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Subdivision (129)
TOWN OF SOUTH WINDSOR ` - PLANNING&ZONING COMMISSION APPLICATION FORM Application No: L{ -06-P RECEIVE® Official Receipt Date: 10 ic.>L432004 Receipt No: FEB SOUTH WINDSOR PLANNING DEPT. APPLICANT: �'I�rNi�QIQ f N D g�l G�EIQ�I l��,. j��9 i��l�G rO/� 1��., \f0(I#1 LJ/A1i6(r0k.Cr 060 7 PROJECT NAME:_ JOf 6 6f tkQ, rf)'41'6C ADDRESS: _VoIr PY W6 AW4 \5T5 f A(e- J�OA+O OWNER OF RECORD ON LAND RECORDS: fTV j h�A rIQ l fit'- ADDRESS: -_ ��05 Ate-vrk,f 1C� i VOl/17-/ KJ(A[i6I Qk , Cr 196 d-`f" COMPLETE LOCATION OF PROPERTY: Vdf Pyf &A(AL AIA k-f' NFj �EjQf ASSESSORS AP #__U_f PARCEL# z ZONE 4- Z 0 NAME, ADDRESS, TEL& FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: gGFaR� Assa��Are,r, j��• , c/ �Q• 4I/c\ronl r✓f �l,�o� Pa. ��f l40 �66dW F It �a � �iJrnla�'�i2, G1 0(aoRS f�G, 8&0-6ff FQx 860-6oS,',,c3V5 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 I& 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) (Public Hearing Required) ❑ Temporary and Conditional Permit for (Public Hearing Required) ❑ Major Home Occupation for (Public Hearing Required) ❑ 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 Co 'ssion. SZ�1�gna4icant Si ature of Property Owner l I i fixJL aPi an's. . o r New i +� � ous111 ry T'he proposal from Mannario ' 1 Builders Calls for 1� lit I subdivision involving tiwo j parcels,totaling 12.aCfes, r,. F .� Joseph'Lane and Nevers R,ai COURANTSTAFF WRITER SOUTH WINDSOR—A local'de�roloper has'filed separate Tans to build uild a sub division of single family homes and a senior Ij . , SOUTH.WINDSOR 1 I i residence development in the'northernseb t tionoftown. In an'aPPlication submitted Tuesday'to the Ping and zoning c:omniission,Man F narinouders IiiG �s pg to su - i l; divide.tw6'parc:eis,total�iig'.12 acres on,To- I' seph�e and Nevers Road. Thee nscallfora15-lotsubdivisionwith three houses on thewest side ofNevers Road and the rest on an extension ofdosephIane I a'dead-endstreet eA.Public hearing on,th been project has not . n sclieduled: Mannarino is a.longdlne'subdivision de-: veloPer whose flM built Cutler Ridge I andCutler Ridge II offAverySt Street It also. built Avery Meadows on Avery street and . Victorian Woods on Ellington Road. �° is Mat cia Banach,the town director of plan:' ning .said Mannar 's no latest Project is. . smallcomparedwith.housingpropo �u$t a couple,years ago:"Now,it's considered a 1: larpProjeet,"shestd. 1Vluch of the intownavailableforsin .. e fY 1lousing,has beedeveloped;.Ba Inach said Foster Farmon FosterStreet is the last site that has 100 acres or more suitable., forhousing. "The days of the large subdivision in t" South Windsor have disc ppeared,"she said, The towif is also nearing its capacfty for senior residence developments,she said ThePlAnningAnozoning.corivriission last month formally accepted,a proposal by Man. narino to build:':A 2Qunitproject for on 8 seniors acres on the east side of Nevers.Roacl i nearJQsephLane: y. .. The commission will hold a public bear ing on the Proposal at.7.90 Pm Feb: 10 intown hall.' Banach said there is a ca .on.: of senior housing- P the number Al units allowed in town and. that'if.the Mamiarmo ;roftt ispp,approved there would be only 50'1nits left. L � JOSEPH LANE ESATES SUBDIVISION 04-06P 1• Request for approval of a sub 3/9/04 division to create 15 new lots located on the westerly side of Nevers Road, across from Wood Pon site size is approximately 9.44 acres. d Drive A-20 zone. The 2• There is an existing house that will remain There are three ltos that will have frontage with frontageon Nevers Road. will be on the extension of Joseph Lane, evers Road and 121ots that 3. Minimum lot size required in the 20,000 s from 22,000 sf to 42,307 sf, q ft, subdivision lots range in size 4• This subdivision falls under the regulation which open space because the applicant is creating more than Tres the setting aside of or a combination of both. The applicant has chosen to 6 lots, a fee in lieu of, Open space. The applicant has provided an a ubmit a fee in lieu of w )1 #as been reviewed by the Town Assessor, fe lisal of the Property Y which . After the fee has been established, the fee will b a lot-by-lot basis at lot closing and m e collected o be used for thePurposesoney will be places in a fund which is to land for open spacecr anon of serving open space or acquiring additional or agricultural u 5• There are is no regulated wetlands and Purposes. applicant received IWA/CC a 100 Year flood on the parcel. The approval on 3/3/041 with the requirement of a Bonds: 5,000 E&5;15,000 Storm Structure; an detention basin should insure that no alteration of the structure easement placed on the or material should occur that would diminish the function of or deposition the final elevations and removal of material from °n of the basin. Also, the approval of the Town Engineer. the watercourse must meet 6• . The applicant is proposing Y two driveway curb cuts on to Nevers Road to service the three frontage lots proposed. The applicant driveway for the two most southern lots. There a is proposing a shared front of these lots; and there are no sidewalks in re no sidewalks shown in shown on both side of the road along the extension of Joseph Lane. required. Y public water and sewers. "CA approval is 8. '` Town sta knowledge at vers Road s an o er street hat do not ve jaal.sta bli ed stre t line. Th pli nt is estab ' hin a street line h th aication. 9. The applicant has provided the required street tree easement and is proposing to plant 20 red maples. Karl Reichle, Tree Warden has reviewed the plans and submitted the following memo: READ KARL's MEMO If this application is approved, the planning department has no further modifications to request. � w I ' 1 ■ 1 1 A �_ ��-mmmm�� 1 1 1 am� 1 1 1 / ► 1 1 1. mm mm A • 1 1A �' A A • t IIA � 1 ALFORD ASSOCIATES,INC. HYDRAULIC ANALYSIS AREA DESIGN DISCHARGE PIP PIPE PIPE VELOCITY CB/MH GROSS AREA "C" C`A To "I"i YEAR "Q"SIZE IPIPE PIPE LENGTH CAPAcrrY FULL TO INC. TOT INC TOT INC TOT IN/HR RP CFS INCHES TYPE SLOPE (FEET) CFS FT/SEC N YD 6 0.25 725 733 0.08 0. 88 0 20 3.40, 10 0.28 TO 10.00 HI-Q 1.90 135.00 3,92 7.18 0.010 CB 5 YD 5 0,251 0.25 0,39 0.10 0.10 201 201 3,4 1010.33 TO 10.00 HI-Q 4. 21,00 5.68 10.42 0.010 CB 5 0.58 1.08 0.51 0.30 0.48 20 20 3.40' 10 1.62 TO 15,00 HI- 1.00 24,00 8.39 6,83 0,010 CB 4 63 1.71 0.48 0.30 0.78 20 20 3 4 10 2.64 TO 5.00 H- ' 1.60 213,00 10.01 8.69 0,010 CB 2 YD 3 0.19 0.19 0.46 0.09 0.09 0 20 3.40 10 0.30 TO 10.00 HI-0 1.00 20.00 2.84 5,21 0110 B 3 0,78 1.21 0.62 0.48 0.67 20 20 3,40 10 2.26 TO 15.0 I-Q 1.00 22.00 8.39 6,83 0,010 CB 2 0.72 3.64 0,55 0.39 1.84 0 20 3,d0 10 6.25 TO 15.00 HI-01 1.2 100.00 9.38 7.64 0A10 CB 1 YD 4 0,241 0.24 0.39 0.09 0.09 2011 20 3.40,1 10 0.32 TO 10.00 H-Q 1.00 1 162,00 2.84 5.21 0.010 CB 3 MANNARINO-01-04-DRAINAGE-JOSEPH LANE 1/22/2004 YD#6 INCREASE RATE JOSEPH LANE 22-Jan-04 AREA= 9. 67 ACRES EXISTING C= 0.20 OVERLAND FLOW 960 FEET TOP ELEV 181 BOT ELEV 138 -DROP 43 SLOPE 4 . 48% TIME = 20 MINUTES Tc= 20 MINUTESI100= 5 EXISTING FLOW= A*C 9. 67 CFS AFTER DEVELOPMENT BY-PASS AREA= 3. 58 C= 0.322 I= 5 Q= 5.77 CFS FROM BASIN 3.20 CFS TOTAL AFTER DEV 8. 97 CFS EXISTING FLOW 9.67 CFS INCREASE -0.70 CFS C -7.3% MANNARINO-01-04-DRAINAGE-JOSEPH LANE MANNARINO-01-04-DRAINAGE-JOSEPH LANE 1/22/2004 JOSEPH LANE 22-Jan-04 DETENTION BASIN HEAD IN FEET ABOVE FLOW LINE EI_EV FLOW LINE OU 182.1 FLOW OUT IN CFS 10 'PIPE HEAD FLOW OUT ELEV. AREA OF CONTOUR VOLUME BELOW CO 0 0.0 182.1 0 0 1.05 1.0 183 4521 1356 1.72 2.0 184 5683 6447 3.86 4.0 185 6956 12756 5.33 5.0 187 9650 29289 7.07 6.0 187.2 9883 31242 YEAR NTENSI MAX IN OAX OUI MAX EL. DRAINAGE AREA= 6.04 100 5.0 13.41 3.20 185.20 RUNOFF COEFF= 0.44 50 4.6 12.34 3.00 185.00 TIME OF CONCENTF 20 25 4.1 11.00 3.00 184.90 INTENSITY= 5 10 3.4 9.12 2.60 184.50 ANALYSIS FOR 100 YEAR STO 2 2.2 5.90 2.00 183.90 PEAK FLOW IN= 13.4 INTENSI 5 100 YEAR STORM TOTAL TOTAL WATER TIME Q IN IN OUT STORAGE HEAD Q OUT ELEV 0 0 0 0 161 0.1 0.0 182.2 4 2.7 322 0 322 0.2 0.1 182.3 8 5.4 1288 24 1264 0.8 0.7 182.9 12 8.0 2897 192 2705 1.1 1.0 183.2 16 10.7 5150 432 4718 1.5 1.6 183.6 20 13.4 8047 816 7231 2.0 2.2 184.1 24 11.8 11077 1344 9733 2.4 2.6 184.5 28 10.3 13728 1968 11760 2.7 2.8 184.8 32 8.7 16001 2640 13361 2.9 3.0 185.0 36 7.1 17895 3360 14535 3.1 3.2 185.2 40 5.5 19410 4128 15282 3.1 3.2 185.2 44 3.9 20547 4896 15651 3.1 3.2 185.2 48 2.4 21306 5664 15642 3.1 3.2 185.2 52 0.8 21685 6432 15253 3.1 3.2 185.2 56 0.0 21781 7200 14581 3.1 3.2 1.85.2 . 60 0.0 21781 7968 13813 2.9 3.0 185.0 64 0 21781 8688 13093 2.9 3.0 185.0 68 0 21781 9408 12373 2.8 3.0 184.9 72 0 21781 10128 11653 2.7 2.8 184.8 76 0 21781 10800 10981 2.6 2.8 184.7 80 0 21781 11472 10309 2.5 2.6 184.6 84 0 21781 12096 9685 2.4 2.6 184.5 88 0 21781 12720 9061 2.3 2.4 184.4 92 0 21781 13296 8485 2.2 2.4 184.3 96 0 21781 13872 7909 2.1 2.2 184.2 100 0 21781 144D0 7381 2.0 2.2 184.1 104 0 21781 14928 6853 1.9 2.0 184.0 108 0 21781 15408 6373 1.8 2.0 183.9 112 0 21781 15888 5893 1.7 1.9 183.8 116 0 21781 16344 5437 1.7 1.9 183.8 1201 0 21781 16800 4981 1.6 1.8 183.7 1241 0 1 21781 1 172321 45491 1.5 1.6 183.6 OWNERS OF PROPER TIES WI THIN 500 FEET OF "JOSEPH LANE ESTATES" SUBDI WS/ON - NOTE- ALL ADDRESSES REFER TO THE TOWN OF SOUTH WINDSOR, CT 06074, UNLESS 07HERWSE NOTED. PARCEL IDENTIFICATION OWNER MAILING ADDR S RECEIVED E® 113 40 BRONISLAW & TEKLIA HANCHUK 510 NEVERS ROAD FEB - 3 20�4 125 21 9 ANDREW T., JR. & SUSAN BOLASEVICH 502 GRAHAM ROAD 125 22 10 CARL & ELSIE A. PIACENTINI 494 GRAHAM ROAD SOUTH WINDSOR PLANNING DEPT. 125 23 11 CHRISTOPHER W. & MAURA ELTRINGHAM 486 GRAHAM ROAD 125 24 12 GARY J. & KIMBERLY A. GAUER 476 GRAHAM ROAD 125 25 9 KATHY L. EASTER 20 HERMAN WAY 125 26 10 BESSIE D. CLAY 30 HERMAN WAY 125 27 11 SAMAH CHAHROUR 44 JOSEPH LANE 125 28 12 PAULA K. PISANO 34 JOSEPH LANE 125 33 7 ETTA J. LU & HOWARD SOBOLOV 31 JOSEPH LANE 125 34 6 JACQUELINE ARCHER 41 JOSEPH LANE 125 35 5 MARY F. HORVATH 51 JOSEPH LANE 125 36 4 JEFFREY LENS DEFEO 59 JOSEPH LANE 125 37 3 DAVID C. MORISON 67 JOSEPH LANE 125 38 1 RICHARD L. & EMILY E. CARTER 605 NEVERS ROAD 125 39 DAVID A. & KATHRYN M. BEST 617 NEVERS ROAD 125 40 DONALD R. SHARP 635 NEVERS ROAD 125 41 THERESA GEDRIM 655 NEVERS ROAD 125 48 1 CARROLL S. STEARNS 30 RIVERSIDE DRIVE 125 49 DOUGLAS JOHNSON, TRUSTEE 33 MURIELLE DRIVE 125 50 11 SCOTT R. HUBBARD 39 WOOD POND ROAD 125 51 10 MARIA G. YONIKA 29 WOOD POND ROAD 125 52 9 FRANK W. & MARY DZEN 15 WOOD POND ROAD 125 53 JEAN K. PATRIA' 565 NEVERS ROAD 125 54 2 WENDY J. DESPARD 548 NEVERS ROAD 125 55 DAVID A. PATRIA 565 NEVERS ROAD 125 56 2 DAVID PATRIA 565 NEVERS ROAD 125 57 2 KATHRYN A. & JOHN C., JR. PARKINS 39 STONEHEDGE LANE BOLTON, CT 06043 125 58 BRUCE P. & MARILYN D. PAJOT 45 LOON PLACE - LAKEWOOD 125 59 3 ANNA M. ZIDEK 11 HERMAN WAY 125 60 2 RALPH A. STARKWEATHER, JR. 458 GRAHAM ROAD 125 61 1 JOAQUIM J. PORTAL 450 GRAHAM ROAD 125 62 JOHN & EMMA A. SADONIS 432 GRAHAM ROAD 125 63 RICHARD K. STRONG 394 GRAHAM ROAD 125 64 CATHOLIC CEMETERIES ASSOCIATION 700 MIDDLETOWN AVENUE OF THE ARCHDIOCESE OF NORTH HAVEN, CT 06473 HARTFORD INC. 125 75 4 JEFFREY B. HEALD 427 GRAHAM ROAD 125 76 DOMINIC & SHIRLEY L. NANCI 435 GRAHAM ROAD 125 77 KAREN H. THORKILDSEN PO BOX 510248 MELBOURNE BEACH, FL 32951 125 78 NACHELLE EVERT 455 GRAHAM ROAD 125 79 1 MADELEINE M. FAVREAU 461 GRAHAM ROAD 125 80 2 CHRISTOPHER J. & JOANN E. LAROCCO 469 GRAHAM ROAD 125 81 3 JUANITA D. BARNETT 477 GRAHAM ROAD 125 82 4 KEAN & DANIELLE JERAM 485 GRAHAM ROAD 138 89 TOWN OF SOUTH WINDSOR TOWN HALL 1540 SULLIVAN AVENUE SOUTH WINDSOR, CT 06074 ' COMPLETE APPRAISAL SUMMARY REPORT ' Property of David Patria 565 Nevers Road ' Lot 18 Nevers Road Joseph Lane Estates South Windsor, Connecticut —February 25, 2004 It wed for: , � rt Mannarino / I� n � sident Builders, Inc. Igton Road RECEIVED ✓ �� y onnecticut 06074 MAR �U�3 SOUTH WINDSOR PLANNING DEPT. 1 c ' CONNECTICUT, INC. reet necticut Apprai,sa1 resources of Connecticut, Inc. REAL ESTATE APPRAISERS&CONSULTANTS JAMES G.SAUVE,PRESIDENT 104 Main Street ' ROBERT A.PFEIFER,JR.,MAI,SRA,VICE PRESIDENT Manchester,CT 06040-3142 Telephone:(860)646-0882 Facsimile: (860)646-0245 E-MAIL arc@appraisalresourcesofct.com ' March 1, 2004 Mr. Robert Mannarino President Mannarino Builders, Inc. 1169 Ellington Road South Windsor, Connecticut 06074 Re: Property of—David Patria ' 565 Nevers Road Lot 18 Nevers Road ' Joseph Lane Estates South Windsor, Connecticut ' Dear Mr. Mannarino: At your request I have appraised the above-captioned property in accordance with the ' Uniform Standards of Professional Appraisal Practice (USPAP). This appraisal report is conveyed in a Summary format and represents a Complete Appraisal as set forth by the Uniform Standards of Professional Appraisal Practice (USPAP). The purpose of the ' appraisal is to provide an opinion of the Market Value of the subject property in fee simple estate. A physical inspection of the property was made on February 25, 2004. ' The subject property consists of approximately 10 acres of A-20 Residential zoned land. The property is subject to a purchase and sale agreement. The agreement is subject to the buyer, Mannarino Builders, Inc., obtaining all necessary approvals for subdivision into lb single- family building lots. The property identified as Lot 16 or 565 Nevers Road is improved with a single-family dwelling. This improved lot comprising 1.73 acres is to be retained by the seller. The above noted 10 acres of land area excludes the acreage associated with Lot 16. ' The approval process has just commenced with informal discussions with the South Windsor town planner. The proposed lots range in size from 0.481 acre to 0.973 acre. ' Development of the subdivision requires construction of approximately 610 linear feet of roadway. A total of 12 lots are to be served by the proposed extension of Joseph Lane with the remaining 3 proposed lots to be located along the existing roadway known as Nevers Road. ' Mannarino Builders, Inc. Page 2 ' March 1, 2004 ' Re: Property of—David Patria In accordance with the South Windsor Zoning regulations, the developer is required to pay a fee equal to 10 percent of the market value of the property prior to subdivision approval in lieu of the creation of an open space requirement. As a result, the function of this appraisal is to provide a market value estimate of the roughly 10 acres prior to subdivision approval in an effort to assist the town of South Windsor and the developer in arriving at a reasonable and fair fee in lieu of the creation of open space ' After analyzing all data pertinent to this appraisal, it is my opinion that as of February 25, 2004, the subject property has a Market Value,prior to any subdivision approvals, of: ' Two Hundred Thousand Dollars ($200,000) Based upon a review of marketing periods experienced by similar type properties and the Market Value conclusions, it is my opinion that a reasonable marketing time for the subject property in its entirety to a single purchaser is within one year. ' The following report is offered in support of the above conclusions. ' Very truly yours, ' o ert A.PPfi , Jr. , SRA Vice President TABLE OF CONTENTS ' PHOTOGRAPHS OF SUBJECT PROPERTY ............................................... 1 ' ASSUMPTIONS AND LIMITING CONDITIONS ........................................ 3 SECTION I-THE APPRAISAL ASSIGNMENT ' PURPOSE, INTENDED USER, AND INTENDED USE............................... 5 ' DEFINITION OF MARKET VALUE.............................................................. 5 PROPERTY RIGHTS APPRAISED ............................................................... 6 SCOPEOF THE APPRAISAL......................................................................... 6 ' MARKETING PERIOD AND EXPOSURE TIME ........................................ 7 COMPETENCY STATEMENT ...................................................................... 7 ' SECTION II-LEGAL MATTERS ' IDENTIFICATION OF THE SUBJECT PROPERTY .................................... 8 LEGAL DESCRIPTION AND FIVE-YEAR SALES HISTORY ................... 8 ASSESSMENT AND TAX DATA ................................................................10 ' SECTION III-AREA ANALYSIS ' INTRODUCTION............................................................................................11 TOWNOVERVIEW ......................................................................................11 NEIGHBORHOOD OVERVIEW ..................................................................14 RESIDENTIAL MARKET OVERVIEW........................................................17 TABLE OF CONTENTS CONTINUED ' SECTION IV—DESCRIPTION OF SUBJECT PR OPERTY SITE DATA ' ZONING .........................................................................................................24 SECTION V—HIGHEST AND BEST USE ' HIGHEST AND BEST USE ...........................................................................25 SECTION VI—APPROACH TO AND ESTIMATE OF VALUE INTRODUCTION...........................................................................................26 ' SALES COMPARISON APPROACH ...........................................................27 ' RECONCILIATION AND FINAL ESTIMATE OF VALUE ........................35 CERTIFICATE OF APPRAISER ..........................................................................36 ILLUSTRATIONS: 1 —Subject Location Map ...............................................................................13 2—Neighborhood Map ...................................................................................16 ' 3 —Site Plan ....................................................................................................23 4—Comparable Land Sales Map.....................................................................32 ' LIST OF TABLES: 1 —Summary of Comparable Land Sales........................................................ 33 ADDENDA: ' APPRAISER'S QUALIFICATIONS ...................................................Exhibit A COPYOF DEED .................................................................................Exhibit B 0e AA i Olt, ra�rt ors•�c� �, ,, ��`, � � ���,�, I 4TA, a. 1 !{R^ T Apprai,al Resources of Connecticut,Inc. ASSUMPTIONS AND LIMITING CONDITIONS ' This appraisal is subject to the following limiting conditions: ' 1) The legal description furnished to me is assumed to be correct. 2) I assume no responsibility for matters legal in character, nor do I render any opinion 1 as to the title, which is assumed to be good. All existing liens and encumbrances have been disregarded and the property is appraised as though free and clear and under responsible ownership. ' 3) Sketches in this report are included to assist the reader in visualizing the property and no land survey was made by the appraiser. 4) The information contained in this report is not guaranteed, but it was gathered from reliable sources which are believed to be accurate. 5) This report is not to be reproduced in part or whole without the prior written consent of the appraiser. 6) The appraiser, by reason of this appraisal, is not required to give testimony or attendance in court, with reference to the property appraised, unless arrangements ' have been made previously. 7) The distribution of the total valuation in this report between land and improvements applies only under the existing program of land utilization. The separate valuation for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. 8) Disclosure of the contents of this appraisal report is governed by the by-laws and reg- ulations of the Appraisal Institute. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser or firm with which he is connected, or any reference to the Appraisal Institute or to the MAI, SRPA, SRA, RM, or SREA designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of communication without the prior written consent and approval of ' appraiser so designated in this report. ' - 3 - Appraisal Qcsourcas of Connecticut,Inc. / ASSUMPTIONS AND LIMITING CONDITIONS (CONTIN UED) 9) In this appraisal assignment, the existence of potentially hazardous material used in ' the construction or maintenance of the building, such as the presence of urea- formaldehyde foam insulation and for the existence of toxic waste, which may or may not be present on the property, was not observed by the appraisers; nor do they ' have any knowledge of the existence of such materials on or in the property. The appraisers, however, are not qualified to detect such substances. The existence of urea-formaldehyde insulation or other potentially hazardous waste material may have ' an effect on the value of the property. The appraisers urge the client to retain an expert in the field if desired. 10) Unless otherwise noted, no environmental impact study was available for my (our) review. It is assumed that the subject site does not contain contaminants or toxic materials of any kind. The presence of such materials would likely change my(our) ' opinion of the value of the appraised property. I (we) reserve the right to revise or amend all value conclusions based upon any further information regarding the presence of contaminants or toxic materials. ' 11 The Americans with Disabilities Act ADA became effective January 26 1992. I(we) have not made a specific survey or analysis of this property to determine whether the physical aspects of the improvements meet the ADA accessibility guide- lines. Since compliance matches each owner's financial ability with the cost to cure ' the property's potential physical characteristics, the real estate appraiser cannot comment on compliance to ADA. A brief summary of physical aspects is included in this report. It in no way suggests ADA compliance by the current owner. Given ' that compliance can change with each owner's financial ability to cure non- accessibility, the value of the subject does not consider possible non-compliance. Specific study of both the owner's financial ability and the cost to cure any ' deficiencies would be needed for the Department of Justice to determine compliance. t -4 - AppraM Resources of Connecticut,Inc. 6ection I—The Appraisal Awignment SECTION I— THE APPRAISAL ASSIGNMENT PURPOSE,INTENDED USER,AND INTENDED USE ' The purpose of the Complete Appraisal is to provide an opinion of the Market Value of the subject property prior to the town of South Windsor Planning and Zoning Commission granting subdivision approval. The intended user of this document is Robert Mannarino of Mannarion Builders, Inc. and the South Windsor Planning Department. The intended use of the appraisal is to assist Robert Mannarino and the town of South Windsor in arriving at a ' reasonable and fair fee in lieu of the creation of open space. ' DEFINITIO N OF MARKET VALUE Definition of Market Value — as defined by the Uniform Standards of Professional Appraisal Practice, 2002 Edition, Effective: March 31, 2002 ' 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 and ' 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 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 own 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 terms of financial ' arrangements comparable thereto; and (5) The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. tIn this appraisal report my opinions of Market Value reflect a hypothetical sale of the subject as of the date of the appraisal. The values have not been discounted over an estimated ' marketing period and interim income and expenses experienced during a typical marketing period have not been considered. ' - 5 - tlpprai,sal Resources of Connecticut,Inc. &ction I—The tlpprai,al t1mi8nment ' PROPERTY RIGHTS APPRAISED ' The subject property is being appraised in fee simple estate as if free and clear of all liens and encumbrances and includes the land and all rights inherent to the fee. ' Definition of 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.' SCOPE OF THE APPRAISAL ' As requested, a Summary Report of a Complete Appraisal is provided. A Complete Appraisal is defined as "The act or process of developing an opinion of value or an opinion ' of value developed without invoking the DEPARTURE RULE" (USPAP, 2002 edition, Definitions section, effective 1/01/02). This type of assignment uses all applicable approaches to value and the value conclusion reflects all known information about the ' appraised property, market conditions, and available data. A Summary Report is considered to provide a summary explanation of the data, reasoning, and analyses developed in the formation of the opinion of value. ' This appraisal was prepared in accordance with the guidelines set forth by the Uniform Standards of Professional Appraisal Practice (USPAP) and the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA). The preparation of this appraisal included a physical inspection of the subject property on February 25, 2004. Research was conducted throughout the market area in order to determine the highest and best use of the subject property and to obtain information pertaining to the valuation of the subject property. In addition, municipal records were reviewed including information pertaining to assessments, deed recordings, filings with the town building department and planning and ' zoning requirements. Lastly, a review of plans, specifications, and cost data provided by the purchaser/developer was conducted. ' The Dictionary of Real Estate Appraisal,Third Edition,Appraisal Institute, 1993,p. 140. Apprm,-A Re,5ources of Connecticut,Inc. &ction I—The AppraiA A mignment ' MARKETING PERIOD AND EXPOSURE TIME ' The estimated marketing period refers to the anticipated period required to sell the subject property after the effective date of the appraisal. The exposure period refers to the presumed ' period which occurred prior to the effective date of the appraisal. The most significant factor in estimating both the marketing period and exposure time is extracted from historical data regarding marketing times for similar properties. As such, if market conditions are considered stable, marketing period and exposure time is typically the same. The two periods may vary if notable changes in market conditions are anticipated. ' Market conditions in the subject area are considered stable. The marketing period and exposure time for sale of the subject property as unapproved is within one year. COMPETENCY STATEMENT This appraiser has the necessary knowledge and experience to appraise the subject property ' competently. I have appraised similar properties in the past and am aware of the forces affecting real estate values in the subject area. For an outline of my qualifications including Connecticut state certification/license number,please refer to the Addenda, Exhibit A. llppraiwl Resources of Connecticut,Inc. 6ection III—Mea tlnalpsis SECTION II—LEGAL MATTERS IDENTIFICATION OF THE SUBJECT PROPERTY Street Address: 565 Nevers Road&Lot 18 Nevers Road South Windsor, Connecticut ' To Be Known As: Joseph Lane Estates ' Assessor's Reference: Map 125, Lot 56-2 &Portion of Lot 55 Survey Reference: "Mannarino Run Subdivision Plan Prepared For Mannarino ' Builders, Inc. 565 Nevers Road South Windsor, Connecticut" prepared by Alford Associates, Inc., dated November 12, 2003 Property Type: An 11.73 acre ± parcel of Residence A-20 zoned land is proposed for subdivision into 16 lots with the appraised property excluding proposed Lot 16 improved with a single-family dwelling. This lot is to be retained by the current property owner. As noted, the intended use of the appraisal document is ' to provide an opinion of the market value of the property prior to subdivision approval. ' LEGAL DESCRIPTION AND FIVE-YEAR SALES HISTORY The following is an outline of the deeds transferring interest in two properties to its current owner. The subject property consists of one parcel and a portion of the other property. ' 565 Nevers Road Grantor William H. Strong ' Grantee David A. Patria Recorded South Windsor Land Records Volume 518,Page 472 ' Instrument Statutory Form Warranty Deed Date March 18, 1988 Sale Price $175,000 ' Comment This property is improved with a single-family dwelling and comprises 3.40 acres. The appraised property includes a portion of the property comprising approximately 1.67 acres of unimproved land. ' - 8 - Appraisal Resource,5 of Connecticut,Inc. Section III—Area Maly8is ' LEGAL DESCRIPTION AND FIVE-YEAR SALES HISTORY S ORY ' Lot 18 Nevers Road Grantor Elizabeth Ahern Patria&Abraham R. Patria ' Grantee David Patria Recorded South Windsor Land Records Volume 204, Page 220 Instrument Warranty Deed Date January 23, 1976 Sale Price $20,000 ' Comment This conveyance represents the sale of 8.40 acres ± of land. The entire 8.40 acres are included in the 10 acre± subject property. For a visual delineation of the subject property, a photocopy of the survey is included in 111ustration 3. Photocopies of the referenced deeds are included in the Addenda, Exhibit B. Propertv Contracts/Listings The appraised property is subject to a purchase and sale agreement with a pending price of $860,000 or $57,333 per subject lot (15 lots) subject to the buyer obtaining all necessary subdivision approvals. The pending sale price is considerably higher than the indicated ' market value of the property due to the fact that the purchase and sale agreement is subject to the buyer obtaining all necessary subdivision approvals and the buyer providing a ' nonrefundable deposit. Personal Property/Business Value ' There is no personal property or business value included within the real property value conclusion provided. tlpprai8al Re,5ource,5 of Connecticut,Inc. &ction III—Area[lnaly8is ASSESSMENT AND TAX DATA Taxing District: Town of South Windsor Year of Last Revaluation: October 1, 2002 Assessment Ratio: 70% List of October 1, 2002 Town Tax Rate: 29.79 mills 565 Nevers Road Dwelling $150,820 Land 61,760 Outbuildings 11,590 Total Assessment $224,170 Tax Rate x 29.79 mills Taxes Levied $6,678.02 The appraised property consists of roughly an unimproved 1.67 acre portion of the property identified as 565 Nevers Road. Based on the methodology employed in the assessment of the above noted property, the subject 1.67 acre portion of the property is estimated to have an assessment of approximately$5,000 indicating a tax burden of roughly$150. Lot 18 Nevers Road Land Only(8.4 acres $94 650 Total Assessment $94,650 Tax Rate x 29.79 mills Taxes Levied $2,819.53 Based on the preceding data and analysis, the estimated 10 acre f (unimproved and unapproved land) appraised property is estimated to have a total assessment (2002 Grand List) of roughly$100,000 and a tax burden of approximately$3,000. - 10 - hppraiM Re,5ources of Connecticut,Inc. 6ection III—Area Analysis SECTION III—AREA ANALYSIS INTRODUCTION The Town, Neighborhood, and Residential Overview sections are provided to enable the reader to understand market conditions within the town of South Windsor and also to provide a general description of the area in which the subject property is located as well as the current residential market. TOWN OVERVIEW The town of South Windsor, incorporated in 1845, is a suburban residential community located along the northern edge of Hartford County in Connecticut's lowlands, approxi- mately 7 miles northeast of the city of Hartford. The town encompasses 28.7 square miles, has a population of 24,412 (per 2000 U.S. Census Bureau), and utilizes a town council/town manager form of government. South Windsor is a readily accessible community served by U.S. Route 5, a four-lane divided highway running in a north-south direction providing access to the Hartford and Springfield areas via the Interstate Route 291 connector to Interstate Route 91. Interstate Route 84, passing through the southeast corner of town, connects with the Massachusetts Turnpike (Interstate Route 90 to Boston) at its northerly terminus and provides access to Hartford, New York, and other points north to south through a major interchange with Interstate Route 91, 5 miles± southwest of town. The State of Connecticut widened Interstate Route 91 from the city of Hartford through Windsor to the Massachusetts state line. The highway has been widened from four lanes to six lanes plus two bus/car pool lanes. This project, combined with the reconstruction of the I-91/I-84 interchange in Hartford, will facilitate continued commercial and industrial growth in the area. In addition, the completed extension of Interstate Route 291, connecting I-91 in Windsor to I-84 in Manchester, runs through the southern part of South Windsor and further enhances the accessibility of the town's commercial areas. Conrail provides rail transportation for freight within the town; air transportation for freight and passengers is provided at Bradley International Airport in Windsor Locks (within 10 miles to the northeast). With a $100 million expansion and renovation program completed, Bradley is among the most modern airports in the country with the capacity to handle growth into the foreseeable future. In addition, in 1998 the Governor of the state of Connecticut announced a $135 million expansion and improvement of the airport terminal complex. Construction of an approximate 452,000 square foot terminal was recently completed. Also, an on-airport multi-level parking garage was just completed. - 11 - Appraisal Resources of Connecticut,Inc. eSection III—Area Analysis TOWN OVERVIEW(CONTINUED) Electric and telephone service is available throughout the town while natural gas serves some scattered areas. Municipal water is available to over 75 percent of the town's devel- oped land; sanitary sewers serve 90 percent of all developed areas. South Windsor is considered an accessible community with a relatively young population enjoying above-average incomes and employment possibilities. Future industrial and residential development is anticipated, taking advantage of the availability of municipal utilities and of additional developable land. The town has an efficient town government and planning department that should ensure the continued stable growth of the community. - 12 - Apprai"Resources of Connecticut,Inc. &ction III Area Analysis Illustration 1 —Subiect Location Man - Ce*al•Sours StMemoeaa , i - J f Johnson kt_morlal New England At SuLihwoodlores Museum . � .: f I •tl.. Qp.�- _ Crysttl - �`a� , P4rypp'` • Broad Bros - - &13 Cl �. Bksgtan . r e. I , Rockville Getyeral Hose e: OWN M.- O al „fir MT Sam i Nosptal `i ':.. )) Sq .... �r,,. v�I _..._Merrcha••tm.Merrgr�sl Fb� of Bee�gr d d.GO A ^ram.. r.... i-•p!omf-1 - A artz dHaspte�4 � p H� 'I Herf0-& Alr'l)M' O ytp r .t-r• y� Rio: - Q0 -. O / � -NSW V �_ __._. r•_ ` TONood Cou Ckb i - Blacklraige Caudry CNb " j F i�i - 13 - Appraisal I)e sources of Connecticut,Inc. (Section III—Area Analysis NEIGHBORHOOD OVERVIEW The subject neighborhood is located in the northcentral portion of the town of South Windsor. The neighborhood basically consists of properties located along Nevers Road, Herman Way, and Joseph Lane. There are several subdivisions on the easterly and westerly sides of Nevers Road. The northcentral section of South Windsor is zoned for residential development. Improvements are consistent with zoning and include single-family dwellings ranging widely in age, condition, style, and market value. The wide range is a result of numerous small to moderately sized subdivisions constructed over the past 30 years±. Nevers Road is a residential collector roadway providing north/south access to various subdivisions located to the east and west of the roadway. Improvements along Nevers Road range widely in age, condition, and market value. There are homes constructed prior to 1900 while there are a few dwellings constructed within the past 10 years. Single-family dwellings located along Nevers Road range from approximately $175,000 to in excess of $300,000. Herman Way and Joseph Lane are located along the easterly side of Graham Road. Graham Road is also a north/south collector roadway providing access to various subdivisions including Herman Way and Joseph Lane. These two roadways primarily consist of moderately priced raised ranch style single-family dwellings constructed in the late 1960's and early 1970's ranging in market value from $225,000 to $275,000. The subject property is to consist of an extension of Joseph Lane serving 12 of the proposed 15 appraised single-family lots. The remaining 3 appraised lots are to be located along the westerly side of Nevers Road just north of its intersection with Wood Pond Road. It is not uncommon in South Windsor or surrounding communities to include extensions of residential subdivisions improved with moderately or modestly priced single-family dwellings to be improved with larger custom built dwellings to be sold at substantially higher prices. In effect, the road extension becomes its own neighborhood. Other notable improvements within the general area include the highly successful Top Stone Golf Course located approximately 1 to 2 miles northwest of the subject property. The golf course includes 18-holes, a clubhouse, and a full service restaurant. The northcentral section of South Windsor is served by all utilities including sanitary sewer, water,natural gas, electricity, telephone, and cable television. The majority of the commercial improvements are located along Sullivan Avenue, also known as Connecticut Route 194, and its intersection with Connecticut Route 30. - 14 - Appraisal Resources of Connecticut,Inc. eSection III—Area Analysis NEIGHBORHOOD OVERVIEW(CONTINUED) Improvements include a few neighborhood shopping centers and a larger community shopping center. The larger community shopping center, located at the intersection of Routes 194 and 30 approximately 3 miles south of the subject property, includes a newly constructed Super Stop N Shop Supermarket. In conclusion, the subject property is located within a residential area consisting of a single- family dwellings ranging widely in age, condition, style, and market value. There are a few subdivisions in the northcentral section of town improved with dwellings ranging in value from $400,000 to $600,000. However, the majority of the dwellings in the general area more typically range in value from $200,000 to $350,000. - 15 - tlpprai,-,al Re8ource8 of Connecticut,Inc. eSection III—!Area[Analysis Illustration 2—Nei hborhood Ma a o Q FW Ala,:ay�� R015wt Dr 06, Al ' o z WNW 2 SO a Ra q� rc M 7. yyr. E ba NaY°sRb Barb Rd p La 'law$t ' - h7drr Or Am Rd t' Kent Ln Gib' ' aWs�R -'-9'Rd N Sr FtMft P41ra Q YS k 0 Sby�alc,�3gok - 8 _ ij. A °fi (� c 194 r `kC�Qo(. R W(h 4. ° c e � O`N6ye?c� r V b a ` ",%%,.Glom Cror Src:dh wn _ ""rXryalS �g � Cr a ' - 16 - [lppraia Qcwurces of Connecticut,Inc. (Section III—Area tlnalysi8 ' RESIDENTIAL MARKET OVERVIEW ' An investigation of the South Windsor residential housing and building lot market was conducted in order to determine the supply and demand characteristics of this market ' segment and provide a general overview of the market. The South Windsor residential market is characterized as suburban with the majority of ' single-family dwellings being situated on lots generally containing between 0.5 acre f to 1 acre ±. Single-family dwellings in South Windsor range in market value from a low of $100,000 f to in excess of$700,000. The majority of the housing in South Windsor tends to be in the $225,000 to $325,000 price range. However,newly constructed dwellings typically range in value from $400,000 to $600,000. The following chart summarizes the number of residential single-family dwelling sales, average sale price, absorption rate, and median days on the market over the past several years. The data is provided by the Realtors Listing and Information Service, Inc. (MLS), the ' primary advertising medium for residential property in Hartford County. ' Number Average Monthly Median Days Year of Sales Sale Price Absorption Rate On Market ' 2003 251 $266,218 20.92 per month 39 days 2002 253 $241,283 21.08 per month 21 days 2001 266 $219,661 22.17 per month 20 days 2000 209 $213,177 17.42 per month 21 days According to the Realtor's Multiple Listing & Information Service, Inc. (MLS), the primary advertising medium in the greater South Windsor area, the average sale price of a single- family dwelling in South Windsor has increased roughly 7.7 percent per annum over the past ' 4 years. Marketing times have remained low over the past several years indicating strong demand. ' The following chart provides a summary of the number of dwellings listed for sale (47) in the MLS and corresponding price range. A total of 7 dwellings or 15 percent of the offerings are newly constructed dwellings or dwellings to be constructed. However, many of ' the dwellings to be constructed are not listed via the MLS. The majority of the newly constructed dwellings to be constructed are offered for sale with prices ranging from $400,000 to $600,000. ' - 17 - tlpprai,gal Resources of Connecticut,Inc. &ction III—[Area tlnaly8is RESIDENTIAL MARKET OVERVIEW(CONTINUED) Number of Single-Family ' Dwellings Listed For Sale Price Rame 0 (0 new homes) Less than$100,000 1 (0 new homes) $100,000 - $149,999 ' 5 (0 new homes) $150,000 - $199,999 7 (0 new homes) $200,000 - $249,999 ' 8 (0 new homes) $250,000 - $299,999 8 (1 new home) $300,000 - $349,999 7 (2 new homes) $350,000 - $399,999 2 (0 new homes) $400,000 - $449,999 3 (1 new home) $450,000 - $499,999 0 (0 new homes) $500,000 - $549,999 ' 0 (0 new homes) $550,000 - $599,999 1 (1 new home) $600,000 - $649,999 2 (2 new homes) $650,000 - $699,999 ' 3 (0 new homes) Over$700,000 ' These statistics confirm the previous conclusions regarding value and price ranges of single- family dwellings situated in South Windsor. ' According to the Realtor's Multiple Listing and Information Service, Inc. (MLS) serving the greater subject market area, 4 lots are available for sale. There are also a few random lots ' available for sale situated throughout town. Offering prices currently range from approximately $115,000 to $249,000. The majority of the few lots for sale have offering prices ranging from $115,000 to $140,000. ' A review of the South Windsor land records was conducted to determine the number of lot sales within town over the past few years in an effort to determine current and anticipated f ' demand and absorption of the existing available lots. The following chart provides a summary of the approximate lot transactions and typical range in sale price over the past few years. It is important to note that the sales volume does not account for the sale of newly ' constructed single-family dwellings, which reduces the inventory of residential lots. ' - 18 - tlpprai8al Ike,5ources of Connecticut,Inc. (Section III—Area tln*8is ' RESIDENTIAL MARKET OVERVIEW CONTINUED ' Summary of Residential Building Lot Sales in South Windsor Year #of Sales Lots Sold/Month Most Prevalent Price Ranee Average Sale Price ' 2003 8 0.67 $90,000 -$140,000 $112,OOOf 2002 16 1.33 $75,000 -$120,000 $102,000 f 2001 11 0.92 $65,000 -$110,000 $76,000 f ' 2000 13 1.08 $60,000 -$85,000 $69,500 t ' The price of single-family building lots has been increasing rather rapidly as demand continues to be strong and the availability of additional lots is declining as a result of the lack of available quality developable land. ' It is important to note that the indicated monthly absorption rate is a town-wide absorption rate and not a rate experienced by any single subdivision within the town of South Windsor. ' It is also important to note that the majority of the active subdivisions in South Windsor during this time period have marketed lots with build-to-suit opportunities only. Therefore, actual absorption of inventory is considerably higher than indicated in the above chart. ' The following is a summary of the absorption data within the most active or recently developed subdivisions in South Windsor. Number Number Absorption Current Housing Subdivision o Lots Commenced Lots Sold o Months Rate Value Range Evergreen Estates 13 2001 12 28 0.43/mo $400,000-$575,000 Stone Crossing 8 2002 8 14 0.57/mo $450,000-$600,000 Sweet Meadow 16 2002 16 17 0.94/mo $450,000-$600,000 Cutler Ridge I1 32 2000 32 25 1.28/mo $450,000-$625:000 ' DemingHill 117 1998 102 70 1.46/mo $400,000-$600.000 The majority of the above noted subdivisions were primarily selling house/lot packages. ' The absorption rate does not include the initial infrastructure and house construction time frame necessary prior to the commencement of sales. Deming Hill Estates includes Pond Estates at Red Rock subdivision. The two subdivisions are adjacent to one another and are developed by the same builder/developer. Deming Hill ' Estates began selling homes in the $300,000 price range with prices, size of dwelling, and construction quality increasing almost annually. ' Stone Crossing, Sweet Meadow Lane, and Cutler Ridge II were all developed by Mannarino Builders, Inc. Some of the initial homes constructed in the subdivisions started at slightly lower prices. However, the last dwellings built in these subdivisions generally ranged from ' $450,000 to $600,000 with a few dwellings being sold in excess of$600,000. - 19 - Appraisal Pe8ources of Connecticut,Inc. &coon III—Area Maly5is ' RESIDENTIAL MARKET OVERVIEW(CONTINUED ) The number of residential building permits issued during a given period is also an indicator of the actual absorption rate of lots. Shown following summary of residential permits issued and absorption rate for South Windsor over the past several years. The Connecticut Department of Labor and the Connecticut Department of Economic and Community Development provided the data. Single-Family Absorption Rate Year Building Permits (Permits Per Mon th) 2003 (7 mos.) 36 5.14 2002 154 12.83 ' 2001 69 5.75 2000 68 5.67 1999 107 8.92 1998 134 11.17 1997 124 10.33 1996 99 8.25 ' 1995 78 6.50 The preceding table indicates building activity has fluctuated rather significantly over the past several years ranging from roughly 6 permits per month to nearly 13 permits per month. The average permit activity over the past 9 nines is 8.28 permits per month. The majority of the building activity has been taking place in the eastern section of southeastern. Overall, tthe permits issued indicate strong demand for residential building lots and dwellings in South Windsor. ' Based upon the number of lots available (estimated at approximately 20 lots essentially immediately available for development) and the current absorption rate, the existing supply of lots should take only several months to be absorbed, assuming no additional land is approved for development and the current rate remains essentially unchanged. The low number of building lots available for sale and or development bodes very well for the ' success of the appraised subdivision. In summary, the housing market in South Windsor is primarily focused on providing ' moderately high priced housing with recent sale prices averaging approximately$266,000:L. However, new construction prices tend to range from $400,000 to $600,000. The South Windsor housing market continues to thrive with increasing housing prices. However, the historically low interest rates are having a substantial impact on the successful residential market. When and if interest rates increase,prices will most likely stabilize quite quickly. ' -20 - llpprai"Resources of Connecticut,Inc. 6ection IV— Description of eSubject Property ' SECTION IV—DESCRIPTION OF SUBJECT PROPERTY SITE DATA Physical Description ' Survey Prepared For Mannarino"Reference: Mannarino Run Subdivision Plan Pre .f p Builders, Inc. 565 Nevers Road South Windsor, Connecticut" prepared by Alford Associates, Inc., dated November 12, 2003 ' For a visual delineation of the subject site, refer to Illustra- tion 3. ' Subdivision Area: 11.80 acres f (includes Lot 16 to comprise 1.73 acres improved with a dwelling,not to be conveyed to Mannarino Builders,Inc.) ' Lot Descriptions: Lot# Size 1 22,761 sq.ft. /0.523 acre ' 2 22,467 sq.ft. /0516 acre 3 22,415 sq.ft. /0.515 acre 4 22,314 sq.ft. /0.512 acre 5 20,969 sq.ft. /0.481 acre 6 21,498 sq.ft. /0.498 acre ' 7 22,603 sq.ft. /0.519 acre 8 22,338 sq.ft. /0.513 acre 9 22,076 sq.ft. /0.507 acre 10 21,934 sq.ft. /0.504 acre 11 23,178 sq.ft. /0532 acre 12 22,562 sq.ft. /0.518 acre ' 13 * 42,370 sq.ft. /0.973 acre 14 * 32,346 sq.ft. /0.737 acre 15 * 36,346 sq.ft. /0.834 acre 16 ** 75,377 sq.ft. / 1.730 acre * Located along Nevers Road. ** Improved with a single-family dwelling to be retained by seller(aka 565 Nevers Road). Topography: The subdivision is primarily level with a few areas having a gently rolling topography. The proposed development is primarily wooded with mature trees. - 21 - [lpprai"Re8ourccs of Connecticut,Inc. 6cction N— Description of eSubject Property SITE DATA CONTINUED ! Physical Description (Continued) Flood Zone: Flood Zone `X': areas outside a 500-year floodplain 1 Flood Map Reference: FIRM Community Panel Number 090036 0002 D, Dated February 23, 2001 Wetlands: The subdivision does not contain any wetland soils. Easements: No known adverse easements Environmental: An environmental report was not furnished regarding the sub- ject to determine the existence, if any, of hazardous substances ' including without limitation asbestos, chemicals, petroleum leakage, or other environmentally hazardous materials. I have no knowledge of the existence of such materials on or in the property unless otherwise stated. However, I am not qualified to test for such substances or conditions which may affect the ' value of the property. No responsibility is assumed for any such contamination of the property nor do I claim to have expertise in identifying such substances. ! Proposed Site Improvements After All Zoning Approvals Are In-Place ' The subdivision requires the construction of one interior roadway extending approximately 610 linear feet. The roadway is an extension of an existing residential street known as Joseph Lane. The proposed interior roadway will likely include a 6-inch bank run gravel subbase, 6-inch processed stone traprock base, 11/2-inch compacted premixed bituminous binder course, a 1%2-inch bituminous concrete wearing surface, and bituminous concrete curbing. The roadway will also likely be 26-feet wide with 4-foot wide concrete sidewalks along both sides of the roadway. The roadway will commence at the southerly terminous of Joseph Lane and terminate as a cul-de-sac. All utilities and drainage facilities are available ! at the terminus of the existing road known as Joseph Lane. According to the developer, the cost to construct the infrastructure improvements is estimated at $250 per linear foot. The development costs per linear foot are lower than normal due to the availability of all utilities and drainage facilities at the terminus of the existing roadway which is to be extended. No off-site improvements or special drainage facilities need to be constructed. ! ' - 22 - i -------- 1. --iAr I Lul p'.v, ---------------- is 6.4 I LA F11"J tlppraM Qa,5ources of Connecticut,Inc. &ction IV— Description of&bject Property ZONING The subject property is located within the A-20 Residential zone. Permitted uses in the A- 20 zone are primarily limited as single-family residences. ' The following are the dimensional requirements within the A-20 zone. Minimum Lot Area 20,000 square feet Minimum Lot Frontage 100 feet Minimum Lot Depth 150 feet ' Minimum Front Yard 40 feet Minimum Side Yard 10 feet Minimum Rear Yard 40 feet ' Maximum Building Height 30 feet Maximum Lot Coverage 15% The appraised property is in the preliminary stages of obtaining the necessary approvals for subdivision into 16 lots. As noted, Lot 16 will be retained by its current owner and is excluded in the valuation of the subject property. ' The South Windsor Planning and Zoning Commission subdivision approval requires the PP developer to pay a fee equal to 10 percent of the market value of the property prior to ' subdivision approval in lieu of the creation of an open space requirement. - 24 - Apprai8al Reo5ouree8 of Connecticut,Inc. 6cction V— Ili&A and Bess Use SECTIO N V—HIGHEST AND BEST USE ' HIGHEST AND BEST USE ' Definition of Highest and Best Use — 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.) ' In order to determine the highest and best use of a property consideration must be given to zoning, neighboring land uses, and availability of major transportation routes. In addition, the characteristics and marketability of the proposed or existing improvements must be ' considered. The subject property consists of a 10 acre parcel of land to be subdivided into 15 lots. The ' proposed subject residential single-family building lots are to range in size from 0.481 acre acre to 0.973 acre. The subdivision requires the construction of one interior roadway extending roughly 610 linear feet. To date,no infrastructure work has commenced. A review of zoningrequirements indicates development of the i re u q p e site is essentially limited to single-family dwellings as outlined in the ZONING section of this report. The engineering and surveying completed to date indicates the subject site is physically capable of supporting the proposed subdivision. A review of the residential market in South Windsor indicates a very active market as outlined in the Residential Market Overview section of this report. Nearly all newly ' constructed single-family dwellings range in price from $400,000 to $600,000. The subject property is located within a moderately priced area improved with single-family ' dwellings ranging widely in age. The subject lots that are to be located along the proposed roadway will have offering prices starting at $425,000. The 3 lots located along Nevers Road will command lower prices as a result of the roadway being a well traveled residential ' collector roadway serving the various subdivisions in the area. Based upon the preceding considerations, it is my opinion that the highest and best use of ' the subject property is for subdivision and development of the proposed 12 subject residential single-family building lots with single family-dwellings generally ranging in price from $425,000 to roughly $600,000. The 3 lots located along Nevers Road will likely ' be improved with slightly lower priced homes. Dictionary of Real Estate Appraisal,Third Edition,Appraisal Institute, 1993,p. 171. -25 - Apprai,gal Resources of Connecticut,Inc. &coon V I— !Approach to and Estimate of Value ' SECTION VI—APPROACH TO AND ESTIMATE OF VAL UE INTRODUCTION ' In any determination of the value, data is sought in the local market on such factors as sales and offerings of similar properties and tracts of vacant land, current construction 1 cost, rentals of similar properties and their operating expenses, and current rates of return on comparable investments and properties. Utilizing this data, a value estimate can be developed through the use of the three normally accepted approaches to value; namely, the Cost Approach, the Sales Comparison Approach, and the Income Capitalization Approach. ' Since the subject property consists of unimproved land, the Cost Approach and Income Capitalization Approach are not applicable. The Cost Approach is typically utilized to value land improvements and incorporates other methods of valuing the underlying land. The subject lots are unimproved and, therefore, the Cost Approach is not applicable. The Income Capitalization Approach cannot be utilized since the subject land does not generate rental income. ' The Sales Comparison Approach is often used to value properties similar to the subject. P pP P p J Given the intended use of the property, the Sales Comparison will be the only method ' employed in valuing the property prior to subdivision approval. ' - 26 - Appraiwl Resources of Connecticut,Inc. 6ection V I— Approach to and bstimate of Value SALES COMPARISON APPROACH ' The Sales Comparison Approach is based upon the premise that the informed purchaser would pay no more for a property than the cost of acquiring a similar property. ' Under the Sales Comparison Approach similar properties recently sold or offered for sale on the current market are analyzed and compared to the subject property. Adjustments ' are considered for such factors as location and neighboring land uses; time of sale; site characteristics including size, topography, and frontage; and building characteristics including age, condition, size, and construction quality. ' The Sales Comparison Approach is particularly applicable when a reasonably active market yields sufficient quantities of reliable comparable sales data. An investigation of recent sales of properties considered similar to the subject was conducted throughout Suffield and the town of Somers. The following sales were chosen for comparison to the subject property. ' - 27 - Appraisal Qe3ource,5 of Connecticut,Inc. 8cction V I— !Approach to and Estimate of Value SALES COMPARISON APPROACH (CONTINUED) Sale 1: 23 Schneider Road Somers, Connecticut Grantor Eleanor Schneider Grantee Luping Pell&Ann P. Hudson Recorded Somers Land Records Volume 226, Page 495 Instrument Warranty Deed Date May 29, 2003 Sale Price $630,000 Zone Residential A-1 Land Data Size: 60 acres Shape: Slightly irregular Topography: Gently sloping; 50% open farmland, 50%wooded Frontage: 1,200 feet± along westerly side of Schneider Road Easements: No known adverse easements Wetlands: None noted. However, portions of site include clay type soils increasing development costs and possibly reducing the number of lots the site is capable of yielding. Utilities: Electricity&telephone Unit Price $10,500 per acre Financing Cash transaction Verification The sale was verified with the Somers town planner and a real estate broker with knowledge of the transaction. The property was purchased for agricultural purposes. However, the site has significant residential development potential. - 28 - tlppraM Resources of Connecticut,Inc. &ction V I— !Approach to and Estimate of Value ' SALES COMPARISON APPROACH (CONTINUED) Sale 2: s/s Sharon Drive ' South Windsor, Connecticut Grantor M.G. Realty Limited Partnership Grantee Horseshoe Lane Associates, LLC Recorded South Windsor Land Records ' Volume 1439, Page 276 Instrument Warranty Deed Date April 4, 2003 Sale Price $200,000 Zone Residential A-40 ' Land Data Size: 6.37 acres Shape: Irregular ' Topography: Irregular topography,primarily wooded Frontage: 50 feet south side of Sharon Drive Easements: No known adverse easements ' Wetlands: Modest Utilities: All available ' Unit Price $31,387 ' Financing Cash transaction Verification The sale was verified via the land records as well as the seller. The sale was contingent upon the buyer obtaining approvals for development with a 17-unit active adult community and financing. However, the seller indicated the price would not have been lowered ' with or without the contingency clause in the purchase and sale agreement. The price was considered indicative of the value of the property as raw unapproved land. ' - 29 - Apprai,al Po8ources of Connecticut,Inc. 6ection V I— Approach to and Estimate of Value ' SALES COMPARISON APPROACH CONTINUED Sale 3: n/s Strong Road South Windsor, Connecticut ' Grantor Bancroft Brook, L.L.C. Grantee Shady Brook Associates, LLC Recorded South Windsor Land Records ' Volume 1334,Page 136 Instrument Warranty Deed Date July 10, 2002 ' Sale Price $260,000 Zone Residence A-40 ' Land Data Size: 11.85 acres Frontage: 62.61 feet of noncontiguous frontage Shape: Irregular Topography: Rolling Utilities: All available ' Wetlands: Moderate ' Unit Price $21,941 per acre Financing None recorded ' Verification Verified with the South Windsor land records and planning officials. The property was also verified with the seller, Marshall Taylor. The ' acquisition price was negotiated in 1998 contingent upon the buyer obtaining all necessary approvals. No nonrefundable deposit was required. However, the approval process lasted nearly five (5) years ' with the buyer entering into a litigation process with the town of South Windsor expending substantial sums of money to obtain the approval for development of the site with a 20-unit detached elderly ' housing complex. According to the seller, considering the amount of money expended by the buyer and the time frame involved in closing the transaction, the recorded price was considered consistent with no ' contingency clause in the contract and representative of the market value of the property as unapproved at the time of closing. ' - 30 - Appraisal Resources of Connecticut,Inc. (Section V I— Approach to and Estimate of Value ' SALES COMPARISON APPROACH CONTINUED ' Sale 4: w/s Niederwerfer Road ' South Windsor, Connecticut Grantor Edward Pudim, Administrator of Estate of John Pudim, Jr. & Estate of August Pudim Grantee Giroux Construction, LLC ' Recorded South Windsor Land Records Volume 1316, Page 243 Instrument Warranty Deed ' Date May 2, 2002 Sale Price $150,000 Zone Rural Residence Land Data Size: 10 acres Frontage: 593.04 feet Shape: Slightly irregular Topography: Roughly 50% (front) moderately sloping; rear 50% (rear) some ' steep sloping;primarily wooded Utilities: Electric and telephone only ' Wetlands/ Easements: Nominal; a portion of the rear of the site is subejct to a 300 foot wide Connecticut Light & Power Company R.O.W. improved with high ' tension power lines Unit Price $15,000 per acre Financing None recorded ' Verification Verified with the South Windsor land records and planning officials. The property was purchased for subdivision into three(3) street front building lots and representative of the market value of the property as unapproved at the time of closing. ' - 31 - Appraisal Resources of Connecticut,Inc. &coon V I— [Approach to and Estimate of Value ' Illustration 4—Comparable Sales Location May U ' � Sfi«WOfA�Wq/ 41 c V � a 8, Meze�wn G� Ba�QE 4 o& e . �� SottMvxa Pees J „oy'°`0� Ole P o 1 tsydos d s ewJwua« _ O Q @� sy. '*O 9�N ��Gv7i9�k' � � Fto9�µaeltd u xK 3 A �. iecst:rdlbsoiN �. i .a 4F _ � � ® 'h Oe a ' - 32 - r r rr r r r r rr r ® r rr r r rr r r r r TABLE 1 - SUMMARY OF COMPARABLE LAND SALES Land Area/ Utilities Price Per Address Sale Date Sale Price Acres Wetlands/Easements AvailabI Acre Sale#1 23 Schneider Road 05-29-03 $630,000 60.00 nominal elect.&tele only $10,500 Somers,CT Sale#2 s/s Sharon Drive 04-04-03 $200,000 6.37 modest all $31,397 South Windsor,CT w Sale#3 n/s Strong Road 07-10-02 $260,000 11.85 moderate all $21,941 v' South Windsor,CT Sale#4 w/s Neiderwerfer Road 05-02-02 $150,000 10.00 moderate elect.&tele only $15,000 South Windsor,CT Subject 565 Nevers&Lot 18 Nevers Rd as of 02-25-04 N/A 10.00 none all N/A (10 acre portion of 2 properties) South Windsor,CT Appraisal Resources of Connecticut,Inc. (Section VI— !Approach to and l 5timate of Value ' SALES COMPARISON APPROACH (CONTINUED) tThe preceding sales were analyzed and compared to the subject property on an"As Is"basis. Adjustments were considered for such factors as property rights conveyed, financing terms, ' conditions of sale, time of sale, location, and physical characteristics of the sales. A summary of the sales is provided in Table 1. Sale 1 is located in the community of Somers. Land and lot prices tend to be slightly less expensive and therefore an upward location adjustment is applied to the sale. The sale site comprises 60 acres. Typically larger parcels command low unit prices, assuming all other ' things are equal. Therefore, an upward size adjustment is applied to the sale. The overall developability of the sale site is considered relatively similar. However, the sale site is served only by electricity and telephone. A substantial upward adjustment is required. ' Overall, the indicated unit price is adjusted upward to approximately$20,000 per acre. Sale 2 consists of slightly smaller tract of land within a comparable area served by all utilities. The property was sold on a contingency basis for development with an age restricted development. However, upon verification of the sale with the seller, the price was considered representative of the market value of the land as unapproved and without any contingency clause. The seller indicated the clause did not impact the negotiated sale price. A moderate downward size adjustment is considered reasonable. ' Sale 3 is considered very similar to Sale 2. The property was sold contingent upon approval for development with an age restricted complex. However, due to the litigation expense and approval expense involved in obtaining all necessary town approvals, the original sale price was considered by the seller to be more representative of the value of the property as raw unapproved land as of the date of the closing. Essentially no adjustments are applied to the unit sale price. Sale 4 includes a raw parcel of land with substantial frontage. The sale is considered similar ' to Sale 1 as the parcel is served by electricity and telephone only. A moderate upward adjustment is applied to the unit sale price. Based upon the preceding analysis it is my opinion that the subject property has indicated market value of$20,000 per acre as unapproved residentially zoned acreage. Therefore: 10 acres x $20,000/acre=$200,000 Indicated Market Value of Subject Property "As Unapproved Acreage" ViaSales Comparison Approach .............................................................. $200,000 - 34 - Appraisal IResources of Connecticut,Inc. &lion VI— [Approach to and Estimate of Value SALES COMPARISON APPROACH (CONTINUED) Marketing Period/Exposure Time Based upon a review of the marketing periods and exposure times for the sales included in this section of the report as well as other sales not included in this report, it is my opinion that the marketing period and exposure time for the subject property is within one year. RECONCILIATION AND FINAL ESTIMATE OF VALUE Reconciliation is the process of coordinating and integrating related facts into a unified con- clusion. This requires a reexamination of specific data, procedures, and techniques within the framework of the approaches utilized. The Sales Comparison Approach was the only approach utilized to value the subject property and is considered the most reliable method of valuing unimproved land. After analyzing all data pertinent to this appraisal, it is my opinion that as of February 25, 2004, the subject property has a Market Value "As Is If Sold to a Single Purchaser" of: Two Hundred Thousand Dollars ($200,000) Based upon the Market Value conclusions, it is my opinion that a reasonable marketing period and exposure time for sale of the subject property is within one year - 35 - Apprai,gal Resources of Connecticut,Inc. CERTIFICATE OF APPRAISER I 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 personal interest with respect to the parties involved. 4) I have no bias with respect to the property this 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 reporting 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 and the requirements of the Code of Professional Ethics of the Appraisal Institute. 8) I have made a personal inspection of the property that is the subject of this report on February 25,2004. 9) No one provided significant professional assistance to the person signing this report. 10) I certify that the use of this appraisal report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 11) As of the date of this report,Robert A.Pfeifer,Jr.,MAI, SRA has completed the requirements of the continuing education program of the Appraisal Institute. Dated: March 1,2004 "':-'lobert A.Pfeifer,Jr., AI, rr- - 36 -�- 496 Vice President - ADDENDA- PROFESSIONAL QUALIFICATIONS Robert A. Pfeifer, Jr., MAI, SRA 104 Main Street Manchester, Connecticut 06040-3142 (860)646-0882 Professional Designations • Member of the Appraisal Institute,MAI Designation No. 9345 • Senior Residential Appraiser of the Appraisal Institute, SRA • State Certified General Real Estate Appraiser, State of Connecticut, Certification No.496 Real Estate Appraisal Experience December 1990—Present: Vice President—Real estate appraiser with Appraisal Resources of Connecticut, Inc., Manchester, Connecticut. Appraisal assignments include narrative appraisals of commercial properties, with specific areas of expertise in the analysis and valuation of proposed and existing multi-tenant office developments, community and neighborhood retail centers, apartment complexes, industrial facilities, condominium developments, and residential subdivisions. Appraisals of special use properties include golf courses, churches, day care facilities, restaurants, and gravel extraction sites. Management duties involve coordinating production, supervision, and review of staff appraisers. January 1983—November 1990: Real estate appraiser with David N. Collins Agency, Suffield, Connecticut. Appraisal assignments included narrative appraisals of commercial properties as well as form appraisals of residential properties. Management duties included coordinating production and review and training of staff appraisers. Qualified as an expert real estate witness in Connecticut Superior Courts and United States Federal Bankruptcy Courts. Lectured for the State of Connecticut Real Estate Licensing and Recertification program concerning real estate appraisal practices. Education University of Connecticut, Storrs,Connecticut Bachelor of Science Degree,December 1982 Major: Real Estate&Urban Economic Studies Successfully challenged or completed various courses and attended numerous seminars offered by the Appraisal Institute. Certified under the Appraisal Institute Continuing Education Program through December 31,2008. - Exhibit A- voL. 9 R Q PAEE 2 i QUIT-CLAIM. DEED (individual) 006339 TO ALL PEOPLE TO WHOM THESE PRESENTS SHALL COME, 6REETINe: KNOW YE,Tii,io'tT, 1, Christopher S.Ciechowski (hereinafter referred to as the "Grantor"), of the Town of South Windsor, County of Hartford, and State of Connecticut,for divers good cause and considerations thereunto moving,especially for TWENTY THOUSAND AND NO1100 ($20,000.00)DOLLARS received to my full satisfaction of WENDY J. CIECHOWSKI, (hereinafter referred to as the"Grantee"), of the Town of South Windsor, County of Hartford, and State of Connecticut have remised, release, and forever quitclaimed, and do by these Presents,for myself and my successors and heirs,justly and absolutely remise, release, and forever QUIT. CLAIM unto the said Grantee, her heirs and assigns forever, all the right,title, interest, claim and demand whatsoever as I,the said Grantor have or ought to have in or to a certain piece or parcel of land situated in the Town of South Windsor, County of Hartford and State of Connecticut,and being more particularly described as Lot 2 on a map entitled, wFuss&O'Neill consulting engineers Manchester, Connecticut Subdivision Plan for Elizabeth Tycz Nevers Road South Windsor, CT. Proj. No. 80-234a Dated 219181 Revised 4/7181 Scale 1"=40' Designer L.J.G. Checker W.F.K. Sheet No. 1 of 1",which map is on file in the Town Clerk's Office of the Town of South Windsor. TO HAVE AND TO HOLD the premises, with all the appurtenances, unto the said Grantee her heirs and assigns forever, so that neither I the Grantor nor my heirs nor any other personunder me or them shall hereafter have any claim, right or title in or to the premises,or any part hereof, but therefrom and they are by these presents forever barred and excluded. IN WITNESS VUEREOF, I have herento set my hand and seal this 16th day of December,A.D. 1997. Signed, Seated and Delivered in the presence of { Thous P. Fjt2derlald Christopher S.Ciechowski Carol King rolarrvRv 7F rAY,R-CEIM _ _ - - Exhibit B - Page 1 of 2 VOL. 13 R 6 PAGE 96 WARRANTY DEED STATUTORY FORM 8 468 1, RAYMOND TYCZ a/k/a RAYMOND E. TYCZ, of Las Vegas, Nevada, for the consideration of TWO HUNDRED FORTY-FIVE THOUSAND($245,000.00)DOLLARS, grant to JEAN K. PATRIA,of the Town of South Windsor, County of Hartford and State of Connecticut,with WARRANTY COVENANTS, a certain piece or parcel of land in the Town of South Windsor,County of Hartford and State of Connecticut known as 558 Nevers Road and being more particularly described and shown as"Parcel 3. Remaining Land of Elizabeth Tycz, area = 6.6 acres", and "Lot 1. Area = 40,800 sq.ft" on a map entitled "Subdivision Plan for Elizabeth Tycz Nevers Road South Windsor, CT. FUSS &O'NEIL Consulting Engineers Manchester,Connecticut. Proj.No.80-234a Date 2/9/81,revisions 417181,Scale 1"=40'Field 255 Designer L.J.G.Checker W.F.K.Sheet No. 1 of I".which map is on file in the Town Clerk's Office of the Town of South Windsor. Being the same premises described in a Quit-Claim Deed dated May 18, 1981 and recorded May 19, 1981 in Volume 299 at Page 14 of the South Windsor Land Records. SUBJECT TO: law. 1. Any and all provisions of any ordinance,municipal regulation, public or private 2. Taxes on the Grand List of October 1, 2001, and thereafter, which taxes the Grantee herein assumes and agrees to pay as part consideration for this deed. Signed this day of November,2002. Witnessed by: Raym d Tycz a/k/a R E.Tycz •r� a.�77H t7C!�f STATE OF NEVADA ) COUNTY OF ��� November e?.6 ,2002 Personally appeared,Raymond Tycz a/k/a Raymond E.Tycz,Signer and Sealer of the foregoing Instrument, and acknowledged the same to be his free act and deed. before me. CONVEYA14CE TAX RECEIVEDQe,-- STATE$/ate' L S e�fO� No. �C4io.- �yOCAL�,'�� Notary Public TOWN CLERK OF SOUTH WINDSOR My Commission Expires: `7*7,ta.� Grantees'Mailing Address: -------------------' 558 Nevers Road y0��� South Windsor, CT 06074 DATE Id J. Ue�L f-T Arc:: •./ -•e Tow cLc��•?rs..,iw,;••;•�. .:=,. - Exhibit B - Page 2 of 2 Kelli Koehler RE 04 06P, Jose h Lane Estates a _ n From: "William Lanning"<W Lan ning@southwindsorfire.org> To: "Kelli Koehler"<koehle@southwindsor.org> Date: 2/6/04 3:24PM Subject: , , , -----Original Message----- From: Kelli Koehler[mailto:koehle@southwindsor.org] Sent: Friday, February 06, 2004 10:53 AM To: Bob Deptula; Jeff Doolittle; Chris Dougan; Ray Favreau; Matt Galligan; Mike Gantick; Sgt. Rich Bond; Karl Reichle; Fred Shaw; Melvin Stead; William Lanning Subject: 04-06P, Joseph Lane Estates Please respond with any comments.Thanks -Kelli No Comment at this time. I will review the need for fire hydrants when design is complete. Wm. Lanning Robert L. Vetere 49 Wood Pond Road, South Windsor, Cl 06074 February 24, 2004 Michael J. Gantick Director of Public Works Town of South Windsor 1540 Sullivan Avenue South Windsor; CT 06074 ZD Jeffrey B. Doolittle FEB 2 ?044 Town Engineer %;nds Town of South Windsor co;vsr` ioN�osAoNc 1540 Sullivan Avenue Noss, Y South Windsor, CT 06074 RE: Mannarino Builders Inc. Eagle Run (Appl 03-96P) and Joseph Lane Estates (Appl 04-06) Dear Sirs: My family has lived at 49 Wood Pond Road since 1988. We are very interested in the subject applications as they will impact the use and value of our property. Over the past sixteen years while enjoying all of the beauty surrounding our parcel we have become increasingly concerned with the steady rise in the level of the water in the pond behind our property. According to a report dated February 10, 2004 from Skip Alford addressed to Jeff Doolittle, the water elevation for a 100-year storm is at a 177.7 foot elevation. Based on the topographic detail provided in the map captioned "Eagle Run,An Active Adult Community,Watershed Map" dated December 29, 2003 and made part of the submission for the Eagle Run Project over the past two years the water line has exceeded 180 feet on several occasions and in fact this past summer the water level approximated 182+ feet and remained high enough to encroach on our property well beyond our rear shed rendering it virtually useless for extended periods of time. As you can imagine we are very concerned with the effect these new projects will have on the pond and specifically on how it impairs the use of our property. According to Mr. Alford's calculations the net effect of"Eagle Run" and"Joseph Lane Estates"will be to create a rise in maximum water elevation by 0.1 feet. When initial development of the property surrounding the pond was taking place in the early 1980s it may have been true that the 100-year flood level would be 177.7 feet. That is no longer even remotely true. The pond has not successfully withstood existing urbanization over the past 20+ years. The Town of South Windsor has been delinquent in maintaining the pond at all. There is no longer any downstream relief until water levels far exceed the 180 foot level and even then it is a slow, prolonged process. This situation is causing a dramatic increase in the mosquito population around not only our property but also a number of other lots bordering the pond. Last year our back yard was for all intents and purposes unusable during much of the summer because of mosquito infestation. This had not been a significant problem until about 3 or 4 years ago and has become increasingly worse. Performance of the pond has not only been impacted by downstream blockages but even more dramatically by silt deposition from runoff on Wood Pond Road and surrounding roads including roads added subsequent to the original Wood Pond Road project. Leaves and branches are currently blocking part of the discharge valve adjacent to Riverside Drive near Nevers Road. The pipe itself is filled with about 3-6 inches of silt greatly reducing the discharge capacity. Because of the blockage at that point, the primary discharge pipe is unable to function and it is only when water levels reach excessive heights can the secondary discharge pipe release at least some level of runoff This situation can only be exacerbated with the addition of the two subject developments. This will further degrade the use of our property while continuing to deteriorate the land surrounding the pond. Mosquito infestation will also become more of a concern. Before either of these projects is approved the pond situation must be addressed. As I mentioned above one of two things must be true; either the pond is unable to handle even the current level of urbanization (for example, the diameter of the discharge pipe may be inadequate) and, thus,will be unable to handle the added burden of the subject projects or the Town has been delinquent in maintaining the pond and must bring the pond up to the performance level required for existing urbanization before a meaningful evaluation can be performed to determine the impact of future urbanization. Either way these projects cannot now be approved without more work being done. It was reported at the February 10, 2004 PZC Meeting by both the Town Engineer and the Builder that a proper evaluation of the pond has not been completed and cannot be completed until after the spring thaw. While I disagree in part (blockage of the discharge pipes can be seen right now) this only adds to my concern that these projects should not be approved at this time pending evaluation of all aspects of the project including water discharge and impact on adjoining property values. While I am not conceptually opposed to either of these projects I must insist that the necessary pre-work be performed by the Town and the Builder and evaluated by an independent third party before either of these applications is accepted. Thank you for your time and consideration. Please feel free to contact me at work at 203- 532-3603 or at home at 860-644-3842 to discuss this further. Very truly yours, .L. Vetere CC: Barry Guliano,Town Attorney; Edward Havens, Mayor;John Pelkey, Deputy Mayor; Matthew Galligan, Town Manager;Tim Wentzel, Chairman, Planning and Zoning Commission;Members of the Planning and Zoning Commission; Members of the Town Council; Skip Alford,Alford&Associates; Mannarino Builders, Inc. South • • Planning Department Memo To: Skip Alford, P.E., Alford Associates From: Michele R. Lipe,Assistant Director of Planning Date: 2/27/2004 Re: 04-06P, Joseph Lane Estates Review Comments Following are review comments from the Planning Department. Please make appropriate revisions and submit seven complete sets to the Planning Department at least 8 days prior to the scheduled public hearing (scheduled for March 9). Engineering comments will be forthcoming. If you have any questions, please call. 1. Need to provide a zoning data table (showing required and provided total acreage, setbacks,frontage, open space requirement, etc.). 2. Easements chart has not been provided -sanitary sewer, drainage easements (see attached updated checklist) 3. A-2 certification needed on plot plan; A-2 and T-2 needed on topographic map (note on separate page is not sufficient). 4. Tree line of trees to be preserved must be shown on topographic map (contractors will not be looking at landscaping plan) 5. A appraisal of the property must be submitted in accordance with Section C.1.d of the subdivision regulations 1540 Sullivan Avenue,South Windsor,CT 06074 PH 860-644-2511,ext.253 Fax 860-644-7280 e-mail banach .southwindsonorg 0 Page 1 MEMORANDUM To: Marcia Banach, Director of Planning Cc: Jeff Folger, Environmental Planner/Conservation Officer From: Jeffrey B. Doolittle, P.E., Town Engineer 16 0 -0 Date: 3/1/04 RE: App 04-06P, Joseph Lane Estates Subdivision Application I have reviewed the Site Plan for a the Joseph Lane Estates Subdivision and have the following comments: 1. The slopes around the houses should be less than 4H:1 V so they can be used and maintained as lawn area. 2. Extend the sidewalks around both sides of the proposed cul-de-sac on Joseph so they connect. 3. Move the main drainage pipe (from C64 to C131) to the west side of the road so the yard drains on this side can discharge directly into CB's or the drain pipe. This will eliminate the long collector drains along the road that would have to be privately maintained. 4. Two additional catch basins are required in the cul-de-sac. These should be placed at the tangent of the reverse curves going into the cul-de-sac as shown on the plans, Oust up hill of the driveways for lots 6 and 7). 5. The drainage easement between lots 13 and 14 is too close to the houses. It will be very difficult to maintain this pipe and access the detention basin without impacting the houses where they are shown. These houses each need to be located at least 10 feet away from the drainage easement or this easement should be 30 feet wide. If the drainage easement is kept at 20 feet a note needs to be included on the plot plan and building plan that no structure or portion thereof shall be [coated within 10 feet of this easement. The pipe needs to be centered in the easement by the road. 6. Show a standard 10 foot wide Town Gravel Access Road (4' topsoil over 8" gravel over filter fabric)from the paved roads to the detention basin within both the easement area to the inlet and outlet structure. Include a note on the plot plan and building plan that there shall not be any utility structures(other than for stormwater drainage), driveways, structures, fences, or trees, within the drainage easements. 7. Increase the size of the level spreader across the road to about 50 feet long to better disperse the flow from this development. 8. A gutter flow analysis and headwater analysis need to be completed and submitted as part of the drainage report for this subdivsion. 9. The developer has agreed to clean-out the outlet channel from the north end of the pond to the culverts crossing Riverside Drive. This will maintain the flow from the pond and may increase the outlet flow. It may also lower the water level in the pond a few inches depending on the groundwater flow in the area. The details of this plan need to be finalized between the developer and the Town Engineer and Environmental Planner in the spring or summer of this year. The Town requests that the developer clean the outlet channel during the first low flow period after construction begins on either Joseph Lane Estates or Eagle Run SRD. 10. Add a note specifying galvanized frames and grates for the catch basins and detention basin outlet structure top grate and trash rack. 11. On Sheet 8, notes 14 and 30 appear to be the same. One can be deleted. 12. WPCA review and approval is required for this site. Please call me(x 245)if you have any questions. Trees Only mother nature could create such a thing of beauty MEMORANDUM TO: MICHELE LIPE ASSISTANT DIRECTOR OF PLANNING FROM: KARL REICHLE TREE WARDEN SUBJECT: JOSEPH LANE ESTATES STREET TREES DATE: MARCH 8, 2004 Please add to the Joseph Lane Estates planting plan, the Town of South Windsor's tree planting specifications dated January 2004 (see attached). It would be my recommendation to replace the (10)Acer Rubrum `Franksred' (red maples)in the proposed plan with(10) Quercus Rubra `Borealis' (red oaks). I am more than willing to accompany the developer to a nursery to select quality trees for this project. I know in the past, Mannarino Builders, Inc.has had some difficulties with the quality of trees from their supplier. (See memo dated September 18,2002 as attached.) I will require 24 hours notice before the trees arrive on site to facilitate having an inspector make sure the trees meet the Town of South Windsor's standards. I will need the same advanced notice when planting is to occur. I will be on site to witness the planting of the future Town owned trees to insure proper planting techniques are used. CC: Marcia Banach Michael J. Gantick, P.E. Stephan Lavigueur Jeff Doolittle P.E. Karl E. Reichle South Windsor's Tree Warden since 1985 (860) 648-6366 South Windsor Parks and Grounds To: Michele Lipe Assistant Director of Planning From: Karl Reichle Superintendent of Parks and Grounds/Tree Warden Re: Trees at Cutler Ridge II subdivision Date: September 18, 2002 On Monday, September 16, 2002, I drove through Culter Ridge II and observed Frank Manarrino attempting to plant in the street tree right of way on Cornerstone Drive. The trees were in poor condition; they appeared to have lain around a nursery for at least 5-6 months from the time they were dug last spring. The burlap surrounding the root balls was rotted off and as a quick fix the nursery just slipped another piece of new burlap over the old existing burlap ball. The trees would not meet the standard of nursery stock the Town of South Windsor would accept on one of its own planting jobs. Mr. Manarrino's planting skills leave a lot to be desired. I informed Frank when I was out on the job site that you don't wrap a chain around the tree's trunk and drive around down the road with the root ball unsupported and just swinging in the breeze. I am very skeptical of the survival rate of the trees I saw out on the job. I would like to meet out at Cornerstone Drive at your convenience to inspect the trees that where planted in the Town of South Windsor's open space before the Town accepts those trees. My recommendation would be to hold on to a bond for the planting for a minimum of two complete growing seasons and if possible up to five years. CC: Michael J. Gantick Stephan Lavigueur Marcia Banach Taking Care of South Windsor's Growing Needs MEMORANDUM TO: TOWN CLERK FROM: e�v�- `�CtCE t L`S SUBJECT: DISQUALIFICATION DATE: BY MEANS OF THIS MEMORANDUM,I AM DISQUALIFYING MYSELF FROMANY/ALL PARTICIPATION IN MATTERS CONCERNING: APPLICATION NO. y NAME OF REASON FOR DISQUALIFICATIONU SIGNATURE OF COMMISSIONER MEMORANDUM To: Marcia Banach, Director of Planning RECEIVE® Cc: Jeff Folger, Environmental Planner/Conservation Officer MAR 2 3 2004 From: Jeffrey B. Doolittle, P.E., Town Engineer PAP SOUTHWINDSORP� Date: 3/23/04 PLANNING DEPT. RE: App 04-06P, Joseph Lane Estates Subdivision Application have reviewed the Site Plan for a the Joseph Lane Estates Subdivision and have the following comments: 1. A strip along the front of this property on Nevers Road needs to be deeded to the Town of South Windsor to provide 25 feet of ROW from the centerline of the existing road. (approx. 8 feet wide). The setback lines and houses on these lots need to be adjusted to this new ROW line. 2. The slopes around the houses should be no steeper than 4H:1 V so they can be used and maintained as lawn area. 3. 1 think the sidewalks should be extended around both sides of the proposed cul-de-sac on Joseph Lane so they connect. This is how the sidewalks are on the approved plans for the Vintage Hills Subdivision. If this is not done the sidewalk should cross the driveways for Lots 5 and 7 and end in a ramp heading south to the street. A note and/or lines needs to be shown on the plan indicating a future sidewalk across lots 6&7. 4. The developer has agreed to clean-out the outlet channel from the north end of the pond to the culverts crossing Riverside Drive. This will maintain the flow from the pond and may increase the outlet flow. It may also lower the water level in the pond a few inches depending on the groundwater flow in the area. The details of this plan need to be finalized between the developer and the Town Engineer and Environmental Planner in the spring or summer of this year. The Town requests that the developer clean the outlet channel during the first low flow period after construction begins on either Joseph Lane Estates or Eagle Run SRD. 5. A gutter flow analysis and headwater analysis need to be completed and submitted as part of the drainage report for this subdivsion. 6. The proposed foundation drains from the houses on lots 13 and 14 on Nevers Road need to be revised and detailed as follows: Raise and specify the invert elevation so these connect into the top of the 15" drainage pipe between the houses. Include a detail for the connection of these foundation drains into the 15" drainage pipe. Backwater valves are required on these foundation drains to prevent water from backing up into these houses. The backwater valves should be located at or in the houses and be accessible for maintenance. 7. The proposed foundation drain from the house on Lot 15 on Nevers Road needs to be moved back onto private property so it does not run parallel to the road within the ROW. This is a private drain that should cross lot 14 and then connect into the storm drainage pipe with the same detail as is used for the foundation drains from lots 13 and 14. 8. All the proposed driveways need to be graded with a maximum slope of 5%for 10 foot back from the ROW line according to the Town Standard Details. The driveways for Lots 4, 5, 6 and 13 are not graded this way. Grading is not shown on the driveway for lot 14. The steep driveways for lots 4, 5, 6, 13, 14 and any others (greater than 4-5%) need to be sloped to the side so surface water sheds off the driveway onto the more pervious side area before it reaches the road. 9. WPCA review and approval is required for this site. Please call me(x 245)if you have any questions. Marcia Banach - Re: Fee in lieu of o ens ace account Pa e 1 From: Melanie Crucitti To: Marcia Banach Date: 3/23/04 10:55AM Subject: Re: Fee in lieu of open space account Marcia, The balance in the Fees In Lieu Of Open Space account is $182,661.14. Melanie >>> Marcia Banach 03/23/04 09:08AM >>> Hi Melanie, What is the account balance in Planning &Zoning's Fee in Lieu of Open Space account?The Commission may be asking that question tonight, so I would like to have an answer ready.Thanks. Marcia SOWN St4 F Town o-P Soadt Vi�� 0 9 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 . w SOR-CO AREA CODE 860/644-2511 CERTIFIED MAIL March 29, 2004 7002 3150 0002 0356 3939 Mr. Robert Mannarino Mannarino Builders,Inc. 1169 Ellington Road South Windsor, CT 06074 Re: 04-06P, Joseph Lane Estates Dear Mr. Mannarino: We are pleased to advise you that the Planning&Zoning Commission voted on March 23, 2004, to approve with modifications application #04-06P, for a subdivision of 10+ acres to create 12 building lots to be know as Joseph Lane Estates on property located on the westerly side of Nevers Road, and the extension of the southerly end of Joseph Lane�A-20 zone as shown on plans prepared by Alford. Associates, Inc., project-#M031-01_Sub_.and_dated March_4,_2004,__as__ -revised. This approval is subject to the following modifications: 1'. This approval is for 12 lots,numbered 1-12. 2. Concrete sidewalks,built to Town_specifications, shall be installed on both sides of all new streets, including the cul-de-sac. = 3. Drainage and construction for this subdivision is subject to the approval of the Town Engineer. 4. All lots shall be serviced by the Town of South Windsor sanitary sewer system and are subject to the approval of the Water Pollution Control Authority. 5. Water shall be-supplied to this subdivision by public water company. 6. Street lighting shalt 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 enclosed). 7. 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. 8. 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$1,000,000. . 1 9. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including a bond in the amount of$ 5,000 for the erosion and sedimentation controls and $15,000 for storm water structures. 10. Trees within the Street Trees Easement and any other trees on land that is currently or will in the future become Town-owned land are to be planted in accordance with the enclosed Tree Planting Specifications. The applicant is required to plant(10)Acer Rubrum `Franksred' (red maples) and(10) Quercus Rubra `Borealis' (red oaks). 11. Prior to commencement of any site work, a meeting must be held with Town Staff. 12. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor. 13. 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. 14. 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. 15. 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. 16. 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. 17. A drainage assessment fee in the amount of$750.00 shall be submitted to this Commission. 18. The Town Engineer's review comments dated 3/23/04 must be addressed to the Town Engineer's satisfaction. 19.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. 20. The Subdivision must be modified to provide 20%of the land as open space. The open space is to be on the entire frontage of Nevers Road. Black and white transparent mylars of Sheets#3 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. After mylars have been signed by the Commission,they will be returned to you for filing in the Office of the Town Clerk by July 10,2004. After filing these plans, a copy of the receipt must be submitted to the Planning Department. Sincerely, C�-IfC Timothy H.Wentzell, Chai an Planning and Zoning Commission THW/kak Enclosures cc: Town Engineer Chief Building Official Assessor Superintendent of Pollution Control Fire Marshal Board of Education Attachments: Deed/easement policy Bonding policy Quantity Estimate Lighting policy �'owN Sfq<� RECEIVED 5 2004 U Town o-P Soadi Vkd4otr s � sox•co� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 ORPIANNhNGDEPT. TELEPHONE (860) 64.W1��TJ April 12,2004 Mr.Robert Manarino Mannarino Builders,Inc. 1169 Ellington Road South Windsor,CT 06074 RE: Joseph Lane Estates Joseph Lane South Windsor,CT Dear Mr.Mannarino: The South Windsor Water Pollution Control Authority,at its regular meeting of April 6,:2004,gave approval for the connection to the Town's sewerage system of a 12-lot residential subdivision,located on Joseph Lane,as more specifically shown on plans entitled"Joseph Lane Estates—Topographic and Conservation Plan"and shown as Phase 2 on plans prepared by Alford Associates,Inc.,Drawing No.4 .dated 1-30-04,_revised 2-12-04,34-04 and 3-8-04 and subject to the following conditions: 1. .` ...This approval excludes Phase 1 (Lots 13, 14, 15)which has been designated open space. 2.. Technical approval of the Town Engineering Department. 3. Final Authority approval and acceptance of the sanitary sewerage connection will be given once -the sewer line has been-installed and inspected by the Town staff,and based upon the written verification of the Town staff that said sanitary sewer line was installed in substantial conformance with the-design plans previously approved by the Authority,and meeting all Town regulations and appropriate technical specifications relating to sanitary sewer construction. This approval letter must be superimposed on the final approval plans. Very truly yours, oseph J.Caedo,Chairman Water Pollution Control Authority JJC:dd Cc: Matthew Galligan,Town Manager Michael J.Gantick,Director of Public Works Jeff Doolittle,Town Engineer / Marcia Banach,Director of Planning ✓ Chris Dougan,Chief Building Inspector Alford Associates,Inc. N WILSON M.ALFORD,SR.,P.E.&L.S, AV I IL WILSON M.ALFORD,JR.,P.E.&L.S. ENGINEERS SURVEYORS PLANNERS CHRISTIAN L.ALFORD,P.E.&L.S. ---- ir 200 PIGEON HILL ROAD P.O.BOX 484 1 WINDSOR , CT 06095 PHONE(860)688-7288 FAX(860)688-3485 alford@snet.net EAGLE RUN Gutter Flow Analysis i 'i TIME TO AREA SUM TOTAL RAINFALL Q TO GRADE OF 'ICROSS SLOPEIDEPTH OF WIDTH OF 'IQ AC AC - --- - -- INLET INLET ACRES "C" A X C A X C AC INTENSITY INLET GUTTER iSHOULDER FLOW FLOW BYPASSING BYPASSING ENTERING CB 7 11 0.43 0.4 6 4.7 0.03I 0.16 5 0.25 0 05 £> 14 --.� - -- CB 1 10 0.19 0.61 p p,32 q 4.8 0 S& 2.3 0.03 0.12 3.5 0.1 CB 2 10 0.21 0.36 Q,l 4.8 0 46. .:. 2 0.03 0.11 3.4 08 - - CB 3 10 0.49 0.56 4.8 0.03 0.2 6 0.3 8 18 fl 1_.- CB 4 10 0.99 0.45 S7 45 0 4 (7 f8 4.8 3 27 ' SUMP 0.03 0.34 11 0 a1 Qp: �ry, 8 _ - -- L -_ CB 6 10 0.86 0 57 4.8 ,;35 1.1 0.3 2.3 7.2 CB 5 10 0.81 0.59 Q`" S01. 8 4.8 SUMP 0.3 0.34 11 C ---- 0 c n ;D v F--► m m 0 m -A .v 4/8/2004 MANNARINO-12-03-28- ACTIVE ADULT GUTTER FLOW (2) ►���ls■.!.l�..l.l�.Mal l\1\11 7,�\\�1.��..l.l�■.!.!� . : ��\►�\i�\� II�I�S11111\\�\►�1\�11�11�11111■ y : ` f� Is : ���1;1� 1111�11111►'�;�►��� _1111■11111■ _ f, ■.!�`\��•"�\_isu•dry►..���iii.l���ii����i .\•���_ !�l�..�.l� ■■e■®0%,Nk6 rolishn►4 iliil■irili�■i�■il `\ lt�\ Ems ■��■■�■�� 1■■■■1l�'hN, 20ZC1 ah1■N■N11■\\�\1►�\►�. ■11■��e1 .■M��r�/.► `® ►_�iQ;. .��L: .::. - err■��r�r. �r`�ra. ��r���.��.�r.��.r.�.r _ ■■!■!�/�1�7►\�►\'\�\��a.lam.■�`l�►\ 1\►'�,\\��\.!�■.1.0! 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All of the bonds for both approvals must be posted. Eagle Run SRD -$20,000 E & S; $10,000 biofiltration establishment;$10,000 landscaping. Joseph Lane Estates Subdivision—$5,000 E& S;$15,000 stormwater structures 2. A subdivision bond in the amount of$500,000.00 must be submitted for Joseph Lane Estates. 3. A liability policy in the amount of$1,000,000 must be submitted for Joseph Lane Estates. 4. Drafts of easements for Joseph Lane Estates must be submitted. 5. No pre-construction meeting will be set until the plans have been finalized. You will be allowed to cut trees,establish E&S measures and stump trees in the interim. Contact Jeff Folger once the E&S measures have been place. Jeff Doolittle, Town Engineer, will review final plans upon his return. A letter from the engineer addressing the outstanding comments is required to expedite the review process. In the event changes are required which affect the plot plan that was placed on file, a new mylar will be required to be filed. aZZ44-c : /)(�L'L:�� I g�* 1540 Sullivan Avenue,South Windsor,CT 06074 PH 860-644-2511,ext.253 Fax 860-644-7280 e-mail banach .southwindsor.org 0 Page 1 MAY-13-04 10 :02 AM LP P. 02 IfBTE )5t.2!194 TINE-06:1-I XW TO Rib Mer,narino 'I 9997.2E pA Q�4-093 _... .._....._.:.— — ...._.�..�.,.. _.. ...... ._._..._.... _ ._.. _. ... .._.nATE110M.AwrYYV+ ACOM. CERTIFICATE OF LIABILITY INSURANCE 05/12/2004 rRpDI►rEA (a6t3)6d4-Z534 FAX f3�60)6;4->!Sl3O TtIIS CERTIFICATE is ISSUED AS A MATTER OF INFORMATION T &JtCs M, 0)644s! IIK Co., Inc. ONLYANDCONFERSNORIGHTSUPONTHECERTIFICATE Mo,.DER.*ms CERTIFICATE DOES NOT AMEND.EXTEND OR 82i Suli'I+.am Avenue ALTERT A Thg P,O. So% 903 South Windsor, CT 06074 INSURERS AFFORCiING COVERAGE NAIC N — INfUMD ftnnarimo BuiTcTe"'s. 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TOWN OF SOUTH WINDSOR STAFF SITE CHANGE FOR SITE & SUBDIVISION GENERAL: LL CHANGE ORDER CONTACT PERSON 1040AI+C Phone No. Address '//olf' ,�/�-G �• ,�a+� , Site Name P&Z No. 4r0040, Owner z�/ Jf /,�E f Lr l /�'S ...�.�vG Phone No.2dr!- Contractor J"/,Vl e-,eaZT Signature of Own ed-r Date: ,S z✓ �' Signature of Design Engr. Date: CHANGE: (Describe location and nature of change. Include Four (4 ) copies of plan/profile of Change. ) Reason for Change: (Why is change required) APPROVALS: (As Required) Dir. Of Planning '' i Date: 1 C Town Engineer �.� ,s.�rrt/f✓,�' Date:- Dir. of Public Wo' s Date: Other: Date: S 4611 STAFF CO E White - Town Engineer Yellow - Applicant Pink - Director of Planning Goldenrod - Engineering Department ro ct Ell o-FILTER APYID LEVEL SPREADER DETAIL NOT TO SCALE ARE"A TO BE 5F.EPED V41-il-I A MIX-17RE OF - REED CANARY 6RA55- 50% DIRDr-, FOOT I-REFOIL: 35%. RF,'-)T(')P-. 1.5% ai [-LVL--L SPRF-ADEN - FILL NTH Ta"3501L. AND 56-REEP LEVE.1 V TO F OR F16F ILTEP.. 5FEDNITH5AME MIXTURE - m LAY 5YNTHET16 NM-TINC OVER. TOP501L m 51-.AF'I-E TOWHff.R. ------- Co (n 2" X. 6" TREATV LUMBER 4 5T,,\rF -oo N Sp -own V/ s-V 1d C - a 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 f:6SOR-CO TELEPHONE (860) 644-2511 June 3,2004 Mr. Robert Mannarino Mannarino Builders, Inc. 1169 Ellington Road South Windsor, CT 06074 Re: . Preconstruction Meeting—App103-696P, Eagle Run SRD Appl 04-06P, Joseph Lane Estates Dear Mr. Mannarino: IN ATTENDANCE Michele Lipe TOSW 1540 Sullivan Avenue 860 644-1522 x253 Jeff Folger TOSW 1540 Sullivan Avenue 860 644-2511 x229 Bernie Drabek TOSW 1540 Sullivan Avenue 860 644-2511 x241 Mel Stead TOSW 157 Burgess Road 860 648-6366 Jeff Doolittle TOSW 1540 Sullivan Avenue 860 644-2511 x245 Cathy Hoggatt SBC 40 Brainard Road, Hfd 860 725-4433 Denise Mazzoli Cox Cable 801 Parker Street 860 432-5041 Gibby Creigton Simscroft Echo Farms Simsbury 860 573-7179 Skip Alford Alford Associates Windsor 860 688-7288 Mark Lane Simscroft Echo Farms Simsbury 860 658-3673 Frank Mannarino Mannarino Builders 1169 Ellington Road 860 2897055 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 Nevers Road. Calcium chloride or water is to be used for dust control as required. 4. No paving until grass is established in the detention basins. 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 Engineering Department is to be notified forty-eight (48) hours prior to the start of major construction work with inspections and testing per Developers Checklist (requested, 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 3. 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, collector drains, 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 Gibby Creighton in the field at(860) 573-7179 and at home at(860) 668-2568. 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. Street cut permit needed from the Town of South Windsor. 18. No paving after October 15 or before April 15 without written approval from Director of Public Works. 19. 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. 20. Inspection of gravel access roads required prior to placement of topsoil. 21. Sanitary lateral locations should be tied down to existing structures and shown on the progress as-builts. 22. 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. 23. If a concrete monument is located within a driveway, a cast iron frame and cover must be provided for town public improvement specifications. 24. During construction of individual sanitary sewer house laterals,the contractor shall prepare an as-built sketch on standard form provided by the Engineering Department. This form should be submitted to the design engineer/surveyor for their use in preparing the as-built plan. The Engineering Department suggests that the contractor also show locations of foundation drains and water laterals on this form. 25. 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. 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. SNET/NU 1. Contact utilities for coordination of utilities connection. Fire Marshal 1. Blasting(if required)to be coordinated with the Fire Marshal. 4 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. 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. 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/kak cc: Jeff Doolittle, Town Engineer Karl Reichle,Public Works Mel Stead,Public Works Christopher Dougan, Chief Building Official Fred Shaw, Superintendent of Pollution Control CL&P & SNET � r � MEMORANDUM TO: Marcia Banach Director of Planning FROM: Barry D. Guliano Town Attorney DATE: June 29, 2004 RE: Fee in Lieu of Open Space with Respect to Subdivision Application For Joseph Lane Estates You have asked for my legal opinion regarding an interpretation of the subdivision regulations pertaining to fees in lieu of open space as they pertain to the Joseph Lane Estates Subdivision application. It is my understanding that, as part of that application, the Planning & Zoning Commission determined that it would not accept the payment of approximately $20,000 as a fee in lieu of open space, opting instead to require that three (3) lots be provided as open space. As a part of that application, the Commission made a finding that the criteria established by the regulations pertaining to the acceptance of fees in lieu of open space had not been met, so they would require land rather than a fee. The question you have asked is whether the Commission can accept, as a fee in lieu of open space, a larger sum of money than the maximum allowed by regulation, where the larger sum is voluntarily offered by the applicant. The regulation in question appears in Chapter 4 of the Subdivision Regulations, at Section C.I.d. It authorizes the Commission, in certain circumstances, to require an applicant to provide a fee in lieu of open space or a combination of both land and fee. For the regulation to apply, the Commission must first find that conditions such as subdivision size, population density, existing municipal facilities, topography, or other site- or development-specific characteristics are such that on-site open space is not desirable. Upon making such a finding, the Commission may then require the payment of a fee or a fee in combination with the transfer of land to serve as open space. The regulation provides that the amount of the fee, together with the fair market value of any land transferred, may not exceed 10% of the fair market value of the land to be subdivided prior to the approval of the subdivision. Under this formula, the maximum fee with respect to the Joseph Lane Estates Subdivision would be approximately $20,000. When the application was first considered by the Commission, there was a finding that the conditions did not exist to render on-site open space undesirable, permitting the substitution of a fee in lieu of open space. It is my understanding, however, that no specific evidence was presented to the Commission during the application process regarding the lack of desirability of on-site open space, except for the fact that the maximum fee that could be required was approximately$20,000. It is clear under the regulation that the Commission may not mandate the payment of a fee in excess of the 10% limitation specifically provided. This does not, however, mean that the Commission cannot accept a larger fee where that fee is voluntarily offered by an applicant. Such a fee must still be dedicated to "the purpose of preserving open space or acquiring additional land for open space or for recreational or agricultural purposes." In my opinion, Section C.l.d of the Subdivision Regulations provides a limitation only on the amount which may be required by the Commission, but does not place a similar restriction on the amount which may be accepted by the Commission where it is voluntarily offered by the 2 applicant. In the latter situation, it is important to remember that the Commission must still make a finding that the conditions enumerated in the regulation warranting that on-site open space is not desirable must still be found and any amount received must be applied to the specific purposes stated in the regulation; i.e., "preserving open space or acquiring additional land for open space or for recreational or agricultural purposes." It is also my opinion that the Commission may, as part of a modification of the Joseph Lane Estates application, consider evidence as to the desirability of on-site open space in accordance with the criteria established in the regulations. If a new finding is made by the Commission that on-site open space is not desirable in light of this new information, it is my opinion that the Commission may accept a larger amount of fee in lieu of open space where it is voluntarily offered by the applicant. If it is not voluntarily offered by the applicant, the Commission cannot mandate any fee in excess of the 10% limitation established by the regulation. And if the conditions do not warrant a new finding that on-site open space is undesirable, the Commission cannot mandate aM fee in lieu of open space. If you have any further questions regarding this issue, I would be happy to address them as well. I would also be happy to attend any meeting at which this application, or a modification thereto, is considered if the Commission so desires. BDG/mpg 3 S VOL. 1 638PAGE 331 �- 05632'.` STREET TREE EASEMENT Joseph Lane Estates This Street Tree Easement made this day of April , 2004, by and between MANNARINO BUILDERS, INC., a Connecticut corporation with offices in the Town of South Windsor, County of Hartford and State of Connecticut, hereinafter called"GRANTOR" and the TOWN OF SOUTH WINDSOR, municipal corporation having its territorial limits within the County of Hartford and State of Connecticut, hereinafter called"GRANTEE"; WITNESSETH: WHEREAS, the GRANTOR is the owner of real property, hereinafter described, situated in the Joseph Lane Estates Subdivision in the Town of South Windsor, County of Hartford and State of Connecticut; and WHEREAS, the GRANTEE, acting through its appropriate municipal agencies, has determined that it would be in the public interest to retain a Street Tree Easement together with the C L&P on a portion of the premises of the GRANTOR; and WHEREAS, the GRANTEE, acting through its appropriate municipal agencies, has determined that the landscaping of said property can best be accomplished by the securing by the GRANTEE of a street tree easement over, across and upon the said property of the GRANTOR; and WHEREAS, the GRANTOR is willing, in consideration of the need to provide for the street tree easement, to grant to the said GRANTEE, the easement hereinafter expressed concerning said property, thereby providing for the continuation of said premises as a street tree easement; and WHEREAS, the GRANTOR intends to convey and has conveyed the property described herein to certain purchasers subject to this street tree easement and by granting said street tree easement to the GRANTEE shall not change the character of private ownership of said property and the public shall have no right to enter upon same. NOW, THEREFORE, the said GRANTOR does hereby give, grant,bargain and confirm unto the said GRANTEE, its successors and assigns forever the right,privilege and authority as a street tree easement and restriction, to plant and perpetually preserve, street trees in their present condition a ten(10) foot tree and C L&P belt along the street extending to the south of the existing Joseph Lane in the Town of South Windsor County of Hartford and State of Connecticut shown on a certain map or plan entitled "JOSEPH LANE ESTATES Subdivision Plan Prepared for MANNARINO BUILDERS, INC. Joseph Lane and 558± Nevers Road South Windsor, Connecticut Alford Associates, Inc.Civil Engineers Windsor, Connecticut Wilson M. Alford, Jr., P.E. &L.S. Date: January 30, 2004 Scale 1 in. =40 ft. 1-5- 04 Sheet 3"which map or plan is on file in the South Windsor Town Clerk's Office to which reference is hereby made. THE GRANTOR FOR ITSELF, ITS SUCCESSORS AND ASSIGNS, FURTHER COVENANTS AND AGREES: CONVEYANCE TAX RECEIVED STATES -LOCAL S No. X c�'+L ` TOWN CLERK OF SOUTH WINDSOR VOL. 1638PAGE 32 1. To maintain said tree belt; and 2. To prohibit and refrain from the following operations, unless prior written consent is obtained from the GRANTEE, acting through its appropriate municipal agency or successor, on the premises conveyed herein: a. the construction or placing of buildings, structures, roads, signs or fence; b. the dumping or placing of soil, leaves and yard wastes, etc., or other substances or materials as landfill or dumping or placing of trash, ashes, waste, rubbish,junk, garbage or unsightly or offensive materials; c. the excavation, dredging or removal of loam,peat, gravel, soil,rock or other mineral substance; d. the removal or destruction of street trees. The GRANTOR reserves unto itself, its successors, and assigns, the right to continue to use the property subject to said Street Tree Easement for all purposes not inconsistent with the terms hereof. The grant of the Street Tree Easement shall in no way grant anyone other than the parties hereto the right to enter upon the property subject to the easement. The GRANTEE, or its lawful agents,may enter the property for the purpose of inspection and ensuring that the terms hereof are properly enforced. The foregoing Street Tree Easement shall be permanent and shall be binding upon the GRANTOR and its heirs, successors and assigns, and shall insure to the benefit of the GRANTEE, its successors ans assigns. TO HAVE AND TO HOLD the above granted rights,privileges or authority unto the said GRANTEE, its successors and assigns forever,to its and their own proper use. IN WITNESS WHEREOF, Mannarino Builders, Inc. has caused these presents to be signed by its proper corporate officer and its corporate seal to be hereto affixed this 4,� day of April, 2004. Signed, Sealed and Delivered in the Presence of ZMANN O BUILDERS, INC. Gera W. Bray arino, its Secretary �t1k r VOl. 1638PAGE 333 STATE OF CONNECTICUT ) ) ss. East Hartford April T , 2004 COUNTY OF HARTFORD ) Personally appeared Todd Mannarino, Secretary of Mannarino Builders, Inc., Signer and Sealer of the foregoing instrument and acknowledged the same to be his free act and deed before me. G ld W. Brady Cokimissioner of the Superior Court Witness own Manager I U Date 1 VO1. 1638PAGE 334 i SCHEDULE A Joseph Lane Estates A certain piece or parcel of land extending to the south of the existing Joseph Lane in the Town of South Windsor County of Hartford and State of Connecticut shown on a certain map or plan entitled"JOSEPH LANE ESTATES Subdivision Plan Prepared for MANNARINO BUILDERS, INC. Joseph Lane and 558±Nevers Road South Windsor, Connecticut Alford Associates, Inc. Civil Engineers Windsor, Connecticut Wilson M. Alford, Jr.,P.E. &L.S. Date: January 30, 2004 Scale 1 in. =40 ft. 1-5-04 Sheet 3"which map or plan is on file in the South Windsor Town Clerk's Office to which reference is hereby made. Said piece or parcel of land is more particularly bounded and described as follows: Beginning at a point marking the northwest corner of Lot 1 as shown on said map; thence running S 87' 17' 57"E a distance of 481.11 feet to an existing iron pin to be replaced with concrete monument; thence running S 89'25' 43"E a distance of 99.55 feet to a point marked as "existing iron pin to be replaced with concrete monument"; thence turning and running S 06' 36' 57"W a distance of 110.36 feet to an point marked as "existing iron pin to be replaced with concrete monument"; thence turning and running S 87' 19' 40"E a distance of 203.89 feet to a point in the westerly line of Nevers Road; thence turning and running S 04' 29' 55"W along the westerly line of Nevers Road a distance of 302.12 feet to a point; thence turning and running N 87' 37' 17"W along land shown on said map as "OPEN SPACE 82,289 sq. ft. 1.889 acres Open Space to be deeded to the Town of South Windsor" a distance of 331.31 feet to a point marking the southwest corner of Lot 15; thence turning and running S 08' 57' 16"W a distance of 50.33 feet to a point in the rear line of Lot 8; thence running S 04' 29' 08"W a distance of 184.87 feet to a point marking the southeast corner of Lot 7; thence turning and running N 87' 36' 18"W along the southerly line of Lot 7 and the end of the temporary cul-de-sac and the southerly line of Lot 6 a distance of 466.98 feet to a point marking the southwesterly corner of Lot 6; thence turning and running N 05' 56' 54"E a distance of 188.98 feet to an existing iron pin to be replaced with concrete monument; thence running N 06' 36' 32"E along land N/F Richard K. Strong and land N/F Emma A. Sadonis a distance of 459.83 feet to a point marked by an existing iron pin to be replaced with concrete monument at the northwest corner of Lot 1, marking the point and place of beginning. RjEf El E FOR RECORD* fDT E ® TIME° ' MWN CLERK, S UTH WINDSO CT VOL. 16 3 8 PAGE 335 STORM DRAINAGE EASEMENT Joseph Lane Estates Lots 11 and 12 i1 5 6 3 KNOW ALL MEN BY THESE PRESENTS,that MANNARINO BUILDERS, INC., a Connecticut corporation having an office and place of business in South Windsor, Connecticut, for a valuable consideration, received to its full,satisfaction of the TOWN OF SOUTH WINDSOR, a municipal corporation chartered under the laws of the State of Connecticut, does give, grant bargain, sell and confirm unto the said TOWN OF SOUTH WINDSOR, its successors and assigns, the right, privilege and authority to perpetually use a certain Storm Drainage Easement which is more particularly described on Schedule A, attached hereto and made a part hereof. Within said easement areas described herein, the Grantee, its successors and assigns, shall have the right to cut trees and bushes as may be convenient or necessary and to remove structures thereon, and to pass and re-pass with men and equipment, to operate equipment and install materials incidental to the construction and maintenance of said storm drainage lines, and to excavate and to fill, and, if necessary, to alter existing water courses or form embankments over said storm drainage lines, in, on and under the easement area. The Grantor herein for itself, its successors and assigns,reserves the right to itself, its successors and assigns, to continue to use the land within which the aforesaid easement has been granted for any uses and purposes which shall not in any way interfere with the use thereof by the Grantee, its successors and assigns, in fulfilling the purpose for which this easement is granted. The Grantor herein, for itself, its successors and assigns, further agrees to maintain said premises in their original condition as nearly as possible commensurate with the above use. The Grantee agrees to hold the Grantor, its successors and assigns, harmless from and against any and all damage to property or person caused by the Grantee in utilizing CONVEYANCE TAX RECEIVED STAT�E�j,$ -- LOCALS No. TOWN CLERK OF SOUTH WINDSOR a VOL. 163SPAGE 33C SCHEDULE A Sanitary Sewer Easement Joseph Lane Lots 11 and 12 Said easement area is shown on a certain map or plan entitled"JOSEPH LANE ESTATES Subdivision Plan Prepared for MANNARINO BUILDERS, INC. Joseph Lane and 558±Nevers Road South Windsor, Connecticut Alford Associates, Inc. Civil Engineers Windsor, Connecticut Wilson M. Alford, Jr., P.E. &L.S. Date: January 30, 2004 Scale 1 in. =40 ft. 1-5-04 Sheet 3"which map or plan is on file in the South Windsor Town Clerk's Office to which reference is hereby made. Said easement area is more particularly bounded and described as follows: Beginning at a point in the street line of Joseph Lane marking the northwest corner of Lot 11 and the southwest corner of Lot 12; thence running in the arc of a curve to the left have a R=525.00' and a D=01° 05' 29" a distance of 10.00 feet to a point; thence turning and running S 85' 36' 23"E a distance of 206.17 feet to a point; thence running N 08' 57' 16"E a distance of 100.50 feet to an existing iron pin; thence turning and running S 89'25' 43"E a distance of 99.55 feet to a point in the rear property line of land N/F Richard L. and Emily E. Carter; thence turning and running S 06' 36' 57"W along said rear property line a distance of 110.36 feet to an existing iron pin to be replaced with concrete monument; thence turning and running S 87' 19' 40"E a distance of 35.80 feet to a point; thence turning and running S 04'29' 55"W a distance of 100.64 feet to a point; thence turning and running N 87' 17' 47"W a distance of 147.28 feet to a point; thence turning and running N 08' 57' 16"E a distance of 87.65 feet to a point; thence turning and running N 85' 36' 23"W a distance of 204.57 feet to a point in the street line of Joseph Lane; thence turning and running in said street line in the arc of a curve to the left have a R=525.00' and a D=01° 05' 29" a distance of 10.00 feet to the point and place of beginning. YoL. 16 3 8 PAGE 331 said easement. IN WITNESS WHEREOF, the Grantor has hereunto set its hand and seal this'VOday of April, 2004. Signed, Sealed and Delivered GRANTOR: MANNARINO BUILDERS, INC. in the Presence of: Todd M arino, its Sec. 1 i heresy �arKs�, STATE OF CONNECTICUT ) ss. South Windsor April Z' , 2004 COUNTY OF HARTFORD ) On this date before me, the undersigned officer, personally appeared Todd Mannarino, acting on behalf of Mannarino Builders, Inc., its Secretarty, known to me (or satisfactorily proved) to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same for the purposes therein contained. In witness whereof I hereunto set my hand. _ 4Gera . Brad Comifissioner of the Superior Court 7), 0 f Tqr-E%4neef Dat own ager Date —�' RE El ED FOR COO D' M. DATE g l c 4 TIME TOWN CLERK, SOUTH WIND OR,CT TOWN OF SOUTH WINDSOR _ STAFF 'SITE CHANGE FOR SI &{SUBDIVISION GENERAL: y� CHANGE ORDER CONTACT PERSON /,c$� i/ °��#/,V0hone No•. . �"' Address /w!!If Zlil a,- i ,r/ Site Name ID.j „,t �� S' i 1 P&Z No. 6r Owner ,y Phone No.,2f' ;?O. .5' Contractor �//i� �%•c' F Signature of Owne Date: Signature of Design Engr.kk/k- Date: 7 ) F- Pq CHANGE: (Describe location and nature of change. Include Four (4 ) copies of plan/profile of Change. ) 1 Gt+��d�l i �Rt�j.tE) Cl ✓t� •.!inf, fli}t: „ l�; `(CI F f •-V,0 41 Z 44/? Rf ;`t Mlv /T Itkid 64 111 f 1411 Ild 61' Reason for Change: (Why is change required) AP�AOVALS: (As Require Dir. Of Planning d Dates �` U Town Engineer Z.1,wr ! )d Date: �l G";L)�A Dir. of Public Wo s Date: Other: Date: `it 4`f STAFF COM48 ..5: White - Town Engineer Yellow - Applicant Pink - Director of Planning Goldenrod - Engineering Do DISCLAIMER AND WAIVER AGREEMENT I H Io4 Date Planning&Zoning Commission Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 Re: - f 11CLr1��0.�i i1U Uu i LIerS tnfFwmaj 'j—'Scu J05"cph I' nc, vi c ✓►s�C7Y1 - open 1 With reference to your proposed preliminary discussion on &jOfe-m{er (y Za)q_ with the Planning and Zoning Commission, I/We understand and agree as follows: 1. This is an informal discussion for information purposes only. 2. Any comments made by any Commission members, alternates or Town staff shall not be construed as a commitment, tacit approval, denial, or a binding representation by the individual or the Commission. 3. Materials presented, and discussion at this session, are not part of any formal application procedure. All materials must be presented during the formal procedure to be considered as part of an application. 4. I/We will not rely upon any statements made or any part of this informal discussion, nor will I/We use any statements as evidence in any proceeding before a court or administrative agency, to the extent permitted by law. Dated at South Windsor, Connecticut this �'� day of l� Gae J , 2004. Signed plicant 10*N Sf4 O 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 soR.CO � TELEPHONE (860) 644-2511 September 20, 2004 Mr. Robert Mannarino Mannarino Builders, Inc. 1169 Ellington Road South Windsor, CT 06074 Re: Appl#04-06P, Joseph Lanes Estates Subdivision Bond Reduction Dear Mr. Mannarino: This is to advise you that the Planning and Zoning Commission voted on September 14, 2004 to reduce the subdivision bond from$500,000 to $132,094. Please forward an amendment to the bond we are currently holding showing this reduction at your earliest convenience. Sincerely, C Timothy Wentzell Planning&Zoning Commission cc: Town Engineer Chief Building Official Zoning/Wetlands Enforcement Officer ow M s f. s+ 710� O-P Sou� ?d&U140t 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 '�OsoR-c°`' TELEPHONE (860) 644-2511 Mr. Robert Mannarino 1169 Ellington Road South Windsor, CT 06074 Dear Mr. Mannarino: Re: Expiring Letters of Credits Appl 04-06P,Joseph Lane Estates The Planning and Zoning Commission is holding the following Letter of Credit: PROJECTS BANK AMOUNT EXPIRATION Joseph Lane Estates Savings Bank of Manchester $152,094 4/16/06 4 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? V truly yours, Michele R. Lipe Assistant Director of Planning MRL/bmm � In 0 �93 ly0` +188.8 +187.3 I +195.4 \ ` + 92.2 I 179.53 , I I I 78 & I / of gi / 196.E 4 ��r 31) +187.2 + N/F RICHARD L. AND EMILY E. CARTER I +I 17/02 EXIST. CB / i ( (FULL OF SAND) I TF-179.50 I 178.92 I 2455 FL 0 1/2 PIPE=176f IL I PRO DE7FN770N BASIN " 178' /I TOP=187.2 I a +1 17s.73 Ex� I Zt TO BE USED AS A TEMPORARY SILTATION I / IF= 8 W h�j 189 +187.2 BASIN DURING CONSTRUCTION 1 05 179 8 FL, W I 1 8.78 FL. +1 �^ 9 12 II HEDGE ROW TO REMAIN'11132, 1 0.18 1 177 cL I M A .2 :.:,..:. F 188.0 / f 177. SAN. CO FL=17a.5 SAN. CO FL=176.5, o I / EXIST. 0 186.7 + 187.2 ' 5 cO �/ .52_ FL-177.07 I / ................ . C S ! .� v I on I,``o + 177.9 190.0 �2 cs - I 3 197. 1r1f�1 s 33. <. 88 ----_ ----- ------ - -------CO ----r.E. - - S s.oq I t CONS7R( 1 1 -" - --W-- I ENTRAN( 186. {, +1 7.5 �((' .,Q4 ^N f0 ^, q� Q�CL. 1 5 186. II'O.� '184.-) I h o 00, toII z II 00 1 6 ,. o:o:;:,,; rn it PROPOSED `�. ¢W N, I r CONSERVATION N SEMEN r t80 <::; 1 1 II 2 ! I EXIST. i' 1+189.7 i"+:1: .a m I AREA- 0.231 ACRES, TF= 18 a 9 :TEMPORARY I; + 13 I i 1 , _ 1 3153 OUTLET PIPE to°a. CV 186.2 40 7 4 STRIP O i Y, n 188.0 0 +I187.7 186.3 I o DEEDED Posswii4i FUtURE 180,5 I0 FD=179.6 I STREET LINE; o TOTAL I00 n I ESTABLISHED 2q' OFF' OF - :: •••••••• ••• CENTERLINE OF,EXIST. PAVEMENT00 +193.1 .. ............... .. 1.....:....................... .................................... . .................... PROPOSED +187.0 ............................... . YARD DRAIN /I I 1 1\ nz4 DETENTION BASIN+19`O 5 TF=185.5 10' WIDE I \\ PROPOSED aD OUTLET EMERGENCY SPILLWAY ACCESS DRIVE 7F=18Z7 TOP=186.7 EXIST. SAN. I I \1 \ ROADWAY 4.s2 : FL=1821 1570 CLAS: ', LATERAL ,,,,,_ a \ +193.3 3� +186.9 42,'� O ( ) \ + 183.3 � b Q+ 185.18 FL=172t �� � a0 °0 � �' +\V78.6 I 188.7 +187.3 / , 1 OPEN SPACE J I EXISTING 1s1.o 'TO BE DEEDED TO THE TOWN OF SOUTH WINDSOR' 1 + 192.3 AREA = 2.14 ACRES 4 WIDE C( +187.3 1�4.6 +183.4 184.4"s I SAN. LATE +183.2 + I FL=171.St l 41 �� `i ., + �80.3 190.75 i I� m 3;(V }194.7 °c ao �_ p 10 +192.9 +192.0 1 I a I 8p 190.4+ ; w ;I + 183.6 I3 187.7 + 185)3 7 OD 182. iV I n n r 7 � 1 00 to WI 4 1 I aI 191.3 �•192.5 04 '-184.2 183.5 a8 , 00 193 .. 189.4 1n7.t> \ _ . '-183.8 XI coop +131.7 + .' W 36 185' 183.31 83. 5 r 1Q2.7 N 2 189.98 183.75� 184.23 18 69 f co +192.2 184.33 + 86.76 ��•""�� 183.78 I 7 192.1 �90 / / 83.�i5 r 186.94 189.07 I 183.29 83.75 ,i 192.92 91.75 190.12 183.92 +192.6 5.1 192.7 183.38 184.01 1, � . 193.72 52 I G 194.11 DRIVEWAY 3.6 1 Exisr. a+r. CONC.,I 9 93.64 I 183.35 wV 194.61 83.4 49 2 193.63 192.89 183. WL 194.90 N/F DAWD PATRIA 184. 3 1 84.24 5 - _ 183.62 Nll� 3 ; ii92.2 + I 183.89 183.58 195.77 195.15 EXIST. 12' RA 1A 195:9 I 183 195.28 GATE VALVE �^ OPEN LEFT 84'43 � EXISTING HOUSE 184.17 EXISTING GARAGE EXIST. 18'. SAN_MN 1565 NEVERS ROAD 12' PLUG a0 _ TF=184.j 195.91 03v FL, IN 1ss.o6 6.35 + 00 FL, OU +193.5 EXIST. I0 WATER E19:�J 65 METER 185 43 SET 1937 195.76 I IRON PIN 193.79 196.22 g 3 96.24 ' 7 Ia 1 196.12 6 I N.,%.4 o SNE tO + 192.2 + 192.9 D 2677 � w195.40c },6,7163 j l _ 1I 186.6 ( Q+ 194.76 I 1A 0 4.22 ;+192.9 187. ¢ I 186.9 22� I 188.09 � ��`Ilos Spy1N Sf4 co Town O-P SOML4t ?d&U&Ot s 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 SOR•co�'� AREA CODE 860/644-2511 December 6, 2005 Mr. Robert Mannarino Mannarino Builders, Inc. 1169 Ellington Road South Windsor, CT 06074 Dear Mr. Mannarino: Re: Appl#04-06P, Joseph Lane Estates Subdivision Bond Reduction to maintenance This is to advise you that the Planning and Zoning Commission voted on November 22, 2005 to reduce the subdivision bond to a maintenance level of$50,000.00. The maintenance bond will expire on November 22, 2006. Please forward an amendment to the letter of credit we are currently holding showing this reduction at your earliest convenience. Please note that this letter of credit should be for a total of .$70,000 as it includes the IWA/CC bonds for this project. Sincerely, Patrick Kennedy !! Planning&Zoning Commission ML cc: Town Engineer Chief Building Official voL. 1781 PAGE a JAN 2 6 200 6 STATUTORY WARRANTY DEED �Oi 8[,0 81 Joseph Lane Estates Open Space KNOW ALL MEN BY THESE PRESENTS, that Mannarino Builders, Inc. of South Windsor, Connecticut for a VALUABLE CONSIDERATION, received to its full satisfaction of the TOWN OF SOUTH WINDSOR, a municipal corporation chartered under the laws of the State of Connecticut, does give, grant bargain, sell and confirm unto the said TOWN OF SOUTH WINDSOR, its successors and assigns, with WARRANTY COVENANTS, all that piece or parcel of land in Joseph Lane Estates designated as "OPEN SPACE 82,289 sq. ft. 1.889 acres Open Space to be deeded to the Town of South Windsor" situated on Nevers Road in said Town of South Windsor as more particularly described on Schedule A attached hereto and made a part hereof.. Signed this 15 day of September, 2005. Signed and delivered In the presence of: Mannarino Builders, Inc Y Robert Mann ino Its President STATE OF CONNECTICUT ) ss. South Windsor September 1 , 2005 COUNTY OF HARTFORD ) Personally Appeared Robert Mannarino as President of Mannarino Builders, Inc. Signer of the foregoing Instrument, and acknowledged the same to be his free act an deed and the free act and deed of said corporation, before me. Gerald Brady ACCEPTANCE ON FOLLOWING PAGE. Commissioner of the Superior Court CONVEYANCE TAX RECEIVED STATES LOCALS ' p No. � !� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII TOWN CLERK OF SOUTH WINDSOR Doc page 32560003258ype: LAN File# 8081 VOL. ?8 !PAGE 2 5 7 ACCEPTED: '),vd—J Town Manager Date STATE OF CONNECTICUT) ) ss. South Windsor �e ar, 2005 COUNTY OF HARTFORD ) Personally appeared, MATTHEW B. GALLIGAN, signer and sealer of the foregoing instrument, and acknowledged the same to be his free act and deed as such Town Manager, before me. Commissioner of the Superior Court Notary Public My Commission Expires: "0. Y<' • •.yA'. ,f !1 r � - t� v . 178 !PACE 258 Date SCHEDULE "A" A certain piece or parcel of land in the Town of South Windsor County of Hartford and State of Connecticut shown as "OPEN SPACE 82,289 sq. ft. 1.889 acres Open Space to be deeded to the Town of South Windsor" on a certain map or plan entitled"JOSEPH LANE ESTATES Subdivision Plan Prepared for MANNARINO BUILDERS, INC. Joseph Lane and 558±Nevers Road South Windsor, Connecticut Alford Associates, Inc. Civil Engineers Windsor, Connecticut Wilson M. Alford, Jr., P.E. &L.S. Date: January 30, 2004 Scale 1 in. =40 ft. 1-5-04 Sheet 3"which map or plan is on file in the South Windsor Town Clerk's Office to which reference is hereby made. Said piece or parcel of land is more particularly bounded and described as follows: Beginning at a point on Nevers Road marking the southeast corner of land now of formerly of Richard L. and Emily E. Carter and the northeasterlymost corner of the"OPEN SPACE" land herein- conveyed; thence running S 04' 29' 55"W along the westerly line of Nevers Road a distance of 302.12 feet to a point; thence turning and running N 87' 37' 17"W along the southerly line of the herein- conveyed"OPEN SPACE" a distance of 331.31 feet to a point marking the southwest corner of said OPEN SPACE; thence turning and running N 08' 57' 16"E along a part or all of Lots 9, 10 and 11 a distance of 204.38 feet to a point marked by merestone 1223; thence turning and running S 87' 17' 47"E a distance of 147.28 feet to merestone 1222; thence turning and running N 04'29' 55"E a distance of 100.64 feet to merestone 1221 in the rear property line of said Carter; thence turning and running S 87' 19' 40"E a distance of 168.09 feet to the point and place of beginning. RE IV D FOR RECORD, DATE a--1 U5 TIME .IU M. 4T-IVN c� Rwco souTN ws soy. 1 - VOL. 17 81 PAGE 252 2006 STATUTORY WARRANTY DEED " } y KNOW ALL MEN BY THESE PRESENTS, that Mannarino Builders, Inc. of South Windsor, Connecticut for a VALUABLE CONSIDERATION, received to its full satisfaction of the TOWN OF SOUTH WINDSOR, a municipal corporation chartered under the laws of the State of Connecticut, does give, grant bargain, sell and confirm unto the said TOWN OF SOUTH WINDSOR, its successors and assigns,with WARRANTY COVENANTS, all that piece or parcel of land being that part of the road known as JOSEPH LANE within the JOSEPH LANE ESTATES subdivision, situated in said Town of South Windsor, described on Schedule A attached hereto and made part hereof. IN WITNESS WHEREOF, the Grantor has hereunto set its hand and seal this [�,T day of September, 2005. Signed and delivered In the presence o£ Mannarino Builders, Inc By .-126 -� 1"j : ispo vvy Robert Mannar#io Its President STATE OF CONNECTICUT ) ) ss. South Windsor September , 2005 COUNTY OF HARTFORD ) On this date before me, Gerald W. Brady, the undersigned officer,personally appeared Robert Mannarino, known to me (or satisfactorily proved) to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same for the purposes therein contained. In witness whereof I hereunto set my hand. f Ger W. Brad ZN Co issioner of the Superior Court ACCEPTANCE ON FOLLOWING PAGE: Cvi`,1VL Af-jC- Sf-X RECEIVi_3D STATE $ — LT �OCALS No. DOC'� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Book ID: 000431490004 Type: LAN F11e#1781 Page 252 - 255 �1 TOWN CLERK OF SOUTH WINDSOR .i. vflL. 1 81 FAGS 253 ACCEPTED: H 4 T wn Manager Date STATE OF CONNECTICUT) ) ss. South Windsor , 2005 COUNTY OF HARTFORD ) Personally appeared, MATTHEW B. GALLIGAN, signer and sealer of the foregoing instrument, and acknowledged the same to be his free act and deed as such Town Manager,before me. Commissioner of the Superior Court Notary Public My Commission expires: NO .t� t))i;�l):th)F3t y a' 2 5 SCHEDULE A A certain piece or parcel of land described as Joseph Lane extending to the south of and connecting with the existing Joseph Lane in the Town of South Windsor County of Hartford and State of Connecticut shown on a certain map or plan entitled"JOSEPH LANE ESTATES Subdivision Plan Prepared for MANNARINO BUILDERS, INC. Joseph Lane and 558±Nevers Road South Windsor, Connecticut Alford Associates, Inc. Civil Engineers Windsor, Connecticut Wilson M. Alford, Jr., P.E. &L.S. Date: January 30, 2004 Scale 1 in. =40 ft. 1-5-04 Sheet 3"which map or plan is on file in the South Windsor Town Clerk's Office to which reference is hereby made. Said piece or parcel of land is more particularly bounded and described as follows: Beginning at an iron pin marking the northeast corner of Lot 1 as shown on said map; thence running S 02'41' 53"W a distance of 88.28 feet to merestone 832; thence running in the are of a curve to the right having a Delta=02' 29' 10" a distance of 20.61 feet to an iron pin at the northeast corner of Lot 2; thence running in the arc of a curve to the right having a Delta=07' 08' 20" a distance of 59.19 feet to merestone 833; thence running S 12' 19' 23"W a distance of 164.28 feet to merestone 834; thence running in the arc of a curve to the left having a Delta= 05' 46' 52" and a radius of 525.00 feet a distance of 52.97 feet to merestone 835; thence running S 06' 32' 32"W a distance of 130.76 feet to an iron pin; thence running in the arc of a curve to the right having a Delta = 21° 48' 41" a distance of 22.84 feet to an iron pin; thence running in the arc of a curve to the right having a Delta= 20' 31' 52" a distance of 21.50 feet to an iron pin; thence turning and running in the arc of a curve to the left having a Delta= 105' 18' 25" and a radius of 55.00 feet a distance of 101.09 feet to an iron pin; thence running S 06' 32'32"W a distance of 7.52 feet to merestone 836; thence turning and running S 87' 36' 18"E a distance of 50.13 feet to merestone 837; thence turning and running N 06' 32' 32"E a distance of 3.90 feet to an iron pin; thence turning and running in the arc of a curve to the left having a Delta= 105' 18' 25" and a radius of 55.00 feet a distance of 101.09 feet to an iron pin; thence running in the arc of a curve to the right having a VOL. 1781 PAGE 55 Delta=34' 33' 03" a distance of 36.18 feet to an iron pin; thence running in the arc of a curve to the right having a Delta=07' 47' 30" a distance of 8.16 feet to an iron pin; thence running N 06' 32' 32"E a distance of 130.76 feet to merestone 838; ; thence running in the arc of a curve to the right having a Delta=05' 46' 52" and a radius of 475.00 feet a distance of 47.93 feet to merestone 839; thence running N 12' 19' 23"E a distance of 164.28 feet to merestone 840; ; thence running in the arc of a curve to the left having a Delta=09' 37' 30" and a radius of 525.00 feet a distance of 88.19 feet to merestone 841; thence running N 02' 41' 53"E a distance of 88.28 feet to an existing iron pin; thence turning and running N 87' 17' 57"W a distance of 50.00 feet to the point and place of beginning. RE-Of IV D FOR RECORM ATE la �°► }�� �T II{ME 4`I- M. TOWN CLERK, SOUTH WlkbSFR. CT MEMORANDUM To: Marcia Banach, Director of Planning From:Jeffrey Doolittle, P.E., Town Engineer I Date: 11/21/05 RE: Joseph Lane Estates Bond (04-06P) The Engineering Division has received a request to reduce the bond for the Joseph Lane Estates subdivision to the maintenance level. The work in this subdivision is substantially complete and therefore we recommend that the bond amount be reduced to the maintenance level of $50,000 for this project. Please call me if you have any questions. t0W N se ) -0�x'F1F ✓j fi � O-P Sou� V&U&ot 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 SOR T ° TELEPHONE (860) 644 2511 February 21,2006 Mr. Robert Mannarino Mannarino Builders, Inc. 1169 Ellington Road South Windsor, CT 06074 Dear Mr. Mannarino: Re: Appl#04-06P,Joseph Lanes Estates Bond Release This is to advise you that the Planning and Zoning Commission voted on February 14, 2006 to release the IWA/CC bond for the above-referenced project in the amount of$20,000. Very truly yours, PLANNING &ZONING COMMISSION Patrick Kennedy, Chairman PK/bmm cc: Town Engineer