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HomeMy WebLinkAboutJohn Lawrence Subdivision Major TOWN OF SOUTH WINDSOR, CONNECTICUT PLANNING & ZONING COMMISSION APPLICATION FORM � ��. �i Application No. : ?Date Received: 3-g FEB _ 1996 Action/Public Hearing by: Receipt No. South Windsor r APPLICANT: Planning & Zoning COMMISSION .�,Ip�-/� s , (v�y�-g���..� s ADDRESS : OWNER OF RECORD ON LAND RECORDS ADDRESS : GT orat©� COMPLETE LOCATION OF PROPERTY: Assessor ' s Map #,l.:" Parcel #,4 I_ Zone y, - dQ NAME, ADDRESS, & TELEPHONE # OF PERSON TO WHOM INQUIRIES SHOULD BE �o L.�1. .q�� + pG7� DIRECTED � 7G7A I Gt=OCc!a� THIS APPLICATION IS FOR: (Check all that apply) : 1 . Zone Change to X � _ g (Public Hearing required) V'2 . Subdivision/Resubdivision a. ✓Subdivision Minor Major b. _ Resubdivision Minor Major (Public Hearing Required) C. _ Conditional Approval d. _ Open Space Subdivision (Public Hearing Required) _3 . Special Exception to Article (Public Hearing Required) _4. Site Plan of Development F 1 P _5 . General Plan of Development _6 . Earth Filling [Sec. 101 and/or Earth Removal [Sec. 91 (Public Hearing Required) _7 . Regulation Amendment: Zoning Subdivision _8 . Amendment to Town Plan of Development 7 9 . Temporary and Conditional Permit 10"plicant Other (explain in detail) : A r per y Owner reverse side for addition information) FAIRFIELD SUBDIVISION 1. Application for a 6 lot subdivision on property located on the westerly side of Clark Street, directly across form Smith Street, A-20 zone The map shows 7 lots because lot#1 was previously cut out as a free split.. 2. The site size is approximately 14.3 acres and the proposed lots are all 32,000 square feet and greater (20,000 sf required). Lot number three is a very large lot and takes in all of the rear land that is part of the CL&P utility easement. It appears that all other zoning regulations have been met. 3. This subdivision is considered a major subdivision and required to meet the open space requirement of either 10% of the property as open space or a fee in lieu of open space. The applicant has shown an open space area to the southern part of the property in an area that is primarily wetlands. However after speaking with him today he has indicated his desire to combine that land into lot 7 and propose a fee in lieu of the open space o e yrov�ss of ,Pevffi r ---c-il). Town staff support the provision of a fee in lieu of open space for this property, since the site is regulated wetlands and there is a preservation mechanism already available. The applicant should submit the appraisers name to this Commission for approval. 4. There is no 100 year floodplain on site. There are a considerable amount of regulated wetlands on site. The applicant is proposing to fill some of the wetlands and in return has proposed some mitigation of the wetlands in the area between lots 1-3. This application was approved by the IWA/CC on January 17, 1996. The following approval conditions were placed relating to the site mitigation: • The soil scientist, Richard Snarski, must supervise the mitigation that is to take place o the site • Rights-of-way and legal access across lots 2 and 3 to the mitigation site shall be obtained before mitigation commences. • The mitigation site shall be completed before issuance of building permits on lots 6 and 7. The Commission also recommended a bond in the amount of$9,000. As I mentioned previously, the area shown on the map as the open space area is wetlands. In reviewing the minutes of the wetlands commission the minutes state that the applicant had indicated he would be placing a conservation easement over this area. The wetlands Commission did not make it an approval condition, however it was the commission's belief that a easement was going to be placed on this area. We would request that the Planning and Zoning Commission require a conservation easement on this land as a condition to protect the wetlands. 4. The subdivision will be serviced by public water and town sewers. WPCA approval is required for the balance of the sewer assessment due. Detail is needed for the main sewer connection for lots #1,3,4,6 & 7. 5. All lots will be accessed from Clark Street. The applicant has proposed three shared driveways- each driveway access two lots. There are no landscaping or street trees shown on the plans to meet p the requirement of the subdivision regulations. The site is currently heavily wooded, and the applicant is requesting a waiver to these requirements. The applicant has indicated that he will be placing two trees on each lot in front of the houses.. We would request an approval condition which would require the applicant to flag the limits of clearing in the field and that they be inspected by the planning department prior to being removed. IThere are no sidewalks shown for this subdivision,. There are no other sidewalks in the general vicinity of this subdivision. If this application is approved, the planning department has the following additional modifications to request: the land shown as open space be shown incorporated as part of lot#7 There are no engineering comments on this 1��► ���- (M I C v'e evt- 119 1 LIJ LIMITED APPRAISAL SUMMARY REPORT ' Property of John J. Lawrence, Jr. Clark Street South Windsor, Connecticut ' Prepared for: John Lawrence 486 Prospect Avenue Hartford, Connecticut 06105 -by- APPRAISAL RESOURCES OF CONNECTICUT, INC. 104 Main Street Manchester, Connecticut ' 06040 Apprai,sal. Resources of Connecticut, Inc. ' REAL ESTATE APPRAISERS&CONSULTANTS ' JAMES G.SAUVE,PRESIDENT 104 Main Street ROBERT A.PFEIFER,JR.,MAI,SRA Manchester,CT 06040-3142 January 24, 1997 (860)6464)882 FAX(860)646-0245 1 Mr. John J. Lawrence Jr. 486 Prospect Avenue Hartford, Connecticut 06105 Dear Mr. Lawrence: Re: Property of—John J.Lawrence,Jr. Clark Street South Windsor, Connecticut At your request I have prepared a Summary Report of a Limited Appraisal of the above-captioned property in accordance with the Uniform Standards of Professional Appraisal Practice(USPAP). The purpose of this Limited Appraisal is to estimate the Market Value of the subject property in fee simple estate as of April 23, 1996. A physical inspection of the property was made on January 20, 1997. The subject property consists of 13.56 acres of unimproved land zoned Residential A-20. The property was approved by the South Windsor Planning and Zoning Commission on April 23, 1996 for subdivision into six residential building lots. 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 13.56 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 April 23, 1996, the subject property has the following estimated Market Value: One Hundred Fifteen Thousand Dollars ($115,000) ' 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. ' The following Summary Report of a Limited Appraisal is offered in support of the above conclusions. ' Very truly yours, o ert Vice President 1 1 1 1 TABLE OF CONTENTS PHOTOGRAPHS OF SUBJECT PROPERTY ............................................. 1 PURPOSE AND FUNCTION OF THE APPRAISAL .................................. 2 1 DEFINITION OF MARKET VALUE .......................................................... 2 PROPERTY RIGHTS APPRAISED ............................................................ 3 APPRAISAL DEVELOPMENT AND REPORTING PROCESS ................. 3 1 COMPETENCY STATEMENT 1 MARKETING PERIOD AND EXPOSURE TIME. ...................................... 4 IDENTIFICATION OF THE SUBJECT PROPERTY ................................. 4 LEGAL DESCRIPTION AND FIVE-YEAR SALES HISTORY ................. 4 ASSESSMENT AND TAX DATA .............................................................. 5 TOWN/NEIGHBORHOOD DATA ............................................................. 6 SITEDATA ................................................................................................ 10 ZONING ..................................................................................................... 13 HIGHEST AND BEST USE ....................................................................... 14 APPROACH TO AND ESTIMATE OF VALUE ........................................ 14 1 DEVELOPMENT APPROACH .................................................................. 15 RECONCILIATION AND FINAL ESTIMATE OF VALUE ......................33 TABLE OF CONTENTS (CONTINUED) ILLUSTRATIONS: 1 — Subject Location Map .............................................................................9 2— Site Plan ................................................................................................ 12 LIST OF TABLES: 1 — Summary of Residential Building Permits Issued ..................................... 7 2— Summary of Comparable Lots Sales ......................................................27 3 —Cash Flow Analysis ...............................................................................31 ADDENDA: COPYOF DEED ..............................................................................Exhibit A ZONING REGULATIONS ...............................................................Exhibit B CERTIFICATE OF APPRAISER .....................................................Exhibit C ' ASSUMPTIONS AND LBaTING CONDITIONS ..........................Exhibit D APPRAISER'S QUALIFICATIONS ................................................Exhibit E PHOTOGRAPHS OF SUBJECT PROPERTY w, View of subject property as seen looking generally northeasterly along Clark Street View of subject property as seen looking southwesterly along Clark Street Refer to the Addenda, Exhibit A, for additional photographs of the subject property. ' - 1 - ' PURPOSE AND FUNCTION OF THE APPRAISAL ' The purpose of the Limited Appraisal is to estimate the Market Value of the subject property just prior to the town of South Windsor Planning and Zoning Commission granting subdivision approval on April 23, 1996. The function of the appraisal is to assist John Lawrence and the town of South Windsor in arriving at a reasonable and fair fee in lieu of the creation of open space. ' It is understood that John Lawrence is aware of the limitations and lower level of reliability inherent in a Limited Appraisal. However, I have concluded that the limited analysis does not result in a misleading or confusing report. DEFINITION OF MARKET VALUE Market Value — as defined by the Financial Institutions Reform Recover y ry and Enforcement Act of 1989 (FMAEA) and referenced in OCC Rule 12 ' CFR 34.42 (f): ' 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. In this appraisal report my Market Value estimate reflects a hypothetical sale as of the date of the appraisal. The value has not been discounted over an estimated marketing period and ' interim income and expenses experienced during a typical marketing period have not been considered. -2 - ' 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.' APPRAISAL DEVELOPMENT AND REPORTING PROCESS ' The preparation of this Limited Appraisal consisted of: • An inspection of the subject property on January 20, 1997. • Municipal records were researched as part of due diligence in order to reveal any adverse conditions. • Research was conducted throughout the market area in order to gauge sales activity of similar type properties. • Inspections of the comparable sales were made. ' • The Development Approach was the only method of valuation employed. With the consent of the client, I did not develop the Cost Approach, Sales Comparison, or the Income Capitalization Approach. While these approaches can be relevant in the valuation of properties like the subject, the Development Approach is considered to be the most applicable. The Development Approach is considered a hybrid approach, often referred to as ' a variation of the Income Approach. The approach actually utilizes sections of all three approaches to value. This Limited Appraisal involves a departure from the Uniform Standards of Professional Appraisal Practice Standards Rule Number 7. ' 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 the my qualifications including Connecticut state certification numbers, please refer to the Addenda. The Dictionary of Real Estate Appraisal,Third Edition,Appraisal Institute, 1993,p. 140. - 3 - ' 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 are 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 in its entirety to a single purchaser is within one year. ' IDENTIFICATION OF THE SUBJECT PROPERTY ' Assessor's Reference: Map 25,Lot 114 ' Survey Reference: "Subdivision Fairfield Homes Plot Plan Parcel 31 Assessor Map 25 Clark Street South Windsor, Connecticut"prepared by John J. Lawrence Assoc., dated 11/9/95 Property Type: 13.56 acres LEGAL DESCRIPTION AND FIVE-YEAR SALES HISTORY ' Grantor: Helen R. Czernek Grantee: John J. Lawrence, Jr. ' Recorded: South Windsor Land Records Volume 829,Page 114 Instrument: Warranty Deed Date: January 18, 1995 Sale Price: $80,000 ' Comment: According to the grantor, the transaction is an interfamilial sale and not representative of the value of the property. For a complete description of the metes and bounds of the subject property, refer to a photocopy of the subdivision survey in Illustration 2. A photocopy of the referenced deed is included in the Addenda, Exhibit B. ' -4 - ASSESSMENT AND TAX DATA ' Taxing District: Town of South Windsor Year of Last Revaluation: 1994 Assessment Ratio: 700/6 ' List of October 1, 1995 It is important to note that the Town of South Windsor has adopted a 3-year graduated tax phase-in program as a result of the town-wide revaluation of real estate in 1994. The town is in the second year of the phase-in program. The second year real estate taxes are calculated by taking the 100% market value estimate arrived at via the revaluation and multiplying the value by the second year phase-in factor of 61%. The phase-in assessment is then multiplied by the mill rate. At the end of the 3-year phase-in program, all properties will be taxed based upon the state imposed 70% assessment ratio. The property yis presently assessed as an unapproved parcel of land as shown following. Land Only $54,600 ' Total Assessment $54,600 100%Market Value Estimate Per Revaluation $78,000 ' 2nd Year Phase-In Factor 61.00% Phase-In Assessment $47,580 ' Tax Rate 33.71 mills Taxes Levied $1,603.92 -5 - TOWN/NEIGHBORHOOD DATA ' 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, approximately 7 miles northeast of the city of Hartford. The town encompasses 28.7 square miles, has an ' estimated population of 22,508, 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 f southwest of town. The State of Connecticut has recently widened Interstate Route 91 from the city of Hartford through Windsor to the Massachusetts state line. The highway is widened from 4 lanes to 6 lanes plus 2 bus/car pool lanes. This project, ' combined with the reconstruction of the I-91/I-84 interchange in Hartford, will facilitate continued commercial 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. ' Rail transportation for freight within the town is provided by Conrail; 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 recently ' completed, Bradley is among the most modern airports in the country with the capacity to handle growth into the foreseeable future. ' Electric and telephone service are 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 residen- tial 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. ' The South Windsor residential market is best characterized as a suburban market offering moderately high priced quality housing for many white collar workers employed in the greater Hartford area. - 6 - ' TOWN/NEIGHBORHOOD DATA(CONTINUED) ' According to the Realtors Listing and Information Service, Inc. (MI.S), the primary advertising medium for residential property in Hartford County, 189 dwellings (15.75 per month) sold in South Windsor in 1993 with an average sale price of $156,600, 219 dwellings (18.25 per ' month) sold during 1994 in South Windsor with an average sale price of $161,400, 188 dwellings (15.67 per month) sold during 1995 in South Windsor with an average sale price of $160,300, and 69 dwellings sold in the first five months of 1996 (13.8 per month) with an ' average sale price of$169,800. These statistics indicate the average single family dwelling sold in South Windsor is higher than 70 percent f of all towns in Hartford County. The data further indicates a relatively stable residential market. ' According to statistics published by the MLS, the average marketing time per dwelling for the 189 dwellings sold in 1993 was 171 days or 5.5 months f. The average marketing time per dwelling for the 219 dwellings sold during 1994 was 152 days or 5 months f. The average marketing time per dwelling for the 188 dwellings sold during 1995 was 145 days or 4.8 ' months f. Finally, the average marketing time per dwelling for the 22 dwellings sold during the first two months of 1996 was 107 days or 3.5 months f. Although prices appear to be rather stable marketing times are declining. An additional indicator of absorption of residential dwellings and lots is the number of building permits issued during a given period. Shown following is a 7-year, 9-month summary of ' residential permits issued and a corresponding absorption rate for South Windsor. TABLE 1 —SUMMARY OF RESIDENTIAL BUILDING PERMITS ISSUED ' Residential Absorption Rate Year Permits Issued Per Month ' 1996 9 months 63 7.0 ' 1995 78 6.5 1994 113 9.42 1993 113 9.42 ' 1992 143 11.92 1991 106 8.83 1990 68 5.67 ' 1989 60 5.0 ' A review of the South Windsor land records revealed 12 lot sales or 1.0 sale per month in 1992; 27 lot sales or 2.25 sales per month in 1993; and 24 lot sales or 2.0 sales per month in 1994, 12 lot sales or 1.0 sale per month in 1995 and 15 lot sales or 1.25 sales per month in 1996. 1 -7 - ' TOWN/NEIGHBORHOOD DATA(CONTINUED The subject property is located in the southcentral section of South Windsor on the ' northwest side of Clark Street. The neighborhood is bounded to the north by Ellington Road, also known as Connecticut Route 30, to the west by Ellington Road and Long Hill ' Road, to the south by the town of Manchester, and to the east by Buckland Road, also known as Connecticut Route 194. This neighborhood delineation is primarily a function of the type and consistency of development in the area. The area is zoned for residential development and is improved accordingly. There are several residential condominium developments and planned residential developments situated within ' the area. In addition, there are several residential developments improved with single family dwellings generally ranging in value from$160,000 to $250,000. ' The subject property is centrally located within the neighborhood on the northwest side of Clark Street. Improvements in the immediate area include two residential condominium complexes, a planned residential development on the south side of Clark Street and random single family dwellings situated along Clark Street. There is a moderate amount of undeveloped land located northeasterly of the subject property. ' In conclusion, the area is improved with moderately priced single family dwellings and modestly priced condominium units. The area is convenient to the regional shopping area known as Buckland Hills in the abutting town of Manchester. - 8 - flustration 1 - Subject Property Location Ma a 5 T .1'iJ jA EADDH J'f•��`1 �,1,. N Vvb n J ti - 0 .n SCAN C ¢ NICE To-.,ER vs oOPDOR o° Arr50R OR. 0 i r m HEM 0 to A �P hDF M,G Rt c p�.05 RD.rR J9yc SL ,� ,tiF 0 °10 sr. LINDAW 9M N qy 5Y [nrK oQ- !� N Ndoy ,f SL•ti on O� f'C. NpER y O `•r a f � • r FLY E" .-GEDRGE 3W 9if'Yst(AD oy a �Q\ RDCk�'r 2A p T RD GR OP Na h o oa v r rWo p o-r o Y Fox/� RD. DR. HAYSTACK <� �A h r Po K n h oh RD i< A 5 p o KAEN WAY /QUA Q r F v a 7S ' O �q% Y 0 p �OPH fIFW x BERRI oT a A o by '^ILLE LA C BERRY A(j Q• JU o Aa CHAISTI R y'1W \CaZ h uR. d d "AYES ARD BEl2LE Yo06, O wILDw HAi L p L o N I y QS MARK H DR. Q• ASp RD h �ygy h $G g� C z LA A x $r a r r�PplrJ� �ti o N L 5 i � AvrA s � ' o WASP..4\ Ro. Grx( ti C, t Iw xrc;;n.,rE AD 3 • W Neve , I p 2 , is a Fk ST. /\ JAWAI,, STD A r ^o-/ y- y~•STONE.bo - fc-�o o �.__ Y oN� p .N'A RD. « o cnool r0 Pµ0 EK9. OPpp q�OHSHIRE rq'JGe 1 Rt; :\°h n F OR au v���vP(j�- �sA oT QPµ oq rya ri >ty '� n RG fSS J` �." �- No 4 N4 �'1) P-' 4>,y J°�F �. (oGP�D9E♦ Rp .�P��hRh A�Q `. ` •' L L ��D PALMER Qn 6C<< ro \vP ��s l R� d WQ� FahrUoo N gG` i7P•vvJ(` i q 2+ 68 avl iJ �L�B ri.l:c rr Jv[ 0 r Q�P�o� N y1 SuHNY VIEW A°RE R. y c; QJ 4 sHAo {�" ¢o {�Q 0R 9R qQ sroeoa. oR. o L ° 5u3H �'p,\5 W / 24r oR hs oo f(ay to a Fq LA i: 7.9 EF(- LNG Apt o uJ i va. Z z ho AeRv 0 oa.E�aY 001.0.t A PPP >• v ce o DREEZYH[L2 N m �DD6E ° r� e C RS C/R v a BE.R' W IOY'In0 •Pfi \�0'�A 0°DY HI F5 .,y (Erg F-ELP LA At WALL_ S.. .d,P 0 A TWIN rYhg YL. 30~v r RDJr Q E Aoh1'ML,J)° To r os n'dd/e V DF D2DNR m r 4 Z - �•P. o goYI^'�h [[30 Mop, V 5` CG��YFG ��y by oR A/h o t + R 04�r 9 T. IO. CIU- � LA 0 o k°hF 14,R 8 4R F Y,CfY R _DP o ' c 00 ok o � Sr("(kY N{ o �u _ DD.c o �� Elderl/ Q- 'Y 9Q• 8V R BR V� pL R- O Q ' S E< RD �cM� H�a� h/.' �Q°��'�I�C6 ��. �r i a Hous n� gER P R PA GR t tiJ�`a �£ k'0pp k.v�E•• L ><9 P`Co-{'( �T. J F„' o� � Subject :LLf p�tiAr SPR'N6 ,vWOW� o r C, 9D yAJ 4 �4 D� sT i F a �AP�,°-(. q. �AC �, H�FY 1Mo p' FONCINE LA. d qQ z r M �Ro 3� ' G 8. `� F Q � gRTY RpRQ 1-3 W` y c .y �AL� r C P F o - 9 - ' SITE DATA ' Physical Description The subject 13.56 acres and a 31,379 square foot(0.72 acre)parcel identified as Lot 1 on the ' survey comprise the total 14.278 acre site approved for subdivision into seven lots. Survey Reference: "Subdivision Fairfield Homes Plot Plan Parcel 31 Assessor ' Map 25 Clark Street South Windsor, Connecticut" prepared by John J. Lawrence Assoc., dated 11/9/95 ' For a visual delineation of the subject site, refer to Mustra- tion 3. Land Area: 13.56 acres Subdivision Area: 14.278 acres(includes Lot 1) ' Lot Descriptions: Lot# Size Frontaee Wetlands Easements 1 31,379 s.f.or 0.72 ac 100.00 feet minOTMI none 2 32,406 s.f.or 0.74 ac 100.00 feet minimal common driveway 3 347,002 s.f or 7.97 ac 100.01 feet extensive 300 foot CL&P&drive 4 33,045 s.f. or 0.76 ac 100.01 feet minimal none 5 33,348 s.f.or 0.77 ac 100.01 feet 50%t none ' 6 33,655 s.f.or 0.77 ac 100.01 feet 50%f common driveway 7 111,104 s.f.or 2.55 ac 331.20 feet extensive common driveway/ conserv. ' Topography: Slightly below street grade with a primarily level topography. ' Flood Zone: Zone C: area subject to minimal flooding, not classified as a flood hazard area ' Flood Map Reference: FIRM Community Panel Number 090036 0007 B, Dated May 1, 1980 ' Wetlands: Refer to lot descriptions and photocopy of site plan. A mitigation plan is required by the South Windsor Inland Wetlands Agency which permits the developer to fill 20,000 ' square feet of wetlands in exchange for creating an additional 29,800 square feet of inland wetlands. - 10 - ' SITE DATA(CONTINUED) ' Physical Description(Continued) 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 ' Development of the subdivision requires widening Clark Street b approximately 3 feet the P e9 8 Y PP Y length of the frontage of the parcel and installation of catch basins to improve drainage along Clark Street. As previously noted, installation of a 29,800 square foot wetlands mitigation area is required. - 11 - sr r �r rr r■ r r r ■� r ■�■ ■i■ r rr r r r r r �� 'beCCrl•OOD r•akv3 JErnon f N,r" DONA. E.BOSS] NIPn.r N/.C�Ca/fREy , C)O�LDRJjN N WAN D.C433 Nlr LACaV.CONSTRUrnON CO "^ _ •'Iti•fa •t.iL].A. Nd}vaS.; ..s... ,Y+ X s I.. NA"CAVA CONTRUCIION CO co ��---1.�1i« .alm, .alp. .� �' �,. .al,�v (/•",_ �.--� o g °y \ •a Hw •CT1AllDB •a/m> ��,�-' .rs..— •r« •Irw -a1u• •al •il a �•,1*EssA.vns� RC e..,.w •alw•LTLNIIJ ,w 'I») Rc .al Im .al' .I«• .alm, -alp., ^ E RTLIlDRc J .ali,o •aliR�c -a�« � G 5.aPw Ir.i�iaT�"„" .alxa or»•. I .a/,» v w., i R. O. w, x I- w rr. »•, xrµ 01 ) •'\ I• /.aI s. xEV+ a0i ] I w - - Rc _lam• ---'--i—-- - _ _— « •... 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S[Br ti~CC.TrCMLD CCM:A' .%t•? 1 AREA OF WMIANDS TO D�• I• I I ,N „I$' r or",DOo`z_a.;.�ns. c s[o..vscR=asq=•r. 20.000 S.F. a OR I to :• �«,— - _ o _ ..v..:: - --- _p vyw4y / a '-'tea ). •!�_ r�, RK o g STREpF., T «..<... o��} Su3 DIv15101N •+�4 FIE<D -sLS' PiOf VLnN wFrIAHD NorFs BIGt1I5..i4_D3n:;i °L�y'" .- Ras .• )1 assr;,O..N - • CRAPHIC SCALE - '.,•,�• •�,�•^-` SO—Sm[CT •S aw.w. SOu� CSC. COx:•CC+Iftr yr.' JOHN J. LAeRENCE ASSOC aeL. ,,. ..-.�m•.-...-�•�..-�, v....w c.-....a........•.• rZONING The subject property is located within the Residential A-20 zoning district- Permitted uses in the A-20 zone are primarily limited to single-family dwellings. ' The dimensional requirements in the A-20 zone are as follows: Minimum Lot Area 20,000 square feet Minimum Lot Width 100 feet Minimum Lot Depth 150 feet Minimum Front Yard 40 feet ' Minimum Rear Yard 40 feet Minimum Side Yard 10 feet Maximum Building Height 2.5 stories or 30 feet Maximum Lot Coverage 15 percent Maximum Impervious Coverage 15 percent ' The South Windsor Planning and Zoning Commission (P&ZC)granted approval on April 23, 1996 for subdivision of the 14.278 acre parcel into seven residential building lots. The South Windsor Inland Wetlands granted approval on January 17, 1996 to permit the filling of 20,000 square feet f of wetlands area with the developer creating an additional 29,800 square feet f of wetlands within a different area of the site. ' The P&ZC subdivision approval requires the 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. For a more complete description of the requirements and permitted uses within this zone, refer to copy of zoning regulations in the Addenda, Exhibit C. - 13 - 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.2 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 13.56 acre parcel of land unimproved land as of the date of valuation. The property is situated within a moderately priced residential area. A review of the residential market in South Windsor reveals an active market with sufficient demand for 1 housing in the$150,000 to $250,000 price range. Based on the preceding considerations it is my opinion that the highest and best use of the subject property is for subdivision into six street residential building lots fronting existing Clark Street and improvement with moderately priced single-family homes ranging in price ' from$165,000 to $225,000. ' APPROACH TO AND ESTIMATE OF VALUE This Summary Report of a Limited Appraisal relies solely on the Development Approach to value. The subject property will be valued using a method sometimes referred to as the Development Approach. This approach is considered the most appropriate method of valuing properties which, like the subject, sell a number of units over a period of time. I have concluded that the limited analysis does not result in a misleading or confusing report. III 1 It is understood that John Lawrence is aware of the limitations and lower level of reliability inherent in a limited appraisal. ' Z Dictionary ofReal Estate Appraisal,Third Edition,Appraisal Institute, 1993,p. 171. - 14 - ' DEVELOPMENT APPROACH The Development Approach has been referred to as a variation of the Sales Comparison Approach, as a variation of the Income Capitalization Approach, and as a fourth approach to value. In any case, it is generally considered the most reliable method of estimating the value of a proposed subdivision. The Development Approach utilizes cost, income, and compara- tive sales data. 1 The first step under this approach is to value the individual sites as if they were ready to be built on; that is, roads are constructed, utilities are available, etc. Recent sales of residential sites are used to estimate this value. Once a per site value is established, a sell-out period is applied. Next the anticipated construction costs and selling costs are deducted from the sales proceeds. The net proceeds attributable to the land for each period are then discounted to the present resulting in a present value for the subject property. Estimate of Individual Lot Value Based upon the highest and best use analysis previously discussed, a prudent investor would most likely base their purchase decision on obtaining approval for a total of six building lots. Based on this premise an investigation of recent similar lot sales in the town of South Windsor was conducted in an effort to estimate the average retail market value of six ' potential residential building lots. The following is an outline of the sales chosen for comparison to the potential subject lots followed by a table summarizing each lot. - 15 - DEVELOPMENT APPROACH(CONTINUED) ' Estimate of Individual Lot Value(Continued) Sale 1: Lot 3, 35 Cambridge Drive South Windsor, Connecticut Grantor: Miller Realty, Inc. Grantee: Dirk M&Brenda R. Barrs Recorded: South Windsor Land Records Volume 913, Page 286 Instrument: Warranty Deed Date: September 18, 1996 Sale Price: $92,500 Site Description— Size: 0.86 acre± or 37,500 square feet f Shape: Rectangular 1 Frontage: 150 feet f Topography: Level Zone: Residence AA-30 Utilities: Sanitary sewer, water, electric, and telephone Financing: None Recorded 1 - 16 - DEVELOPMENT APPROACH(CONTINUED) ' Estimate of Individual Lot Value(Continued) Sale 2: Lot 9, 77 Windshire Drive South Windsor, Connecticut Grantor: Bryan H. & Sally L. Marsh Grantee: Nicholas C. & Sharon M. Ferreira Recorded: South Windsor Land Records Volume 905, Page 154 Instrument: Warranty Deed Date: July 30, 1996 ' Sale Price: $85,000 Site Description— ' Size: 0.69 acre f or 30,065 square feet f Shape: Slightly irregular Frontage: 230.92 feet f Topography: Level Zone: Residence AA-30 ' Utilities: Sanitary sewer, water, electric, and telephone Financing: $80,000 promissory note provided by grantor @ 8%, Due 7-30-99 - 17 - DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) ' Sale 3: 125 Miller Road South Windsor, Connecticut Grantor: Cathie, James, & Virginia O. Cameron Grantee: David R. Burnett Recorded: South Windsor Land Records Volume 904, Page 76-80 Instrument: Warranty Deed Date: July 16, 1996 Sale Price: $50,000 Site Description— Size: 1.40 acre f or 60,800 square feet f Shape: Rectangular Frontage: 134.86 feet f Topography: Sloping gently below grade Zone: Residence AA-30 Utilities: Sanitary sewer, water, electric, and telephone Financing: $25,000 mortgage provided by Savings Bank of Manchester No other terms recorded at time of sale. i 1 1 1 1 1 - 18 - rDEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) Sale 4: 285 Deming Street South Windsor, Connecticut Grantor: Louisette Veilluex Grantee: Chester&Hazel Jorgensen Recorded: South Windsor Land Records Volume 897,Page 101 Instrument: Warranty Deed Date: June 7, 1996 Sale Price: $72,000 Site Description— Size: 0.69 acre f or 30,184 square feet f Frontage: 150.00 feet f Shape: Rectangular Topography: Essentially level Zone: Residential AA-30 Utilities: Sanitary sewer, water, electricity, and telephone Financing: None recorded - 19 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) Sale 5: Lot 32, 2033 Ellington Road South Windsor, Connecticut ' Grantor: Jean P. &Valena P. Gregoire Grantee: Chase Associates, Inc. Recorded: South Windsor Land Records Volume 896,Page 16 Instrument: Warranty Deed Date: May 30, 1996 Sale Price: $64,000 Site Description— Size: 1.08 acre f or 46,904 square feet f Shape: Rectangular Frontage: 234.50 feet f Topography: Rises above grade, varying topography Zone: Residence RR Utilities: Sanitary sewer, water, electric, and telephone ' Financing: None recorded at time f S e o We -20 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(,Continu-A" Sale 6: Lot 7 (#105)Beldon Road South Windsor, Connecticut ' Grantor: Clark Realty, Inc. Grantee: Richard Bizier Recorded: South Windsor Land Records ' Volume 891, Page 83 Instrument: Warranty Deed Date: May 1, 1996 Sale Price: $50,000 Site Description— ' Size: 0.46 acre f or 20,099 square feet f Frontage: 133.19 feet f Shape: Rectangular Topography: Essentially level Zone: Residential A-20 Utilities: Sanitary sewer, water, electricity, and telephone ' Financing: $75,000 construction mortgage with First Federal Savings& Loan Association, 30 year term -21 - DEVELOPMENT APPROACH(CONTINUEDI Estimate of Individual Lot Value(Continued) Sale 7: 1330 Main Street ' South Windsor, Connecticut ' Grantor: Joseph T. Saczawa, Jr. Grantee: James K. Engle, Jr. &Meredith A. Engle Recorded: South Windsor Land Records Volume 888, Page 96 Instrument: Warranty Deed Date: April 9, 1996 Sale Price: $80,000 Site Description— Size: 2.00 acre f or 87,120 square feet Shape: Rectangular Frontage: 155.60 feet f Topography: Rises above grade, varying topography Zone: Residence A-40 Utilities: Sanitary sewer, water, electric, and telephone Financing: None recorded g at time of sale -22 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued.) Sale 8: Lot 2 Ellington Road ' South Windsor, Connecticut ' Grantor: Lise F. Veilleux Grantee: Metal Tech Builders, Inc. Recorded: South Windsor Land Records ' Volume 860,Page 286 Instrument: Warranty Deed Date: October 4, 1995 Sale Price: $50,000 Site Description— Size: 0.69 acre f or 30,240 square feet f Frontage: 140.00 feet f Shape: Rectangular Topography: Essentially level Zone: Residential AA-30 ' Utilities: Sanitary sewer, water, electricity, and telephone Financing: None recorded -23 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) Sale 9: Lot 45 Felt Road South Windsor, Connecticut ' Grantor: The William E. Dowty Company, Inc. Grantee: Charles E. Lee& Valerie M. McCall Recorded: South Windsor Land Records Volume 845, Page 278 Instrument: Warranty Deed Date: June 15, 1995 ' Sale Price: $55,000 Site Description— ' Size: 0.58 acre f or 25,075 square feet f Frontage: 140.27 feet±—east side Felt Road 175.07 feet f—south side Ridgefield Drive Shape: Rectangular Topography: Sloping ' Zone: Residential AA-30 Utilities: Sanitary sewer, water, electricity, and telephone ' Comment: The parcel is subject to and together with a driveway easement. Financing: $41,250 mortgage provided by Eagle Federal Savings Bank, ' 15 year term, 6.75%variable rate of interest -24 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) Sale 10: Lot 42, 256 Felt Road South Windsor, Connecticut Grantor: Naek Construction Company, Inc. Grantee: Barry LaBarge Recorded: South Windsor Land Records ' Volume 808,Page 19 Instrument: Warranty Deed Date: August 17, 1994 ' Sale Price: $47,850 Site Description— ' Size: 0.57 acre f or 24,829 square feet f Frontage: 125.00 feet t ' Shape: Rectangular Topography: Rises above grade ' Zone: Residential AA-30 Utilities: Sanitary sewer, water, electricity, and telephone Financing: $27,850 mortgage note from grantor at 7%; due August 18, 1999 -25 - i DEVELOPMENT APPROACH(CONTINUED) Estimate of Individual Lot Value(Continued) Sale 11: Lot 26 Cody Circle South Windsor, Connecticut Grantor: Clark Realty, Inc. Grantee: Douglas T. Barrall Recorded: South Windsor Land Records ' Volume 805, Page 1 Instrument: Warranty Deed Date: July 24, 1994 Sale Price: $59,900 Site Description— Size: 0.52 acre f or 22,515 square feet± Frontage: 149.11 feet f ' Shape: Rectangular Topography: Level at road grade Zone: Residential A-20 ' Utilities: Sanitary sewer, water, electricity, and telephone Financing: $77,000 construction mortgage with First Federal Savings& 1 Loan Association at 8.76%, 30-year permanent term loan -26 - ' DEVELOPMENT APPROACH(CONTINUED TABLE 2—SUMMARY OF COMPARABLE LOT SALES ' Lot Size Sale No. Location Sale Date acres Sale Price 1 35 Cambridge Drive 09-18-96 0.86 ac $92,500 2 77 Windshire Drive 07-30-96 0.69 ac $85,000 3 125 Miller Road 07-16-96 1.40 ac $50,000 ' 4 285 Deming Road 06-07-96 0.69 ac $72,000 5 2033 Ellington Road 05-30-96 1.08 ac $64,000 6 Lot 7 Beldon Road 05-01-96 0.46 ac $50,000 7 1330 Main Street 04-09-96 2.00 ac $80,000 8 Lot 2 Ellington Road 10-04-95 0.69 ac $50,000 9 Lot 45 Felt Road 06-15-95 0.58 ac $55,000 10 Lot 42 Felt Road 08-17-94 0.57 ac $47,850 11 Lot 26 Cody Circle 07-24-94 0.52 ac $59,900 The preceding lot sales were analyzed and compared to the potential subject lots. Factors ' considered include type of time of sale, location, lot size, and physical characteristics. The magnitude of each adjustment varies depending on individual lot and site characteristics. Based upon the preceding considerations and recognizing the correlation between a reason- able absorption period designed to stimulate sufficient sales activity to maximize the value of the subject property in its entirety, it is my opinion that the potential six subject lots have an ' average retail market value of$55,000. ' Absorption Analysis ' In order to estimate the Market Value of the subject property, the amount of time or absorption period required to sell the potential individual lots must be estimated. Based upon my analysis of the South Windsor residential market, it is my belief the six subject lots could be sold within 12 months. -27 - ' DEVELOPMENT APPROACH(CONTINUED) ' Estimate of Gross Revenues The following cash flow analysis will utilize six 2-month periods. The lots values are projected to remain stable over the sell-out period. The gross sell-out value is calculated at ' $330,000 ($55,000 per lot x 6 lots). ' Therefore, the gross sell-out value per period is calculated to be $55,000 ($330,000 _ 6 periods). Estimate of Expenses Infrastructure Costs: Inland Wetlands Mitigation,Erosion, & Control ...................................$ 5,000 ' Road Widening, Drainage, Monuments, &Misc. Items..........................$25,000 Sewer Assessment Fees .........................................................................$20,000 The original developer is responsible for a sewer assessment fee based on the parcel frontage. The fee is payable prior to transfer of any of the lots. Water Assessment Fees .........................................................................$28,000 An MDC fee separate from the hard costs of connecting to the water line. The ' fee is based on the buildable frontage. The fee is payable upon transfer of the lots or over a 15 year period at an interest rate of 6 percent. Infrastructure Expenses ..........................................................................$78,000 Plus: Contingency Fee 10% .................................................................... 7,800 Total Infrastructure Expenses ................................................................................$85,800 The infrastructure costs are allocated evenly over the absorption period at the rate of $14,300 per period as a result of the uncertainty when the actual expenses will be incurred. Real Estate Taxes: The subject property is currently taxed at a total of$1,600 f per year. The tax burden will decline as lots are sold. Engineering/Surveying Fees: ' This appraisal assumes the property requires complete engineering and surveying to gain approval for subdivision into six residential building lots. In addition, inland wetlands require identification and flagging in the field. Total engineering and surveying fees are estimated at ' $21,000 or $3,500 per potential lot. The fee will be applied in period one of the cash flow analysis. -28 - ' DEVELOPMENT APPROACH(CONTINUED) Estimate of Expenses Continued Marketing. Marketing costs are estimated at 6 percent of gross sales. This figure includes sales commis- sions and other advertising. A review of lots presently listed in the Multiple Listing Service ' indicates a 5 to 10 percent commission range. This appraisal assumes an asking price which is intended to stimulate above-average sales activity. It is my opinion that the commission could be negotiated down to 6 percent based upon the prospect of increased activity due to ' competitive asking prices and the number of lots listed for sale. Conveyance Tax: ' State and local conveyance tax is presently charged at 0.61 percent of the Y P Y $ p sale price. This tax is typically paid by the seller. ' Entrepreneurial Fee: ' This figure includes legal, accounting, insurance, and miscellaneous costs as well as profit. Entrepreneurial fee is a reward for selecting a site, constructing the improvements, obtaining all the necessary permits, analyzing the market, etc. In this case, moderate infrastructure iimprovements require completion. Essentially, the deduction for developer's fee need reflect an appropriate reward for assuming the risk associated with the subject and potential cost overruns with the cost of constructing the limited infrastructure with a premium for overhead. Typically, a developer fee of approximately 10 to 15 percent is normal if the property is approved for development. Given the assumed unapproved status of the subject property as of April 23, 1996, potential for additional expenses (open space fees), and fewer ' approved building lots then indicated, a developer fee of 20 percent is considered reasonable and will be applied within the cash flow analysis. Discount Rate: The discount rate typically represents a return on investment above entrepreneurial profit and is used to determine the present value of anticipated future cash flows. It reflects a return on ' the actual equity investment and/or compensates for the cost of debt financing. The discount rate must reflect a competitive rate of return on an investment. Two ' benchmarks utilized to determine an appropriate return for the subject property are the current yields on 10-year U.S. Treasuries and Baa rated corporate bonds, which are significantly more risky than U.S. Treasuries. The average yield on 10-year U.S. Treasuries ' was 6.87% as of July 1996. The average rate of return on Baa rated corporate bonds was 8.35% as of July 1996. Considering the time involved in developing a property like the subject, a rate of return higher than that of Baa rated bonds is appropriate. -29 - DEVELOPMENT APPROACH(CONTINUED) Estimate of Expenses Continued) Mortgage rates for projects, like the subject, range upward to 11 percent. Mortgage rates are important in determining a discount rate because in some cases the discount rate reflects only interest due on a mortgage. For example, if 100 percent debt financing was provided to pay development costs (highly unlikely under present market conditions) and developer's ' profit was itemized separately, the discount rate would simply reflect the interest expense. There would be no need for return to the equity position. On the other hand, if a project were 100 percent equity financed, the discount rate would simply reflect the return on investment. Typically, a discount rate somewhat higher than the mortgage interest rate is utilized. This provides an opportunity for positive leverage to the equity position. The desired result is an appropriately higher return to the equity position to compensate for the higher risk incurred. Therefore, a discount rate somewhat higher than 10 percent would be appropriate based upon prevailing interest rates. A discount rate of 12 percent is considered reasonable and will be applied within the cash flow analysis. ' The infrastructure improvements and fee in lieu of open space will be completed or paid in various stages over the absorption period. The capital expenditures and open space fee will be discounted at a rate which excludes a premium for profit and overhead and a return to the equity position. The discount rate is reflective of the savings incurred as a result of delaying ' portions of the costs of the infrastructure and fee in lieu of open space over the absorption period and should not include a profit premium or return on equity. Therefore, the capital expenses will be discounted at a rate of 5 percent. Discounted Cash Flow: ' A cash flow analysis has been prepared which outlines the net income generated by sales of individual lots within the subject subdivision. The cash flow statement shown in Table 3 is divided into six 2-month periods and is utilized in the valuation of the property. -30 - ' Summary, of Development Approach ' The value of the subject property is calculated by adding the present value of the net sale proceeds over the holding period. ' Indicated Market Value of Subject Property ......................................................... $113,412 ' Rounded to............................................. $115,000 - 32 - ' RECONCILIATION AND FINAL ESTIMATE OF VALUE The subject property consists of 13.56 acres of unimproved and unapproved residentially zoned land. The Development Approach was the only approach utilized to value the subject property and is considered a reliable method of valuing projects like the subject. This method considered all of the costs and anticipated revenues that are unique to the subject property. It is considered to best reflect the decision-making process for purchasers in the marketplace. After analyzing all data pertinent to this appraisal, it is my opinion that as of April 23,1996, the subject property has the following estimated Market Value: One Hundred Fifteen Thousand Dollars ($115,000) ' Reliability While every effort has been made to produce a credible value estimate, certain factors limit the reliability of the result. The scope of this assignment was limited to an application of the Development Approach. Only a limited market analysis and highest and best use analysis ' was conducted. These factors are not considered to have,a significant negative impact on the reliability of the ' valuation. In total, the detail and depth of the analysis is considered to be commensurate with the complexity of the property type and market conditions. Sufficient data, diligence, and analysis are combined in this valuation to produce a reasonably reliable value conclusion ' which will serve the needs of the client. - 33 - A z w A A � � � � � � � r � � � ! � � i � � � � VOL 629 PACE 000259 STATUTORY PO ►r rtR aurv� ' HELEN R. CZERNER, of the Town and County of Hartford, and II State of aid Connecticut, for consideration � P grants to JOHN J. LAwRENCE, JR., of the Town and County of Hartford, and State of ' Connecticut, with FARRANTY COVENANTS: i A certain piece or parcel of land, containing fourteen acres, more or less, situated in the Town of South Windsor, County of ' Hartford and State of Connecticut and bounded North by land of one Silverstein and one Cohn; East by highway; South by land now or formerly of Seth Vinton now supposed to belong to his heirs; and West by land formerly of Timothy E. Burnham, now supposed to belong ' to his heirs. Being the same premises devised to the grantor herein under the will of the late John Raymond and described in a certificate of ' devise dated December 7, 1984 and recorded at Volume 395, Page 218 of the South Windsor Land Records. ' Said premises are conveyed subject to: 1. Any and all provisions of any municipal ordinance or regulation or public or private law; 2. Easements, restrictions and covenants as of record appear; and ' 3. Taxes due the Town of South Windsor on the lists of October 1, 1993 and thereafter, which taxes the grantee herein assumes and agrees to pay as part consideration for this dead. ' Signed this lY0'l. day of January, 1995. ' Witnessed by: ' CONVEYANCE TAX RECEI VFD eur�,C• a...�•'l..•1 l/�;.�t icy ' 3TAT3 OF CONNACTYCUT) Hartford T- r/" COUNTY Or HARTlOAD _w� :_� losov t aPIK Uf 6t1U111 WINUbUR On ' this the h�_day undersigned office of January, 1995, before me, the r, personally appeared MEN R. CZERNER, known to me to be the person whose name is subscribed to the within instrument and acknowledged that she executed the same for the -- purposes therein contained. ' In witness whereof I hereunto set my hand. S 6rani�w`S A.4-rCSs; ^ z Exhibit-A -- Section IV Use Regulations. Residential ,y RESIDENCE A ZONE 4.3 Residence A Zone - Permitted Uses 4.3. 1 All uses permitted in Residence AA zones (4.2 above) 4 3 2 Home occupations and professional offices as provided in 4. 1 2 above ' 4 33 A boarding or rooming house for not more than three boarders or roomers. but not including tourists cabins or trailer camps. Impervious coverage limited to 10%. 4.3.4 Conversion of an existing dwelling into a two-family dwelling under the provisions of 4 l 8 a above. 4.3.5 Accessoryuses as limited in 4.1.4 above. ' 4.3.6 Signs as limited in 4.1.5 above. 4.3.7 Parking and storage of trailers and camping vehicles subject to Section 12 of these ' Regulations. 4.3.8 The keeping of horses or ponies for personal use, limited to A-40 Zones, subject to the ' requirements of Section 4.1.9. 4.3.9 The keeping of horses, limited to A-40 Zones, subject to the requirements of Section 4.1.10. Impervious coverage limited to 20%. 4.3.10 Buffers shall conform to 10.4. 4.3.11 Senior Residence Development when allowed by Commission as special permit per section 4.1.12. ' - Exhibit B - Page 1 of 5 33 - Section X. Area. Yard & Height Requirements SECTION X: AREA, YARD AND HEIGHT REQUIREMENTS 10 1 Except as provided for existing lots in Section 3 5, no building shall hereafter be erected. P P g g enlarged, altered or rebuilt, or premises used except in conformity with these regulations. and ' as prescribed in the schedule which is pan of this section and is labeled "Schedule of Areas. Yards and Height Requirements." 10. l.a Each approved residential lot shall contain a contiguous buildable area ("buildable" defined as exclusive of regulated wetlands and watercourses, waterbodies, detention areas, utility easements, rights-of-way, or areas with slopes at or in excess bf 15%) of at least 10,000 ' square feet, into which a square of ninety feet by ninety feet (90' x 90') can be located, and on which the dwelling must be located. 10.2 Schedule of Areas, Yards and Height Requirements Zone Minimum Lot Minimum Lot Minimum Lot Area Width Depth RR 40,000 s.f 175 ft. 200 ft. A-40 40,000 s.f. 150 ft. 200 ft. AA-30 30,000 s.f. 150 ft. 150 ft. A-30 30,000 s.f. 120 ft. 150 ft. _ A-20 20,000 s.f 100 ft. 150 ft. RC 30,000 s.f. 150 ft. 150 ft. GC 15,000 s.f 100 ft. 150 ft. GD 3 acres 200 ft. N/A CD 5 acres See Sect.5.9.5.a N/A I 20,000 s.f. 100 ft. 150 ft. _ MF 15 acres 200 ft. 200 ft. RO 2 acres 200 ft. 200 ft. FP 40,000 s.f. 150 ft. 200 ft-. OP 5 acres 200 ft. 200 ft. _ - Exhibit B - Page 2 of S 139 i South Windsor Zoning Regulations Zone Maximum Maximum Maximum % Maximum % Stories Height/Feet Lot Coverage Impervious Coverage[ RR 2 1/2 .30 10 15 ' A-40 2 1/2 30 10 15 AA- 2 '/z 30 15 15 30 ' A-30 2 1/2 30 15 15 A-20 2 1/2 30 15 15 DRZ 2 1/2 30 20 30 RC 3 45 25 60 GC 2 40 30 65 GD 2 30 N/A 60 CD 5* 60* N/A 65%* I 2 40 50 65 MF 2 35 30 40 RO 2 30 30 50 FP 2 '/2 30 10 10 _ ' OP 4 57 302 502 'Except where specifically noted otherwise elsewhere in these regulations. 'of net buildable land. *Requirements vary. See Section 5.8.5.a for specific requirements. - l. Any section of a building more than one hundred fifty (150) feet from a residential zone ' may be up to forty (40) feet in height. A building seventy-five (75) feet from a residential T zone shall have a maximum height of twenty (20) feet. Maximum height of a building between seventy-five (75) feet and one hundred fifty (150) feet from a residential zone ' shall be determined using the same ratio of distance to height. ' J r - Exhibit B - Page 3 of 5 140 Section X. Area. Yard & Height Requirements ' Zone Minimum Minimum Minimum Minimum Front Rear Yard Each Side Setback to f Yard Yard Zone Line RR 50 ft. 50 ft. 20 ft. 1 A-40 50 ft. 50 ft. 20 ft. A A-30 50 ft. 50 ft. 20 ft. A-30 50 ft. 50 ft. 15 ft. ' A-20 40 ft. 40 ft. 10 ft. DRZ 40 ft. 40 ft. 40 ft. RC 65 ft. 25 ft. 10 ft. , ' GC 50 ft. 15 ft. 10 ft. GD 25 ft. CD 35 ft. I 35 ft. 25 ft. 10 ft. MF 75 ft. 35 ft.* 25 ft.* RO 50 ft. 50 ft. 25 ft. FP 50 ft. 50 ft. 20 ft. OP 1 50 ft. 1 50 ft. 50 ft. 100 ft.** I *- Where a buffer is required, the rear and side yards shall be a minimum of 25 ft. **- Can include buffer requirement. t10.2.1 No structure, or accessory building, shall be erected or altered, except in accordance with these Regulations, on any lot nearer to the street than the building lines, except that where a building line is now legally established at a greater distance such greater dimension shall ' apply, nor shall anything in these Regulations prohibit the erection or alteration of a dwelling which has the required minimum floor area, lot area and lot frontage upon a street. ' 10.2.2 In the case of the subdivision, or resubdivision of a parcel of land containing a minimum of 10 lots where the shape of the parcel, the topography, or other natural features prevent the best subdivision in strict conformance to the lot sizes and areas required in Section 10.2, such requirements may be modified by the Town Planning and Zoning Commission in not over 10 percent of the lots in such subdivision, so long as the purpose and intent of Section 10.2 is _ carried out for the subdivision as a whole. 10.2.3 Each lot in future subdivisions of land shall have the frontage required in the applicable zone upon a public street, or upon a proposed public street, shown on a map which has been ' approved by the South Windsor Planning and Zoning Commission in accordance with the Subdivision Regulations of the Town. '- 10.2.4 In the case of in-ground swimming pools, the minimum rear yard for location of such pool shall be equal to the minimum side yard in that zone. �- 10.3 Open Space Subdivision To preserve the rural appearance for the peaceful enjoyment of the citizens of South Windsor. - Exhibit B - Page 4 of 5 141 South Windsor ZoningRegulations ' For the purpose of providing site flexibility for building arrangement, conservation of land resources and greater efficiency of utility systems, a subdivider may be allowed to reduce the ' lot requirements in RR, A-40, AA-30, A-30, and A-20 zones, provided the following requirements are met. a. The maximum number of lots to be permitted on a given piece of land is determined by ' reducing the total acreage by 10 percent for street right-of-way, and by dividing the remaining area by the minimum lot requirement of Section 10.2 for the zoning district in which the subdivision is to be located. For the purposes of determining the maximum - number of lots to be permitted, the combined areas of regulated inland wetlands and watercourses, waterbodies, detention areas, utilitv easements, rights-of-way, or areas with slopes at or in excess of fifteen percent (15%) shall not be considered as part of the gross - ' acreage. b. Lots approved under this section shall conform to the following schedule, rather than the schedule in Section 10.2: Zone Minimum Lot Area Minimum Lot Width Minimum Lot Depth RR 20,000 s.f. l00 ft. 150 ft. A-40 30,000 s.f. 120 ft. 150 ft. AA-30 25,000 s.f. 120 ft. 125 ft. A-30 20,000 s.f. 100 ft. 125 ft. A-20 15,000 s.f. 90 ft. 110 ft. Zone Minimum Front Minimum Rear Yard Minimum Side Yard ' Yard RR 50 ft. 50 ft. 10 ft. ' A-40 50 ft. 50 ft. 15 ft. AA-30 50 ft. 40 ft. 15 ft. A-30 50 ft. 40 ft. to ft. ' A-20 40 ft. 30 ft. 10 ft. 1 Zone Maximum Maximum Height Maximum % Lot r Stories Coverage RR, A-40, AA-30, 2 % 30 ft. 15% A-30, A-20 ' All other requirements of Sections 10 and 1 I shall be complied with. r Each approved residential lot shall contain a contiguous buildable area("buildable" defined as exclusive of regulated wetlands and watercourses, waterbodies, detention areas, utility easements, rights-of-way, or areas with slopes at or in excess of 15%) of at least 10,000 square feet, into which a square of ninety feet by ninety feet (90' x 90') can be located, and on which the dwelling must be located. " Exhibit B - Page 5 of 5 142 CERTIFICATE OF APPRAISER The undersigned does hereby certify that, except as otherwise noted in this appraisal report: 1) I have no present or contemplated future interest in the real estate that is the subject of this appraisal report. 2) I have no personal interest or bias with respect to the subject matter of this appraisal ' report or the parties involved. 3) To the best of my knowledge and belief,the statements of fact contained in this appraisal ' report, upon which the analysis, opinions, and conclusions expressed herein are based, are true and correct. 4) This appraisal report sets forth all of the limiting conditions(imposed by the terms of my assignment or by the undersigned) affecting the analysis, opinions, and conclusions contained in this report. 5) My/our analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. 6) No one other than the undersigned prepared the analysis, conclusions, and opinions concerning real estate that are set forth in this appraisal report. ' 7) This appraisal assignment was not based on a requested minimum valuation or specific valuation or a valuation within a given range or approval of a loan. ' 8) My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result,or the occurrence of a subsequent event. 9) The Departure Provision has been invoked in the preparation of this appraisal as ' specifically outlined in the body of the report. 10) An inspection of the subject property was conducted by Robert A. Pfeifer, Jr., MAL ' SRA on January 20, 1997. 11) I certify that,to the best of my knowledge and belief, the reported analyses, opinions and ' conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. Dated: January 24, 1997 bert A.Zfe* r,Vice Presit -Exhibit C- ASSUMPTIONS AND LMTING 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 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 P gu reliable sources which are believed to be accurate. ' S 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. -Exhibit D - Page I of 2 ' ASSUMPTIONS AND LIMITING CONDITIONS (CONTINUED) ' 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. -Exhibit D- ' Page 2 of 2 PROFESSIONAL QUALIFICATIONS Robert A. Pfeifer, Jr.,MAI, SRA 104 Main Street ' Manchester,Connecticut 06040-3142 (860)646-0882 ' Professional Affiliations • 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: 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 Bank- ruptcy 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, 1998. -Exhibit E- SOWN S'p a v w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074 SOR.CO AREA CODE 203/644-2511 October 3, 1995 John J. Lawrence 486 Prospect Street Hartford, CT 06105 Dear Mr. Lawrence: I have reviewed the plans for the Clark Road Subdivision dated 9/15/95 with the following comments: 1. The wetland boundary is delineated with numbered flags. These should be transferred to the plans to facilitate field review by the Commission. 2. The proposed mitigation site should be marked in the field with appropriate flagging. 3. Access to the mitigation site is not shown on the plans. A narrative illustrating the specific steps taken to access the site, remove the soil, and establish a wetland ecosystem should be shown on the plans. Materials needed to accomplish this task should also be listed. 4. A list of wetland plant species to be used in the mitigation plan should be provided on the plans. Plant sizes and planting densities should also be listed as a detail and specific proposed locations of the plantings shown on the site plan. 5. A construction entrance should be shown on the plans with a corresponding detail. Construction entrances for each proposed driveway should also be shown. 6. Locations of soil stockpiles should be shown on the plans. If the material to be excavated is to be used on-site this should be stated in the narrative. Very truly yours, Jeff rey ey H. Folger Zoning/Wetlands Enforcement Officer cc: IWA/CC Director of Planning Town Engineer MEMORANDUM To: IWA/CC From: Jeffrey H. Folger Zoning/Erosion Enforcement Officer Date: November 14, 1995 / Re: Current review of the Clark Road subdivision - John Lawrence Appl# 95-35P The highlighted items have not been addressed in the latest revision dated 11/10/95. 1. The wetland boundary is delineated with numbered flags. These should be transferred to the plans to facilitate field review by the Commission. 2. The proposed mitigation site should be marked in the field with appropriate flagging. 3. Access to the mitigation site is not shown on the plans. A narrative illustrating the specific steps taken to access the site, remove the soil, and establish a wetland ecosystem should be- shown on the plans. Materials needed to accomplish this task should also be listed. 4. A list of wetland plant species to be used in the mitigation plan should be provided on the plans. Plant sizes and planting densities should also be listed as a detail and specific proposed locations of the plantings shown on the site plan. 5. A construction entrance should be shown on the plans with a corresponding detail. Construction entrances for each proposed driveway should also be shown. 6. Locations of soil stockpiles should be shown on the plans. If the material to be excavated is to be used on-site this should be stated in the narrative. cc: John Lawrence Director of Planning Town Engineer Joan I Lawrence & Associates Civil-,S'ernita -Uesi n-Testia -Ins ectton-EnvIronmentut Engineering 486 Prospect Avenue Hartford,CT 06105 Tcicphone: (860)232-4740 Fax: (860)233-2801 J December 26) 1995 Town of South Windsor Planning and "Zoning commission c/o Marcia A. Banach, AZCP 1540 Sullivan Avenue South Windsor, CT 06074 RE: 96-09P Fairfield Homes Dear Ms. Banach: Y would like to appear before the Planning mid Zoning Commission to discuss the widening of Clark Street. The three (3) foot widening was an engineering condition for the approval of my subdivision. Sincerely, ` olm f. Lawrence, Jr. MEMORANDUM To: IWA/CC From: Jeffrey H. Folger Zoning/Erosion Enforcement Officer Date: December 28, 1995 Re: Current review of the Clark Road subdivision - John Lawrence Appl# 95-35P, revision dated 12/16/95. The revised proposal and plans are significantly different than the original proposal. The total number of lots has been reduced from nine to seven, and the number of lots to be placed in the wetland area has been reduced from four to two. The amount of wetlands to be filled has been reduced from 39,500 sq ft to 20,000 sq ft. The site of the proposed wetland creation has also changed to an area to the east. This site does not require crossing a wetland to access the site for excavation. The mitigation plan submitted shows a detailed construction narrative and includes a planting and species list. The proposed mitigation plan, if successfully constructed would improve the site for wildlife habitat values, and should adequately replace the functions for flood storeage and groundwater recharge lost in the filling of the area along the street. The amount of area to be filled compared to the amount created is approximately 1:1. I referencing my correspondence of 12/18/95 to the State Archeologist, he has contacted me to report that the area of concern is not located within the proposed parcel. Because the scope and details of the proposal have changed so much, I have asked the applicant to prepare a suppliment to the original wetland application showing the changes. cc: John Lawrence Director of Planning 1/ Town Engineer A 1041 N SZq - Y F T�0�7, ' ,. �: ail 5 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 AREA CODE 860/644-2511 SOR COS December 28, 1995 John J. Lawrence 486 Prospect Street Hartford, CT 06105 Dear Mr. Lawrence: I have reviewed the revised plans for the Clark Road Subdivision dated 12/16/95 with the following comments: 1. Erosion controls associated with the proposed construction of the wetland should be shown on the plans. 2. The proposed mitigation site is shown as a rectangle. An irregular shaped excavation would create more surface area of habitat edge and blend the area into the landscape more. 3. Proposed access to the mitigation site should be shown with appropriate erosion controls. 4. You have shown the three outlet pipes with invert elevations from the detention basin at Burr Meadows on page #2. It would be helpful if this could be shown on page #1 where the contours are plotted. 5. I have included a copy of our wetland application form. Because the original plan has changed so much, I am requesting that you submit a revision to your application to reflect the current plan. Very truly yours, Jeffrey H. Folger Zoning/Wetlands Enforcement Officer cc: IWA/CC Director of Planning t/ Town Engineer tOW" SE4 O U 7iown IS,( s 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 AREA CODE 860/644-2511 SOR COc� January 19, 1996 John J. Lawrence, Jr. CERTIFIED MAIL 486 Prospect Avenue Hartford, CT 06105 Dear Mr. Lawrence: Re: Application #95-35P, John J. Lawrence At the January 17, 1996 regular meeting, the Inland Wetlands Agency/Conservation Commission approved application #95-35P, John J. Lawrence - IWA/CC permit for the filling of approximately 20,000 sf of wetlands and the creation of wetlands associated with a subdivision on property located west of the intersection of Clark Street and Smith Street (Assessor's map #25, parcel 31) as shown on plans prepared by John J. Lawrence Associates and dated February 15, 1995 as revised. This approval is subject to the following conditions: 1. One blueprint copy of the entire set of plans and this letter reproduced thereon, must be submitted to this Commission. This must be completed within 65 days of approval prior to any construction activity on the site. 2. Construction activities shall be subject to the approval of the Town Engineer. 3. The application shall indemnify and hold harmless the Town of South Windsor against any liability which might result from the proposed operation or use. 4. The permit is valid for five years and shall expire on January 17, 2001. It has been IWA/CC's policy to notify landowner(s)/applicant(s) of expiring wetland permits. However, it is the landowner(s)/applicant(s) responsibility to track expiration dates and notify the Commission of a renewal request at least 65 days prior to expiration. 5. All approvals required must be obtained and submitted prior to any activity on the site. 6. A contact person shall be identified on the plans. 7. It shall be stated on the plans that Richard Snarski, Soil Scientist, shall supervise the mitigation that is to take place on the site. 8. The plot plans and the deeds for lots 1 through 7 shall indicate that there are regulated wetlands located in the rear of the lots. The deeds shall indicate to prospective buyers that there are regulated areas present on the properties. 9. Coniferous tree plantings shall be installed at the limit of fill on lots 5, 6, and 7. 10. Rights-of-way and legal access across lots 2 and 3 to mitigation site shall be obtained before mitigation commences. 11. The "Wetland Construction Sequence" shall be indicated on the plans. 12. The mitigation site shall be completed before issuance of building permits on lots 6 and 7. 13. The Zoning/Wetlands Enforcement Officer shall consult with the applicant regarding the shape of the mitigation site. 14. The E & S bond for this site is to be determined and shall be established in stages under the direction of the Zoning/Wetlands Enforcement Officer. Very truly yours, INLAND WETLANDS AGENCY/ CONSERVATION COMMISSION Eliz th A. Warren, Chairman EAW/pmm cc: Chief Building Official Planning & Zoning Commission Town Engineer tl�VA�iOFYCOfNIy � ?j e s ;� John J. Lawrence & Associates Civil-Sanitary-Desi n-Testin -Ins ection-Environmental Engineering 486 Prospect Avenue Hartford, CT 06105 Telephone: (860)232-4740 /C? C� Fax: (860)233-2801 � o oc 3-!- �,o-' j Cyr ��..s 4G�-p cn ©. �. � �.� moo. R C L L c,-D kJ — mac,13© G i ;2�; d0 p S �cDc�00 D.:-> l _ ij e dz .ram Ski� -�� CD CD r--- RAINFALL INTENSITY CHART IN INCHES PER HOUR t DURATION IN MINUTES 5 6 17 E8: 1 9 1 10 I I 12 13114 15 16 17 118119 20 21122 23124 25 26 27 28 29 30 31 32 2 4.1 383.634 3.2 31 -50 29 2.8 2.612.5 2.4 2. 12.5122 2.2 2.1 2.1 2.02.0 19 1.9 /. 1.8 1.7 1.71.7 10 6.25.6 5.4 .350 4;74.5 4.4 4.34.1 4.0 3.9 3.8 3.7 .5.4- 13.5 3 3.332 J. 3./ 3.02.92928 2. 2626 25 71 6.76.4 6.1 5.756 5.4 525.04.94.7 4 4.4 4.34.2 4./ 4 403.9 .83.73.63. 3 3..43.3323 50 77.4 7. 6.76.56./ 6.05.8565.4 5.25./ 5D4.94.74.64.54.4 4.34 4 4./ 403.93. 3. 3 3 DURATION IN MINUTES 33 34135136 37 38 39 40141 42 43144 45146 147 48149 50 51152 53 54155 56 57 58 59 60 2 1.6 /6 1..6 1.5 /5 1.5 1.4 1.4 1.4 /.3 /.3 1.3 1.3 1.3 /2 1.2 /2 1.2 1.2 1.2 1.2 .1.2 /2 /2 10 262.52.52.52.4 2.42.32.32.32.22.22.1 2.1 2.1 2.0 202.02.0 1.9 1.9 IS /.8 /.8 /.8 1.8 1.8 1.8 i 25 3./ J./ 3.0 3.0 2-912.9 2.82.82. 2.6 z52.52.52,52.4 24 24 2.4 .2,3 2.3 2.2 2. 2.22. 2. 2./ 2./ 2.1 50 3.53.43.3333. 3. 3./ 3./ 3.03.02.9292.82.82.82. 2. 2. 262.62. 2.52.42.42,42.42.42.3 RAINFALL INTENSITY CHART IN INCHES PER HOUR HAVENs CO DURATION IN MINUTES 5 6 17 18 9 110111 12 13 14 15 16 17 18 119 , 20 21122 23 24 25 26127 28 29 30 131 32 2 4.24.03.9373.63.43.3323.13.02.92.82.72.625242.42.42 2J222.22.12.12.01.9 /9 /.8 10 6.66.4 6. 5.9 5.7155 53 5.1 4 4.74.54.4 4.3424.14.0393.0373.6353.4 3.33 3./ 302.929 25 7. 7.4 72 6.9 6 6 6.4 6Z 6.05 5.6 5.4152 5.0 4. 4. 4.64 4.44.34 4./ 393 3. 363 3.43.3 50 8.88.48.1 7. 7.5 T. 7.06. 6.56. 6 5.85.654 -5 5 504. 4 4.64 4.44.34. 4./ 4.03. 3 -16 DURATION IN MINUTES 33 34135136 37138139 40141142 43144 45146147 48149150 51 52 53 54155 56 57158 59160 2 1.8 1 B /.8 1.7 ,1.7 1.6 1.6 1.5 1.5 1.5 1.5 1.5 1.4 14 14 1.4 1.4 /.3 /.3 1.3 /. 1.3 1.3 1.3 1.3 1. 1. /2 10 2.82B2.7 2.7 2.6 2.6 2.5 2.5 2.52.4 2.4 2.32. 2.3 22 22 2./ 2./ 2.1 2.1 2.02D2D /9 1S /9 1.8 1B i 25 3.3323.2J.I 3.0 302 29292. 282.72.72. 2.6262 252512 242.4 24 2.4 2.323i2 2. 50 373.6363.53.4 333 3. 3/ 3f 3.%i3.03.03 2 Ln, 282.82. :2. 2.712.62.62,62.52,512.4 2.4 / \ Q QO O - ,-0 g W tn�y,� z ' 2 J a V' w O19"x a. - 8°•' 4 Q Y a a ` J s3 i•1 6 t3 x x 9o.? 1 x ' 1 •9 94-4 - O 5 Of f MEMORANDUM TO: Marcia A. Banach, Director of Planning FROM: Jerry C. Iazzetta, Town Engineer DATE: February 26, 1996 ltn RE: FAIRFIELD HOMES SUBDIVISION - 96-09P We have reviewed the drawings dated 1-2-96 and drainage calculations dated 2-21-96 and have the following comments : 1 . Each sheets title should reflect what that sheet is - i .e. Key Map, Topographic Plan, Plot Plan, etc. 2 . Sheet 1 will need original seal and signature of Land Surveyor and Professional Engineer. 3. Sheet 1 a. Roof leaders not addressed b. Size, type pipe, slope of the collector pipe should be shown. C. Inverts of footing drains at collector pipe should be shown. d. The footing drain for lot #1 should not be placed in the catch basin as shown. This would create too many holes in one wall. Instead it should be connected to collector pipe. e. Proposed new edge of Clark Street should be shown. 4. Details required for pavement patch, pavement widening and driveway pavement. 5 . Sheet 3 - catch basins must have leveling courses of concrete brick of 6" to 12" between the catch basin top unit and the structure as per Town Standards . JCl/jsv /JCV 6/MABM010S/jatrfield Y FAIRFIELD HOMES SUBDIVISION PLANNING COMMENTS Plot Plan 1. The 10' drainage easement should indicate grantor and grantee 2. Proposed tree line should be indicated on the plans. This is a wooded site and efforts should be made to preserve as many trees as possible 3. Note regarding presence/absence of 100 year floodplain should be added to the plans 4. Sight distances at driveway entrances should be indicated. 5. Building lines should be indicated for the entirety of Lot V. General Comments 1. This subdivision is creating 6 new lots and is subject to an open space requirement -see Section C. 1 (pg 24) of the Subdivision Regulations. If the applicant chooses to provide a fee in lieu of the open space, the name of the appraiser must be submitted to the Planning and Zoning Commission for their approval. 2. Major subdivision are subject to a street tree and landscaping requirement per section C.2 (pg 29) of the subdivision regulations. The applicant may request a waiver to these requirements under certain criteria identified in the regulations. The applicant should advise staff if a waiver is being requested. February 28, 1996 Mr. John Lawrence 486 Prospect Avenue Hartford, CT 06105 Dear Mr. Lawrence: I have received your estimate for the proposed costs to construct the mitigation site. I find the cost estimate of$7000.00 to be acceptable to set a bond amount to insure instillation of the proposed marsh. In addition I will also require an erosion/sedimentation bond of $2000.00. The total amount of the bond necessary to comply with the conditions of the IWA/CC approval letter will be $9000.00. Please contact this office if I can be of any further assistance in this matter at 644-2511 ext 229. Sincerely, Jeffrey H. Folger Zoning/Wetland Officer cc. IWA/CC LETTER OF TRANSMITTAL JOHN J. LAWRENCE & ASSOCIATES 486 Prospect Avenue _ Hartford C__ .T-_ 6 WS._ Phonc: (860)232-4740 Fax: (860)233-28 TO: DATE: t ROJ.NO.: COPIES DESCRIPTION MAR 1 South Windsor Planning & Zoning Commission REMARKS: cc: SIG D• �� John J. Lawrence & Associates Civil-Sanitary-Design-Testing-Inspection-Environmental Engineering 486 Prospect Avenue Hartford, CT 06105 Telephone: (203)232-4740 Fax: (203)233-2801 March 19, 1996 c Town of South Windsor { Planning and Zoning Commission M119 25 I'D96 c/o Marcia A. Banach, AICP, Director of Planning South Windsor Town Hall Planning & Zoning commissioD 1540 Sullivan Avenue South Windsor, CT RE: Application #96-09P, Fairfield Homes Dear Ms. Banach: I am requesting a waiver to the landscaping requirement per Section C.2 (page 29) of the subdivision regulations. The site is heavily wooded and the approval of the Inland Wetland Commission included some additional landscaping. There will be a minimum of two street trees added to each lot after construction of the individual houses. Sincerely, John J. Lawrence, Jr. President MEMORANDUM TO: Marcia A. Banach, Director of Pl ning FROM: Jerry C. Iazzetta, Town Engineer DATE: March 21 , 1996 RE: FAIRFIELD HOMES SUBDIVISION - 96-09P We have reviewed the revised drawings dated 3-14-96 for the proposed Fairfield Homes Subdivision and have the following comments: 1 . Sheet 1 a. Size & type of the collector pipe should be shown. b. Note 4 should read "All stumps shall be removed from site and disposed of in an approved manner. " 2. Pavement widening detail on Sheet 3 should indicate 3" bituminous concrete, 6" processed stone and 6" gravel subbase as the minimum section. This may be increased, depending on field conditions. 3. Detail for driveway pavement should be provided. 4. Open space should be fully monumented and coordinates listed. JCl/jsv /JC19 6/MABMEMOS/fatrJW LETTER OF TRANSMITTAL PLANNING DEPARTMENT TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 ( 203 ) 644-2511 DATE TO: WE ARE SENDING YOU: P & Z initial plans Drainage comps P & Z final plans Bond estimate requests Inland Wetlands plans Bond reduction requests Final plans for filing Change order form Other CA-rpTLT C-�r Correspondence _nACopies A 1 .. No. Pro ec - O THESE ARE TRANSMITTED as checked below: For review and comment For your file For your use Retu i;t ,,.revisions As requested 1 . Other PLEASE RETURN/COMMENT BY: r MAR 2 8 1.99G , COMMENTS : r� g> t. Copy to: From• - - John J. Lawrence & Associates Civil-Sanitary-Design-Testing-Inspection-Environmental EnginIA eering 486 Prospect Avenue Hartford, CT 06105 Telephone: (860)2324740 Fax: (860)233-2801 tin APR 16 1996 South Windsor 'Planning & Lo mg commission �C) 9,6 ^© p 1 LETTER OF TRANSMITTAL PLANNING DEPARTMENT TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 ( 203 ) 644-2511 DATE TO: .1 WE ARE SENDING YOU: P & Z initial plans Drainage comps P & Z final plans -, Bond estimate requests Inland Wetlands plans Bond reduction requests Final plans for filing Change order form Other Correspondence Copies A 1 .. No . Pro ect s THESE ARE TRANSMITTED as checked below: . For review and comment For your file For your use Returned with revisions As requested Other PLEASE RETURN/COMMENT BY: COMMENTS : (AJ Copy to: From: "Vol /1 _ RECEIVED �' atj U L 3 19,,5 tc _ �_ MEMORANDUM TO: Marcia A. Banach, Director of Pla ping FROM: Jerry C. Iazzetta, Town Engineer DATE: September 27, 1996 RE : LAWRENCE SUBDIVISION In response to a request from the Planning & Zoning Commissions ' s question concerning payment for relocating the utility poles at the Lawrence Subdivision, I contacted Mr. Jahon Karvandi, Senior Engineer for CL&P. Mr. Karvandi confirmed the fact that only when a Town has a road project does CL&P relocate their poles at no cost to the Town. If a developer/contractor is working on a site/subdivision which requires relocation of their poles, the cost must be borne by the developer/contractor. That cost would depend upon the amount of facilities that are on the poles . If you need additional information, please let me know. If anyone wishes to contact Mr. Karvandi, his phone number is 871-3443 . JC I/j sv pW N SPq co y fi 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074 SOR•CAN AREA CODE 860/644-2511 October 10, 1996 John J. Lawrence John J. Lawrence Associates 486 Prospect Avenue Hartford, CT 06105 Dear Mr. Lawrence: Re: Appl #96-09P, Fairfield Homes - Widening of Clark Street Please be advised that the Planning & Zoning Commission on October 8, 1996 denied your request of December 26, 1995. The Commission indicated that Clark Street is to be widened per the approval letter of April 25, 1996 from the Planning & Zoning Commission. If you have any questions feel free to contact the Planning Department at 644-2511, ext. 253. Very truly yours, PLA ING & ZONING COMMISSION R s ssed G. Levack, Chairman RGL/pmm cc: Town Engineer Chief Building Official Zoning/Wetlands Enforcement Officer VOL. 9 3 1 PAGE 2 6 CONSERVATION EASEMENT 0004,99 This Conservation Easement made this 4�r�- day of January, 1997, by and between JOHN J. LAWRENCE, JR. of the Town and County of Hartford and State of Connecticut, hereinafter called "GRANTOR" and the TOWN OF SOUTH WINDSOR, a 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 known as Lot 7, "Fairfield Homes" Subdivision, Clark Street 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, maintain, and conserve as open space, in its natural state, a portion of the said premises of the Grantor; and WHEREAS, the Grantee, acting through its appropriate municipal agencies, has determined that the maintenance and conservation of said property can best be accomplished by the securing by the Grantee of a conservation 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 open space, to grant to the said Grantee, the easement hereinafter expressed concerning said property, thereby providing for the maintenance and conservation of said premises as open space; and WHEREAS, the Grantor intends to convey the above mentioned property to certain purchasers subject to this Conservation Easement and by granting said conservation 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 conservation easement and restriction over that portion of the said premises described on Exhibit A attached hereto to perpetually preserve, protect, limit, conserve and maintain the land thereon described in its present natural, scenic and open condition. ' VOL. 931 PAGE 266 EXHIBIT A Known as the southern portion of Lot 7 on a certain map entitled Subdivision "Fairfield Homes" Plot Plan, Parcel 31, Assessor's Map 25, Clark Street, South Windsor, Connecticut, Sheet 2, Scale 1" _ 40' Dated 11-9-05 with final revision dated 7-2-96 . Said conservation easement is more particularly bounded and described as follows : Beginning at a merestone on the westerly side of Clark Street which point is the southeast corner of the easement, thence northwesterly with a distance of 262 . 80 feet and a bearing of N 630 13' 35" W to a point, thence along the same line with a distance of 58 . 70 feet and a bearing of N 63013' 35" W to a point, thence along the same line with a distance of 20 . 79 feet and a bearing of N 64° 28' 18" W to a merestone; thence northeasterly with a distance of 182 . 00 feet and a bearing of N 270051 40" E to a point; thence southeasterly with a distance of 342 . 68 feet and a bearing of S 630 17' 41" E to a point on Clark Street; thence southwesterly along Clark Street a distance of 11 . 93 feet and a bearing of S 25020' 45" W to a merestone; thence further along the westerly street line of Clark Street with a curve a distance of 170 .07 feet and a radius of 2 ,417 .26 feet to the point of beginning. Said easement contains 62,453 square feet or 1 .434 acres . - _ v01. 9 31 PAGE 267 THE GRANTOR FURTHER COVENANTS AND AGREES: 1 . 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, or signs; b. the dumping or placing of soil, leaves and yard wastes, etc. , or other substances or materials 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 trees (living or dead) shrubs or natural vegetation, the killing of wildlife; or e. any other activity or use detrimental to drainage, flood control, water conservation, erosion control, soil conservation, wildlife or the maintenance of the land and inland wetland areas in their natural, scenic and open condition. f. it is the objective of these prohibitions that the land be left in its natural state. The Grantor reserves unto himself, his heirs, successors, and assigns the right to continue to use the property subject to said Conservation Easement for all purposes not inconsistent with the terms hereof. The grantor of the Conservation Easement shall in no way grant anyone other than the parties hereto the right to enter upon the property so conserved. The Grantee, or its lawful agents, may enter the property for the purpose of inspection, maintenance, and ensuring that the terms hereof are properly enforced. The foregoing Conservation Easement shall be permanent and shall be binding upon the Grantor and his heirs, successors and assigns, and shall insure to the benefit of the Grantee, its successors and 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. VOL. 9 31 PAGE 268 IN WITNESS WHEREOF, JOHN J. LAWRENCE, JR. has caused these presents to be signed this day of January, 1997 . Signed, Sealed and Delivered in the Presence of: 1 , J HN J. E CE, JR. �J STATE OF CONNECTICUT ) SS: HARTFORD JANUARY 23 , 1997 COUNTY OF HARTFORD ) Personally appeared, JOHN J. LAWRENCE, JR. Signer and Sealer of the foregoing instrument and acknowledged the same to be his free act and deed, before me. l� HENRY C. WINIARSKI, JR. Comm. of the Superior Court Wi ess Tow Manager � J Date FEB 7 1997 RECEIVED FOR RECORD 19 AT I X.crt P.rn. RECORDEDIN�SOUT1H WI GE R �5- LAND RDS VOL a ERK 8Y ASSISTANT TOWN CLE .K TOWN OF SOUTH ,WINDSOR STAFF SITE CHANGE FOR SITE & SUBDIVISION ,.r+ GENERAL: a� " '�'""" . "� �► "" WC CHANGE ORDER CONTACT►PERSON®r,_.( ¢ �, Phone No. 4 746-W P rOr 06 10 Address �t`' Site Name 11Ct�'t� Q/!11+E'R.' P&Z No. ,! Owner U-WA) Phone No. *T0 ContractornW17 Signature of Owner Date: Signature of Design I ngr. Date: CHANGE: (Describe location an natu a of c ange. Include Four (4 ) copies of plan/profile of Change. ):, Scavier, Lorlc 41 ', Popr„�o P ry ftM06crt00, Reason for'Change: (Why is change required) ► L To psn uc 4e -AAA 1 m r^w, use Rw t M o u e o �` A Q:r - -r APPROVALS: (As Required) Dir.. Of Planning mz; Date Town Engineer Date: Dir. of Publid Works Date: ` Other: Date: STAFF CO TSz �+ or �� � <, .t4r�►»r c,+"t`� 'rt�` ��:. �v��,r.t „�+' �� �»#+�c� a C.�'�:11 , White Town Engineer Yellow Applicant Pink - Director of Planning Goldenrod Engineering Department "1 v ov RECEIVED KILL 0V 2 2 2004 IAN, DONOHUE SC eJAFF, LLG ATTORNEYS AT LAW SOUTH VVINDSOR PLANNING DEP 363 MAIN STREET Thomas J.Donohue,Jr. HARTFORD, CiONNECTICUT 06106-1846 Extension 103 TELEPHONE (860)560-1077 tti@kdjlaw.com FACSIMILE (860)249-6638 November 19, 2004 Town of South Windsor Town Planning Commission 1540 Sullivan Avenue South Windsor, CT 06074 Re: Open Space Conveyance Tax—335 Clark Street Property of Mr. John J. Lawrence Dear Sir or Madam: Enclosed please find a check in the amount of$1,916.67 in accordance with your requirements. Very truly yours, as . Don6c.- ohue, Jr. TJD:ckk enclosure f,. a 9 TOWN OF SOUTH WINDSOR STAFF SITE CHANGE FOR SITE & SUBDIVISION ' GENERAL: J CHANGE ORDER CONTACT PERSON CAJ 1 14.)Q lone o. 2 72- Addressboa ,s�4 :., i' ! Site Name '1 "� °` P&Z No. Owner Phone No.' '` ''°",r�a.,f ► + ' Contractor M Signature of Owner Date: Signature of Design gr. � t_ Date: // CHANGE: (Describe location a nature of change. Include Four (4 ) copies of plan/profile of Change. ) Aj Reason for Change: (Why is change required) M r APPROVALS: (As Required) 14-IDir. Of Planning % , Date: 1 oLl —T Town Engineer Date: Dir. of Public Works Date: Other: Date: STAFF COMMENTS: White - Town Engineer '-' '- PP Yellow - A licant Pink - Director of Planning Goldenrod - Engineering Department '131 10-17fr 390 QUARRY sxxog ROAM 390 Quaxxr BMaa ROAD 1f00D FAwsEcr+ox r N/F W=CAN a< CATEnm N/8 JOHN Y. I N/F JEFFRES A. # 4W QUAY 6 TOODHAVIIT CIACIE 11CCA' RBY 1;OIJ)E;TgiN N�MARC BROOK N/F IACAVA CONSff11TCIION CO. eaaa ff 8ass'as•a y yr z`rLe•z4 ar sp'ss'aa.a M'W #TARE W. NIP 1ACAVA CON37RUCf/ON CO. ,,,,� ft xsafiao's a°r'�'°a >t ar'4a'zs-a !a¢.W 1as Lrr °°is m x aril r it aaaeo v N 2•-JOW a 1fY100• ��, i 2SiD'z+6-a i fzf.re• o - N ZT03'40•E � m aar A,iss + aaP.e243 etar 1763 a atr rxa �, . ew c, � aar 3ro . ,tea Ees6y a vF { m o. atP.nee 14 atr,310 + C. L & P. COMPANY R. 0. W. aar,3w° g a NOTES: $ 300' - a ¢ ,. zanae A zs S4 WLLaArw p W.td wm _ 2oatw0rsr. m REM LOT 291 WM LOT 291 a �.5w.Y - R MAP a s # I r.F—Y.`4 - 4n 7.5 AereS 1 b A �' z tees Paw..a WMM ss. > ,42M+� GLW aas a.P a 3as y wv w el A�.r Wdw,In E\pwNoOM Wdyr"-Sadn Kw. 4,e...e�1r+4.M+er N Oa�avit 9rr Wage.•_ � i area ii s rsEed.�•-w'a-,a-�_Pa:,�.,y - aaP A a.ai c A-20 gas PW PH.51 1 . 12-1U-a�15-BS_Raia E NrKpa R A.-CE t iS' 4?bt Pfa,•6erl.004 rant'Sadb.1 R-ft 3 414 d __ efafY Mitigation Area a ,•-4ar s23-ao w..9-1 gall, r R _ leeoo Via. d antr r 2ras4tr a 90a,Y Tow NOII Access ,o-n 2 ab_ a v ray sar 1sr� a J« > a"yi: 9-u--a - z• fOQ,06' 1��• N. d 1aR66' _ Iwn s x�ygn t J�eebea.eE- - _ R E.Yaay Lr. 100.00• M '4d E 4. Yon Pk.Y.r pWW d a LA Lbn...a • 4W R.Y. f00.Og• 100,W -40• a ,a.sed a W.U."Oaten-ocs r $ q - I 1 Itt 40'RY. Og Co.FjR'jC CONSERVATION 7Q 1 ggqm © { $I QQ 1 1 I 0 1( o } AM-481 8J, �a AREA-M.&%SF. +s AREA a 33.348 S.F. AREA>•33.!)43 SF. A.�32,730 SF AREA�8J,.S,P. AREA-3IX9 S.F. '0.7394 g' N/r EDWAW k 1 HEREBY DECLARE TO MY X 1 EASEMENT ac $ - S $ a SALLY AND ElE1ffF THAT THIS - . PARCIAK Ci.TWS YW ABM + + e 1 F ACCORDANCE NRRf TH 1 1 4 $I I� 1 1 1 SURVtIf AS[1EF11�D-YI THE �t- I I at fOR SURVEYS AND IAAPS Rf THE SG Ui' �,d at.4g i I o . AS ID FOR iJSE BY THE ODNNECTICW INC.ON SEPtEMBER 24, INZT10N # 291 I w <I C O 299 # 307 1 1 # 315 1 # 327 # 335 1 # 343 ► + # 349 x1 �� ,a4 I 1 I JOHN J. JR. 641E REG. wYsa __ 40'F.Y: LI"tr St ra. t.170.Q7 ilAD Y,t►r r a.1 _ _ .�-. ! > �_._ _ 4.`zr __ t� 1 o.aa►f3ar asaaraa• rlaaf n. 1000t' loon• 7 ria iooaa lroodi.arw°t. 9LT0 1gpd1 -'-- -�•-'- - \r• t ,r.an. taw —9 76•W%C W f 2s -E O,r-r_ .—2UM —a LSi1W t Wn-O' �,d an ass ---f£C4?YO•if _ypr 27sp 1ffi.A•aFG�u a..°tea "" ...°.a C L A R I{ YV o3NNES ° UCLAWA� sr C gi „ao /2 w PARCEL 31 ASSESSOR NAP 25 MI pp RIGHTS TO DRAIN - �:�� `' '� - CLARK SIREEf �. UW r. W D M M wist ff�7 a a SOUTH CONNECTICUT ..• . GRAPHIC SCALE ,o i. rMaff 1*=NFI Q ..aCulum m.w 1,: ,urppyr wo,ttrtaar� a s a s JOHN J. LAWRENCE AS SOC.. owrws a ENGINEERS-SURVEYORS - (r BOND TRANSMITTAL DATE: APPLICANT NAME � �� y� Lo w yt,u ADDRESS Y PROJECT LOCATION/ADDRESS c ya.,,� LOT SUBDIVISION P&Z OR IWA/CC APPLICATION NUMBER1' (� 0 O AMOUNT OF BOND #�,0Qy, CHECK NUMBER DEPARTMENT___j la il n io SUBMITTED BY _-,adjdLL NAME DAT RECEIVED BY FINANCE 8 o ci NAMEu DATE SUB ACCOUNT NUMBER SO® /S3 \kownMl-do\voll\PWmmg D"rftent\b[mmo\Foms\PM"S-BOnds\BOND TRANSMTAL 08-27-01.doc BOND RELEASE TRANSMITTAL DATE: � � l $ � I0 CONTRACTOR/DEVELOPER da k n , L WQ'o(., J r NAME & ADDRESS 13 5 LLf I e d g e R o a c Ljp- kersfie / a CT 0& / 09 - i PROJECT LOCATION/ADDRESS �(� ,( v ` LOT Ste. P&Z' OR -IWA/CC APPLICATION NUMBER 01 SUB ACCOUNT NUMBER - `o c) , ORIGINAL BOND AMOUNT . L4i sJ - aA . W Please release the bond indicated above as all of the required work has been completed, NAME DATE ' 4 Ocaa,BY CHECK. # ISSUED DATE S:\ENGINEER\FORMS\Office Forms\BOND RELEASE TRANSMITTAL.doc