,753,85) is due with each lot conveyance.
On or before conveyance of each lot, a check payable to the Town of South Windsor
must be delivered to the Planning Department. The check will then be deposited into an
open space fund in accordance with the requirements of Connecticut General Statutes 8-
25 and 8-25B as amended.
A copy of this letter will be filed on the land records so potential buyers will be aware of
the obligation on each lot.
Sincerely,
Michele R. Lipe
Assistant Director of Planning
MRL/dlf
Connecticut Massachusetts • Rhode Island
T.W HENJTLZJL YL
Real Estate Appraisals L.L.C.
Thomas W. Henry MAI
33 Wynding Hills Road, East Granby, CT 06026
December 29, 2000 (860) 651-4034 Fax#(860) 651-4049
Ms. Michele Lipe
South Windsor Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074
Re: 22.8 acres of unimproved land
Lot RO11 Windsorville Road(Assessor's Map 146 Lot 4)
South Windsor, CT
Dear Ms. Lipe:
Enclosed is the appraisal of Evergreen Estates "as is" prior to subdivision approvals.
If you have any questions please call.
Sincerely,
Thomas Wry,MAI. en
Managing Partner
An Equal Opportunity Employer Serving Connecticut,Massachusetts&Rhode Island
�AW" SC44
0-tes-10tiA
9 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
SOR•co AREA CODE 860/ 644-2511
March 8, 2001
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Appl 00-32P, Evergreen Estates
This is to advise you that the Planning and Zoning Commission voted on 2/20/01 to reduce the
subdivision bond from$507,000 to $178,000.
Please forward an amendment to the bond we are currently holding showing this reduction at your earliest
convenience.
Very truly yours,
Walter J. Mealy, Chairman
Planning and Zoning Commission
WJM/dlf
cc: Town Engineer
Chief Building Official
TOWN OF SOUTH WINDSOR
STAFF SITE CHANGE
FOR SITE & .SUBDIVISION
GENERAL:
CHANGE ORDER. CONTACT PERSON Is a S N ry a A I Phone No. 231 f�'A
Address o .. ,'Site Name_ wax ., r* *-W 194.,i-4 C S P&Z No.
Owned.—(,ice o Phone No.
Contractor
Signature of Owner .Date: l
Signature of Design Engr. Date; u /Jt
CHANGET (Describe location and nature of hange. Include
Four (4) copies of plan/profile of Change. ) '
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-iz t v��-'1 ►y-c T� '- P !7 + Ei w1�- -=i�d �'P ti► t :— � -=-- - A9►.
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Reason for Change: (Why is change required)
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APPROVALS: (As Required) 6t
Dir. Of Planning Date: ' r_ rt0 r
Town Engineer - Date:
Dir. of Pubaic W r s Date:
Other: Date:
STAFF COMMENTS';
White Town Engineer Yellow - Applicant
Pink Director of Planning Goldenrod Engineering Department
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
��OsoR-coN` TELEPHONE(860) 644-2511
December 3, 2002
Y
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Appl#00-32P, Evergreen Estates
The Planning and Zoning Commission is holding the following Letters of Credit:
Projects Bank Amount Expiration
Evergreen Estates SBM $178,000.00 2/2/03
In accordance with our policy for accepting Letters of Credit in lieu of surety bonds, we must have an
amendment to each expiring Letter of Credit well in advance, extending the term for a one-year period
from the expiration date. Will you please forward us the amendment promptly.
Very truly yours,
t�
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/ ichele R. Lipe, AICP
Assistant Director of Planning
MRL/kah
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c 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
soR•co�' TELEPHONE (860) 644-2511
February 18, 2003
Mr. Robert Urso
Horseshoe Lane Associates, LLC
18-3 Arthur Drive
South Windsor, CT 06074
Dear: Mr. Urso:
Re: Appl#00-32P, Evergreen Estates
This is to advise you that the Planning and Zoning Commission voted on February 11, 2003, to reduce the
subdivision bond from$178,000.00 to $101,900.00.
Please forward an amendment to the bond we are currently holding showing this reduction at your earliest
convenience.
Sincerely,
4.
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Kevin McCann, Chairman
Planning and Zoning Commission
KMcC/kah
cc: Town Engineer
Chief Building Official
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TOWN OF EAST WNOSOR
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MEMORANDUM
To: Marcia A. Banach, Director of Planning
From: Jeffrey Doolittle, P.E. Town Engineer '
Date: 02/08/05
Re: Evergreen Estates Subdivision (00-32P)
I have received a request to accept Green Lane that was constructed as part of the
Evergreen Estates Subdivision off Windsorville Road, and reduce the bond to the
maintenance level. The public improvements are substantially complete and I recommend
that the bond be reduced to maintenance level ($50,700)and the street accepted.
Please call me if you have any questions.
x 1
BOND TRANSMITTAL
DATE: S�
APPLICANT NAME t4o✓Se J�o� La,In2
ADDRESS t�' 3 l y✓ ���I V P
T O�OoI�
PROJECT LOCATION/ADDRESS �.Q V-\ ne LOT
SUBDIVISION MV�� �iS+
P&Z OR IWA/CC APPLICATION NUMBER �vQ17 _: jjLe
5;v6
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AMOUNT OF BOND /00t1 • 1-and f L4 1" �
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a
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
SOR-co TELEPHONE (860) 644-2511
July 6, 2005
Mr. Robert Urso
Horseshoe Lane Associates, Inc.
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Appl#00-32P, Evergreen Estates
This is to advise you that the Planning and Zoning Commission voted on June 28, 2005 to release the
erosion and sedimentation bond in the amount of$10,000. and the Detention Basin Planting bond in the
amount of$10,000.
Advance arrangements should be made to pick up the bond to ensure that the necessary contact person(s)
will be available. If you have any further questions contact the Planning Department at 644-2511, ext.
253. Thank you.
Sincerely,
Timothy H. Wentzell, Chairman
Planning and Zoning Commission
THW/rfs
cc: Town Engineer
0ctw23 03 09: 53a Galen Semprebon 860-291 -8757 p. 2
RECEIVE®
OCT 2 3 2003
EVERGREEN ESTATES SOUTH WINDSOR PLANNING DEPT.
As a resident of Green Lane I am in favor of the new landscaping proposal
that is being submitted to the Planning and Zoning Commission on October
14'', 2003.
Date Name Address
011403 t�R7`� !f7[//J /�c�F3f� e aeko� t 9
/U - fl- O 3 ext tql(j F K)mwf,c.¢ y-? G,j 49%1 c/Ax/c
10 -11.03 -2 Green 1ALt= ALL SVLAK,MA?L
to- 14 Gree;j L.o,e
C .l
(D-iY-o
Thank you for your consideration.
DESIGN PROFESSIONALS, INC.
civil engineers ♦ planners ♦ surveyors
gis ♦ gps ♦ landscape architects
September 26,2003 ,, p
Marcia Banach, Planning Director
Town of South Windsor '
1540 Sullivan Avenue D� ✓ RECEIVED
South Windsor, CT 06074
SEP 2 9 2003
Re: Evergreen Estates SOUTH WINDSOR PLANNING DEPT,
Windsorville Road
South Windsor, Connecticut
DPI Proj No. 99-1273
Dear Marcia:
On behalf of our client, Horseshoe Lane Associates, LLC, we hereby request to be placed
on the Planning&Zoning Commission agenda regarding landscaping at Evergreen Estates.
Thank you.
Design Professionals, Inc.
By.
Pete . DeMallie
Principal
cc: Robert Urso
Richard L. Boston, R.L.A.
165 South Satellite Road, South Windsor,Connecticut 06074
Tel:(860)291-8755•Fax: (860)291-8757
Email:dpicivil@aol.com
c0W N Sf4
O
O-P S-0� V&Ul'sot
m 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
. w
SOR•CO AREA CODE 860/644-2511
January 13,2004
Mr. Robert Urso
Horseshoe Lane Associates
18-3 Arthur Drive
South Windsor, CT 06074
Re: Expiring Letter of Credit A Z -
#00 32P Evergreen Estates
p g PP � g
Dear Mr. Silvestri:
We have not as yet received any renewals of the letters of credit, which expire February 2, 2004
in the amount of$101,900.00 as noted in our previous renewal request of December 9, 2003.
Please be advised that discussion of this matter will be placed on the January 27, 2004, agenda of
the Planning & Zoning Commission. Calling of the letters of credit will be initiated at that time
if we have not received a renewal.
Very ly yours,
Michele R. Lipe,AICP
Assistant Director of Planning
MRL/kah
Jeffrey Brower
17 Green Lane
South Windsor, CT 06074
860-289-0527 Home
860-636-8244 Office
j eff Brower 17(cr�,hotmail.com
September 26, 2004
Ms. Michelle Lipe
Planning Department
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Mr. Karl Reichle
Tree Warden
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
This is to follow up our conversations, letters and photos from the spring of 2004 when I
asked that the dead tree in front of my house be replaced.
The town wanted to wait until the fall to see if the tree recovered. As you can see from
the enclosed photo the tree is still essentially dead. The only reason that there are fewer
limbs with out leaves is that the town cut off some of the dead limbs that had no leaves.
Please replace this tree or remove it when you come back to replace the other dead trees
on Green Lane this fall.
This tree is located right behind our mail box on 17 Green Lane.
SincerZo
Jeff B r
10�
M �
Jeffrey Brower
17 Green Lane
South Windsor, CT 06074
860-289-0527 Home
860-636-8244 Office
j effbrower 17(c�r�,hotmail.com
June 27, 2004
Ms. Michelle Lipe
Planning Department
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Mr. Karl Reichle
Tree Warden
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
This is to document a number of conversations that I had during May and June
concerning the trees that were planted on Green Lane by the developer. Here is a brief
summary of the events and the calls:
1. The trees were planted in late fall 2003.
2. Many of the trees died over the winter—4 were totally dead and another 3 or 4
had very significant dead sections. The tree warden confirmed that 7 or 8 needed
to be replaced. One of the totally dead trees was on my property line—a very
significantly dead tree is in the middle of my front lawn.
3. Some of the dead trees were finally removed on June 24. Only the trees that were
totally dead were removed—not the ones that were significantly dead.
4. One totally dead tree that was on my property line was removed (between lot 1
and lot 2).
5. The significantly dead tree was not removed. I am concerned that this tree has
not been removed—I request again that this tree be replaced as soon as
possible.
s
6. Please note the enclose photographs of some trees on my property. You will see
some very healthy trees that I paid to have planted by our landscaper. These trees
were all planted in 2003 and are doing fine. The picture of the significantly dead
tree that was planted by the developer shows how bad that tree is. That tree was
also planted in 2003.
7. The Tree Warden said that the trees are to be replaced in the fall of 2004. Both the
totally dead ones and the significantly dead ones that are not totally healthy.
I ask that you confirm that you will replace the tree that is in the middle of my
front yard as soon as possible.
Sincerely,
Jeffrey Brower RECEIVE®
17 Green Lane
South Windsor, CT 06074 JUN 2 9 2004
860-289-0527 Home SOUTH WINDSOR PLANNING DEPT,
860-636-8244 Office
ieffbrower l 7ghotmail.com
June 27, 2004
Ms. Michelle Lipe
Planning Department
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Mr. Karl Reichle
Tree Warden
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
This is to document a number of conversations that I had during May and June
concerning the trees that were planted on Green Lane by the developer. Here is a brief
summary of the events and the calls:
1. The trees were planted in late fall 2003.
2. Many of the trees died over the winter—4 were totally dead and another 3 or 4
had very significant dead sections. The tree warden confirmed that 7 or 8 needed
to be replaced. One of the totally dead trees was on my property line—a very
significantly dead tree is in the middle of my front lawn.
3. Some of the dead trees were finally removed on June 24. Only the trees that were
totally dead were removed—not the ones that were significantly dead.
4. One totally dead tree that was on my property line was removed (between lot 1
and lot 2).
5. The significantly dead tree was not removed. I am concerned that this tree has
not been removed—I request again that this tree be replaced as soon as
possible.
6. Please note the enclose photographs of some trees on my property. You will see
some very healthy trees that I paid to have planted by our landscaper. These trees
were all planted in 2003 and are doing fine. The picture of the significantly dead
tree that was planted by the developer shows how bad that tree is. That tree was
also planted in 2003.
7. The Tree Warden said that the trees are to be replaced in the fall of 2004. Both the
totally dead ones and the significantly dead ones that are not totally healthy.
I ask that you confirm that you will replace the tree that is in the middle of my
front yard as soon as possible.
Sincerely,
towN °F�
t�
t�t�s
u Tiga ♦ [- ap S_a� V&U&ot
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
sos•coN TELEPHONE (860) 644-2511
November 29, 2004
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Dear Mr. Urso:
Re: Expiring Letter of Credit,Appl 00-32P, Evergreen Estates
The Planning and Zoning Commission is holding the following Letter of Credit:
PROJECTS BANK AMOUNT EXPIRATION
Evergreen Estates SBM $101,900 02/02/05
In accordance with our policy for accepting Letters of Credit in lieu of surety bonds, we must
have an amendment to each expiring Letter of Credit well in advance, extending the term for a
one-year period from the expiration date. Will you please forward us the amendment promptly.
Very truly your
Michele R. Lipe
Assistant Director of Planning
MRL/pmm
Aj 1"MN a�7
P _0� oiesiaa& V46141�
1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
'�OSOR-C° TELEPHONE (860) 644-2511
December 9, 2003
Horseshoe Lane Associates, LLC
c/o Robert Urso, Managing Member
18-3 Arthur Drive
South Windsor, CT 06074
Re: Appl#00-32P, Evergreen Estates
Dear Mr. Urso:
The Planning and Zoning Commission is holding the following Letters of Credit:
Projects Bank Amount Expiration
Evergreen Estates SBM $101,900.00 2/2/04
In accordance with our policy for accepting Letters of Credit in lieu of surety bonds,we must
have an amendment to each expiring Letter of Credit well in advance, extending the term for a
one-year period from the expiration date. Would you please forward us the amendment
promptly.
Very truly yours,
Michele R. Lipe, CP
Assistant Director of Planning
MRL/kakh
RECEIVED
Memorandum JAN 1 6 2003
SOUTH WINDSOR PLANNING DEPT.
To: Marcia A. Banach, Director of Planning
From: Jeffrey Doolittle, P.E. Town Engineer
Date: 01/16/03
'3a
Re: Evergreen Estates Subdivision (00-30P)
have received a bond reduction request for the Evergreen Estates
Subdivision off Windsorville Road. I recommend the bond for this project be
reduced to $101,900 for the remaining work to be completed. Please call
me if you have any questions.
\\TOWN_HALL\VOL2\ENGINEER\DOOLIT\Planning Reviews\EvergreenEstatesSDBondRed.doc
TOWN OF SOUTH WINDSOR
STAFF SITE CHANGE r
FOR SITE & SUBDIVISION '
GENERAL
CHANGE ORDER CONTACT PERSON , �r4 ,JJ -„ Phone No. _ *+
Address t2pr. 6. FL 4 . 5r, ,'lrrlli r_A1 iat>rr►IP5rvr Via- Ati"
Site Name rvls r ,rMlr�a ,� �` P&Z No. #»*, �,"
f Owner U a (.fit 90 Phone No. .»
Contractor
Signature of Owner r Date: d
Signature of `Design Engr. Date:
CHANGE.: (Describe location and nature' of chan g. Ainclude
Four (4 ) coplpies of plan/profile Pfit Change. ) iL L •!C�
At—� &Ar M ja_keel h
Reason for Change: (Why is change required) s
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CAW. _� � rs- �-��*_ ilk ��.�Ht ! Tt It,44J
APPROVALS: (As R4rks
Dir. Of Planning Date: tt
Town Engineer Date 1`
' Dir. of Public W Date:
Other: Dater
STAFF COMMENTS:
ti
White - Town Engineer. Yellow - Applicant
Pink Director of Planning Goldenrod Engineering Department
TOWN OF 'SOUTH WINDSOR
STAFF SITE. CHANGE
FOR SITE & SUBDIVISION
GENERAL
CHANGE ORDER CONTACT PERSON G141f., fit.,: yr n Phone No. 21 f
Address 444 .1 110 f f' t J�Is2,4�. g#4 ty [ 7- O 6 0!
Site Name 1,d Z# JE-ute . V'!!'w+ Eby �f P&Z `No.
Owner e F3 o Phone No.4!J a 13 2
Contractor , a
Signature of Owner Dater
Signature of Desig Engr.. :-� Date: ci«+
CHANGE: (Describe location and nature A change. Include '
Four (4) copies of plan/profile of Change. )
y�
`'�Y a ��+y +q�'�Y✓'1 / � A9: r'�r fir-! {l • -
Reason. for Change: (Why is change required)
4
!"�.✓' r •rf ter_, < t � 4 1,tt t +Z 0.1 r6 *1 � e 04l `�+ rwy"�rvt+ � ., r (..w5r�rv♦'�rw�+
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APPROVALS: (As Required
Dir. Of Planning Date: f ` l Cj
Town Engineer Dates
Dir. of Public Wok 'Date:
Other: Date:
STAFF COMMENTS
r=
White - Town Engineer Yellow - Applicant
Pink - Director of Planning Bold xrod - Engineering Department
t
n'
VOL. 17 61 PAGE 31
STATUTORY FORM WARRANTY DEED
06552
KNOW YE, THAT, HORSESHOE LANE ASSOCIATES, LLC, a Connecticut limited liability
company with an office at 18-3 Arthur Drive, South Windsor, Connecticut, for no consideration paid,
grants to the TOWN OF SOUTH WINDSOR, a municipal corporation having its territorial limits within
the County of Hartford and State of Connecticut, with WARRANTY COVENANTS
Two certain pieces or parcels of land, together with the improvements thereon and appurtenances thereto,
situated in the Town of South Windsor, County of Hartford and State of Connecticut, shown and
designated as "Green Lane" and "Walnut Lane" on a map entitled "Property Survey/Resurvey Prepared
For: Evergreen Estates Windsorville Road & Green Lane South Windsor Connecticut Graphic Scale 1
inch = 40 ft. design professionals, inc. Job No.: 98-1273 Date: July 14, 2000 last revision date 10/4/00
Sheet 4 and 5 of 150, which map is recorded with the Town Clerk of South Windsor and to which
reference may be had for a more particular description.
The aforesaid parcels are more particularly described on SCHEDULE A attached hereto and made a part
hereof.
The purpose and intent of this deed is to convey the aforesaid "Green Lane" to the Town of South
Windsor as a public street and "Walnut Lane" as a future public street.
Signed this q4*- day of April , 2005.
Signed, and delivered in the presence of: HORSESHOE LANE ASSOCIATES, LLC
I By
Ze
12c..�c y,r �¢ 3 Robert A. Urso
Member, duly authorized
STATE OF CONNECTICUT:
: ss. Somers April 2005
COUNTY OF TOLLAND :
Personally appeared, Robert A. Urso, a Member of Horseshoe Lane Associates, LLC, hereunto
duly authorized signer and sealer of the foregoing document, and acknowledged the same to be his free act
and deed, before me, and the free act and deed of the limited liability company, before me.
CONVEYANCE TAX RECEIVED
y l
O-Com y blic r- - .en
STATES LOCAL$ missioner of Superior Court
TOWN CLERK OF SOUTH WINDSOR
I IIIIIII IIIIII III IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIIII IIII II
Doc ID: 000416070004 Type: LAN II Book 1761 Page 31 - 34
File# 6552
Grantee's Mailing Address: ---
t
VOL. 1 7 61 PAGE 32
SCHEDULE A
PARCEL ONE
Commencing at a point located in the southeasterly street line of Windsorville Road,
which point marks the southwesterly corner of the herein described premises and the
northerly corner of Lot No. 13, as shown on the aforementioned map.
Thence running along the arc of a curve in a general easterly direction,having a radius of
13 feet, a distance of 20.31 feet to a point;
Thence turning and running S 40' 59' 11"E a distance of 79.07 feet to a point;
Thence turning and running along the arc of a curve in a general easterly direction having
a radius of 225 feet, a distance of 118.75 feet to a point;
Thence turning and running S 71' 13' 30 E a distance of 59.84 feet to a point, the last
three(3) courses running along Lot No. 13 as shown on said map;
Thence running S 71' 13' 30"E along Lot No. 12 as shown on said map, a distance of
204.80 feet to a point;
Thence running S 7l° 13' 30"E along Lot No. 11 as shown on said map, a distance of
191.77 feet to a point;
Thence running S 71' 13' 30"E along Lot No. 10 as shown on said map a distance of
188.27 feet to a point;
Thence running S 71' 13' 30"E along land to be deeded to the Town of South Windsor,
a distance of 15.01 feet to a point;
Thence running S 71' 13' 30"E along Lot No. 9, as shown on said map, a distance of
192.07 feet to a point;
Thence running S 71' 13' 30"E. a distance of 127.26 feet to a point;
Thence running along the arc of a curve in a general southeasterly direction, having a
radius of 60 feet, a distance of 44.34 feet to a point;
Thence running along the arc of a curve in a general southeasterly direction having a
radius of 55 feet, a distance of 21.37 feet to a point, the last three(3) courses running
along Lot No. 8 as shown on said map;
vaL., 17 S 1 PAoE 33
Thence turning and running along the arc of a curve in a general northwesterly direction
along Lot No. 7 as shown on said map, having a radius of 55 feet, a distance of 183.16
feet to a point;
Thence turning and running in a southwesterly direction along the arc of a curve having a
radius of 55 feet, a distance of 49.55 feet to a point;
Thence turning and running in a westerly direction along the arc of a curve having a
radius of 60 feet, a distance of 44.34 feet to a point;
Thence turning and running N 71° 13' 30"W a distance of 83.59 feet to a point, the last
three (3) courses running along Lot No. 6, as shown on said map;
Thence running N 71' 13' 30"W, along Lot No. 5 as shown on said map, a distance of
183.82 feet to a point;
Thence running N 71° 13' 30"W along Lot No. 4 as shown on said map, a distance of
171.16 feet to a point;
Thence running N 71° 13' 30"W along a parcel of land designated as Walnut Lane as
shown on said map, a distance of 100 feet to a point;
Thence running N 71° 13' 30"W along Lot No. 3 as shown on said map, a distance of
176.61 feet to a point;
Thence running N 71° 13' 30"W along Lot No. 2 as shown on said map, a distance of
205.78 feet to a point;
Thence running N 71° 13' 30"W a distance of 58.05 feet to a point;
Thence running in a general westerly direction along the arc of a curve having a radius of
175 feet, a distance of 92.36 feet to a point;
Thence turning and running N 40' 59' 11"W a distance of 78.42 feet to a point;
Thence turning and running in a general northerly direction along the arc of a curve
having a radius of 13.00 feet, a distance of 20.5 feet to a point, said point marking the
northerly corner of the herein described premises, the last four(4) courses running along
Lot No. 1 as shown on said map;
Thence turning and running S 49' 30' 18"W along the southeasterly street line of
Windsorville Road, a distance of 76 feet to the point and place of beginning;
17 6 1 PAGE 34
PARCEL TWO
Beginning at a point located in the northerly street line of Green Lane which point is
located in the southerly line of Lot No. 3;
Thence turning and running in a general northerly direction along the arc of a curve
having a radius of 25.00 feet, a distance of 39.27 feet to a point;
Thence running N 18' 46' 30"E along Lot No. 3 as shown on said map, a distance of
191.00 feet to a point;
Thence tuning and running S 72' 41' 14"E along land now or formerly of J.E. Shepard
Co., as shown on said map, a distance of 50.02 feet to a point;
Thence turning and running S 18' 46' 30"W, a distance of 192.27 feet to a point;
Thence turning and running in a general southerly direction, along the arc of a curve
having a radius of 25 feet, a distance of 39.27 feet to a point located in the northerly street
line of Green Lane, the last two (2) courses running along Lot No. 4 as shown on said
map;
Thence turning and running N 71' 13' 30"W along Green Lane a distance of 100.00 feet
to the point and place of beginning.
RECf IV D FOR RECORD:
)�ASTEo IL�STIME9'5O Iq M.
TOWN CLERK,SOUTH WIN OR, CT
E
6
f
VOL. 1761 PAGE 37
STATUTORY FORM WARRANTY DEED 0, 6554
KNOW YE, THAT, HORSESHOE LANE ASSOCIATES, LLC, a Connecticut limited liability
company with an office at 18-3 Arthur Drive, South Windsor, Connecticut, for no consideration paid,
grants to the TOWN OF SOUTH WINDSOR, a municipal corporation having its territorial limits
within the County of Hartford and State of Connecticut, with WARRANTY COVENANTS
A certain piece or parcel of land described on SCHEDULE A
attached hereto and made a part hereof.
The purpose and intent of this deed is to convey that portion of Day Road, also known as Day Drive,
located within the common interest community known as Summerwood to the Town of South
Windsor.
Signed this / day of April, 2005.
Signed, and delivered in the presence of. HORSESHOE LANE ASSOCIATES, LLC
B � /
y
Robert A. Urso
Member, duly authorized
u
CONVEYANCE TAX RECEIVED
STATE$ -LOCAL$ No. X
)kaCkaL k ,&kp--
TOWN CLERK OF SOUTH WINDSOR
STATE OF CONNECTICUT:
: ss. Somers April /' , 2005
COUNTY OF TOLLAND :
Personally appeared, Robert A. Urso, a Member of Horseshoe Lane Associates, LLC, hereunto
duly authorized signer and sealer of the foregoing document, and acknowledged the same to be his free
act and deed, before me, and the free act and deed of the limited ability company, before me.
art
Notary Pu c
r miccinnar n�Q..r.orinr Ana z
Grantee's Mailing Address: MARY L. REA-ROON
NOTAW P413LIC.
MY COMMISSION FO(RES 9-30-06
11111111111111111111111111111111111111111111111111111111111111111111111111111111
Doc ID: 000416100002 Type: LAN
Book File#1761 Page 37 - 38 C10-
t
J
VOL. 1761 PAGE 3 8
SCHEDULE A.
That certain piece or parcel of land together with the improvements and appurtenances thereto, being
that portion of Day Road located within the common interest community known as Summerwood and
being shown on a map entitled "Record As-Built Plan & Profile Prepared For: Summerwood Day
Drive South Windsor, Connecticut design professionals, inc. Scale 1 inch = 40 ft. Date: Dec. 5,
2003 Revisions No. 1 1-31-05 No. 2 4/7/05 Sheet 1 of 1", which map is on file with the Town Clerk
of South Windsor and to which reference is hereby made. Said premises are more particularly
bounded and described as follows:
Beginning at a point located at the northeast corner of the parcel herein described and the southwest
corner of land now or formerly of James R. Hollis III and Renee G. Hollis, said point being further
marked by a monument; thence, generally southerly along a curve to the left having a central angle of
420 20' 22" and a radius of 60.00 feet, along land now or formerly of Horseshoe Lane Associates, LLC,
a distance of 44.34 feet to a point marked by a monument; thence turning and running along a curve to
the right having a central angle of 264° 41' 05" and a radius of 55.00 feet, along land now or formerly
of Horseshoe Lane Associates, LLC, a distance of 254.08 feet to a point marked by a monument;
thence turning and running along a curve to the left having a central angle of 420 20' 27" and a radius
of 60.00 feet along land now or formerly of Horseshoe Lane Associates, LLC, a distance of 44.34 feet
to a point marked by a monument; thence turning and running S 65° 38' 30" E, along land now or
formerly of the Town of South Windsor, a distance of 50.00 feet to a point marked by a monument, the
point and place of beginning.
Said premises are subject to any and all provisions of any ordinance, state and/or municipal regulations
and public or private law; a water main easement in favor of The Metropolitan District dated
November 4, 2003 and recorded in Volume 1576 at page 334; a utility easement to Connecticut Light
& Power Company dated August 15, 2003 and recorded in Volume 1513 at Page 184; and a utility
easement to Yankee Gas Services Company as of record appears.
RECfIVf D FOR RECORD'
TE ICE l 0 55TIME� M.
TOW�`1 CLBRK,gOUTH WIND OR,C4
•
vat. 17 61 PAGE 35
STATUTORY FORM WARRANTY DEED 6 5 5 3
KNOW YE, THAT, HORSESHOE LANE ASSOCIATES, LLC, a Connecticut limited liability
company with an office at 18-3 Arthur Drive, South Windsor, Connecticut, for no consideration paid,
grants to the TOWN OF SOUTH WINDSOR, a municipal corporation having its territorial limits within
the County of Hartford and State of Connecticut, with WARRANTY COVENANTS
A certain piece or parcel of land, together with the improvements thereon and appurtenances thereto,
situated in the Town of South Windsor, County of Hartford and State of Connecticut, shown and
designated as "Land To Be Deeded To The Town of South Windsor" on a map entitled "Property
Survey/Resurvey Prepared For: Evergreen Estates Windsorville Road & Green Lane South Windsor
Connecticut Graphic Scale 1 inch = 40 ft. design professionals, inc. Job No.: 98-1273 Date: July 14,
2000 last revision date 10/4/00 Sheet 4 of 15", which map is recorded with the Town Clerk of South
Windsor and to which reference may be had for a more particular description.
The aforesaid parcel is more particularly described on SCHEDULE A attached hereto and made a part
hereof.
Signed this 44, day of April , 2005.
Signed, and delivered in the presence of: HORSESHOE LANE ASSOCIATES, LLC
By Z4ivz/�
R�1Y t` rl Robert A. Urso
Member, duly authorized
STATE OF CONNECTICUT:
ss. Somers April 2005
COUNTY OF TOLLAND
Personally appeared, Robert A. Urso, a Member of Horseshoe Lane Associates, LLC,hereunto
duly authorized signer and sealer of the foregoing document, and acknowledged the same to be his free act
and deed, before me, and the free act and deed of the limited liability company, before me.
42d�— �
NftM7Tnbkic ,-jm (-
Commissioner of Superior Court
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Doc ID: 000416090002 Type-
Bo IIIIIIIIIIIIIIII
ok 1761 Page 35 _ 86 LAN File# 6553 CONVEYANCE TAX RECEIVED
STATES LOCALS No.
1 ft _A � �
(,.Y4.J7�� ,
Grantee's Mailing Address: TOWN CLERK OF SOUTH WINDSOR
Hj
DES 13 2005
i
i
M F YOI. 1761 PAGE 36
SCHEDULE A
Beginning at a point located in the southerly street line of Green Lane,which point marks
the northwesterly corner of the herein described premises and the northeasterly corner of
Lot No. 10 as shown on said map;
Thence running S 20' 22' 58"W along Lot No. 10 as shown on said map, a distance of
224.71 feet to a point;
Thence turning and running S 69' 37' 02"E along land now or formerly of the Town of
South Windsor, a distance of 15 feet to a point;
Thence turning and running N 20' 22' 58"E along Lot No. 9, as shown on said map, a
distance of 225.13 feet to a point;
Thence turning and running N 71° 13' 30"W along Green Lane, as shown on said map, a
distance of 15.01 feet to the point and place of beginning.
REC IVIED FOR RECORD:
D TE I r.�-- j��TIME 9:50 14 M.
TOWN CLERK. SOUTH WINDS OR. CT
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S�wN •f7
To� O-P slou� ?A��
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
OR.CO' TELEPHONE (860) 644-2511
February 10,2005
Mr. Robert Urso
Horseshoe Lane Associates, Inc.
18-3 Arthur Drive
South Windsor CT 06074
Re: Appl#00-32P,Evergreen Estates Subdivision
Dear Mr.Urso:
This is to advise you that the Planning and Zoning Commission voted on February 8, 2005 to reduce the
subdivision bond to a maintenance level of$50,700. The maintenance will expire on February 8, 2006.
Please forward an amendment to the bond we are currently holding showing this reduction at your earliest
convenience.
Thank you.
Very truly yours,
PLANNING&ZONING COMMISSION
Timothy H. entzell, Chairman
Planning&Zoning Commission
THW/pmm
cc: Town Engineer
Chief Building Official
BOND RELEASE TRANSMITTAL
DATE: 9b-,z)0b
APPLICANT NAME S o 1o,� Assoc-
ADDRESS _A, i4"
C h \A) i yd sJY CT o6 b i q
PROJECT LOCATION/ADDRESS JCffi;Yt.C+�- �� 1cl LOT
P&Z OR IWA/CC APPLICATION NUMBER tL�0-3a
SUB ACCOUNT NUMBER 5 d,D O
ORIGINAL BOND AMOUNT ` '�,j O l l tad .
Please release the bond indicated above as all of the required
work has been completed.
)01
NAME DATE
---------
BY
CHECK # ISSUED DATE
HAPImming Department\Holmes\fornu\BOND RELEASE TRANSMITTAL 08-27-0(.doe