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HomeMy WebLinkAboutSite Plan - Conservation (398) -FEB 171984 TOWN OF SOUTH WINDSOR INLAND WETLANDS AND WATER C®Uy` � ' � APPLICATION INLAND WETLANDS AGENCY ACTION THIS APPLICATION SHALL BE RECEIVED BY THE INLAND WETLANDS AGENCY AT THE REGULAR- LY SCHEDULED MEETING ON THE SECOND MON- APPLICATION NO. a �� DAY OF THE MONTH AT THE TOWN HALL. RECEIVED DATE J IE I THIS APPLICATION MUST BE FILED IN TRIPLICATE PUBLIC HEARING DATE AT THE: OFFICE OF THE TOWN CLERK TOWN OF (if necessary) SOUTH WINDSOR, AT LEAST TEN DAYS PRIOR TO COMPLETED APPLICATION THE REGULAR MEETING DATE. PERMIT GRANTED DATE A SET OF PLANS MUST BE SUBMITTED TO THE zzp— TOWN ENGINEER AT LEAST lEN DAYS PRIOR TO PERMIT DENIED DATE 1 WI ,9q.�t THE REGULAR MEETING DATE. V Q PLEASE PRINT. 1. APPLICANT MR. N 1 rCflC LQ TEL. NO. ( 44— v:5 ct, ' ADDRESS 1109 5uLsI A Aq( CITY & STATE_ !S�U-rt4 W1 OQSb2 C'r 7. OWNER SA M I` TEL. NO. ADDRESS CITY & STATE 3. LOCATION OF PROPERTY_ S-r Q_pL1 (r- "ROAD NAMES OF ADJACENT PROPERTY OWNERS t a STATE CLEARLY AND BRIEFLY 5. PURPOSES AND DESCRIPTION OF THE PROPOSED ACTIVITY,AND THE TIME ELEMENT INVOLVED: w t sHES -ro 'BUILD 50B DIv15itO ALoO(.,- wX 1 5 IJ(,- RO A o FIZor)TA6i= (A-5 S pL,) ®� Pc.,_wS /iV ATTENTION: THE APPLICANT UNDERSTANDS THAT THIS APPLICATION IS TO BE CONSIDERED COMPLETE ONLY WHEN ALL INFORMATION & DOCUMENTS REQUIRED BY THE AGENCY HAVE BEEN SUBMITTED. 1 APPROVAL MAY ALSO BE NECESSARY FROM THE PLANNING AND ZONING COM- M MISSION. T.I•dtm-AC )Z:4f-4-T ✓:� -" - V AN APPLICATION FEE IS RE I REI ,CQ1jSULT THE REGULATIONS, A SIGN IS-REQUIRED. CON ULT RE 0 SIGNED: (APPIi t) (Owner) Revised 9i20/82 United States Soil Department of Conservation 340 Broad Street Agriculture Service Windsor CT 06095 Phone 688-4946 October 28, 1983 TO: Hartford County Soil and Water Conservation District FOR: A. Bowen Davies, Deputy Town Engineer Town of South Windsor RE: Mitchell Subdivision, Strong Road INVENTORY A six-lot residential subdivision is proposed for this approximate 17 acre parcel . A house already exists on lot one. Individual septic fields and drinking water will be located on each parcel . The soil type is generally WdA - Walpole sandy loam with a strip of WvB - Windsor loamy fine sand bordering the road: There appears to be inclusions of well drained soils within the Walpole soil , an inland wetland. The area is generally wooded with intermediate-sized Red Maple trees dominating. Some White Pine, -White Oak and Red Oak are mixed in the woods. The area generally drains to the west toward the clay pit located just east of Route 5. It is located in the upper area of this small watershed. The area has approximately one half foot fall per 100 feet toward the west. I EVALUATION It may be desirable7 for a soil scientist to flag the wetland boundary and to show upland soil inclusions if they exist. If homes are constructed it is suggested that no basements be allowed. Keep the floor level at or above the normal water table. Septic fields will need to be placed on fill material to function properly. The depth of fill can be determined by the town sanitarian. If curtain drains are used, then proper placement on the up-side of each septic field will be important. Surface waters from peak runoffs should move off the lot areas rather freely because of the natural grade to the west. There may be small pockets held back. Proper grading and filling of each lot would help to eliminate these pockets. If homes are approved any downstream waterflow increases should be evaluated to be assured of a safe exit of the water. The impact of the residential homes on the wetlands appears to be minimal because of the inclusion of upland soils in the wetland area and the proposed large-size lots that are presently planned. t 9 1540 SULLIVAN AVENUE . SOUTH WINDSOR, CONN. 06074 R.Co AREA CODE 203/644-2511 March 9, 1984 South Windsor Inland Wetlands Agency 1540 Sullivan Avenue South Windsor, Connecticut Dear Agency Members: .Re: Shepard Three Lot Subdivision - Newberry Road Mitchell Six Lot Subdivision - Strong Road The proposed septic system designs (prepared by Page Engineering, Inc. ) for these two subdivisions have been reviewed and found acceptable by this department. Due to the inclusion of wetland soils in these areas , they must also be approved by the State Health Department, to which they have been submitted. I am awaiting final approval from them, which I am confident will be forthcoming . Robert Dep ula, R. S . . Sanitarian RD/ml Presentation of David Sumner,. 661 Strong Road, before the Inland Wetlands Agency, South Windsor, Connecticut, March 12, 1984 My name is David Sumner. My wife. Linda and I live with our infant daughter at 661 Strong Road, which is just across from the Mitchell property. I own 81 acres, with 1000 feet of frontage on Strong Road and another 500 feet of frontage on a right-of-way at the east end of the property. I purchased the house and property in 1976, and have lived there ever since. We feel that we have a significant interest in the outcome of this proceeding, and appreciate having this opportunity to share with you our information and our feelings. To begin, I would like to emphasize that in reaching a decision with respect to the Mitchell property you are determining not only what happens to that particular parcel, but to all the property on Strong Road between Burgess Road and West Street. Any argument in favor of developing the Mitchell property applies equally to my property, and no doubt to that of others as well. Second, I want to emphasize that my wife Linda and I are firmly opposed to any further development on this section of Strong Road. We did not buy our land to develop it; we bought it to live on, and to enjoy in its existing state. But, if we were suddenly to find ourselves living across the street from what was about to become a subdivision, we certainly would have to reconsider our position. I was encouraged to note that a number of you visited the area in question yesterday, and I compliment you on your diligence in performing your duties as members of this body. This makes my job easier, because you could not have escaped noticing that the property is not simply wetlands: it's a swamp. Even at this time of year, which is far from the wettest that we see along Strong Road, there is plenty of water Page 2 Presentation of David Sumner standing on the surface. Even last week's snowfall and the freezing temperatures which followed provided insufficient camouflage. I have brought along some photographs which were taken about noon on Saturday to illustrate the point. In reading the state statutes which regulate inland wetlands, I noted that one of the criteria you are required to use in reviewing the application is the "irreversible and irretrievable commitment of resources" which would be involved in the project. Massive amounts of fill would be required, and essentially all of the existing trees would be lost. The existing houses along this portion of Strong Road, between Burgess Road and West Street, all predate the inland wetlands regulations. Even so, they were not built in swamp, but rather on a natural sandbar which runs through the swamp, and upon which Strong Road itself was built. Our house was built in 1960. Our front yard is 92 feet above sea level. The property across the road is between 84 and 88 feet above sea level -- in other .words, between four and eight feet lower. Interestingly enough, the property on West Street where condominiums were proposed a couple of years ago is between 88 and 90 feet above sea level -- higher than the Mitchell property. Yet, that application was denied by this Agency because of the inordinate amount of fill that would have been required. I understand that the town's long-range plan calls for the area in which we live to remain in its present state. This plan was reflected in the decision to not run sewer lines into the area. We agree with that decision, although I believe all of the houses in the area have had septic problems; ours blocks up about once a year, and Page 3 Presentation of David Sumner I'm certain that it would only be a matter of time before any house built in the area had a similar problem. Thus, in exchange for the tax revenues generated by the development the town might well find itself having to install sewers. Another potential liability is in the area of drinking water; the land fill site is just a few hundred feet away, and it remains to be seen what effect seepage from the site will have on surrounding wells. Finally, my wife and I are concerned at the effect that massive amounts of fill across the road would have on the water table and the drainage of the entire area. We consider ourselves fortunate to have an acre or so of dry, albeit sandy, land adjacent to the house. But, this land is dry only by the most slender of margins, and it would not take much to upset this delicate balance. We only learned about this hearing last Saturday morning, and in the time available it has not been possible for us to gather together all the material we would like to have presented to you this evening. And speaking of timing, considering how long the land in question has been in the possession of its present owner, we find the timing of this application with respect to last fall's elections to be curious, to say the least. To summarize, the land in question is swamp, not merely wetlands. Its subdivision would change irretrievably the nature of the area in which it is located, and would create problems not only for adjacent residents, but for the future homeowners as well. As the owner of a significant amount of frontage across the road, it is my desire to see my land, and that of my neighbors, maintained in its present natural Page 4 Presentation of David Sumner state insofar as possible. I believe that to be in the best interests of the present and future residents of South Windsor, human and animal alike. If this body considers this swamp to be suitable for development, then it may as well vote itself out of existence, for with that as a precedent there isn't an application which you could deny. Thank you for your attention. I have a copy of my presentation for each of you, and I wish to have it made a part of the formal record. David Sumner 661 Strong Road South Windsor, CT 06074 Og1N at.,, O Town Ole Soa& ?Af-I'd44-at 9 �U 1540 SULLIVAN AVENUE . SOUTH WINDSOR. CONN. 06074 4 �J�dSOR•C� AREA CODE 203/644-2511 March 20, 1984 Hartford County Soil & Water Conservation District 340 Broad Street Windsor, Connecticut 06095 Dear Sirs: The Inland Wetlands Agency has received an application for property located on Strong Road, South Windsor, for which we have some concerns. Enclosed is a copy of the application and the plans as proposed.. Some of the Agency concerns are as follows: 1. The proposed amount of fill and its effect. 2. The possible damage to the wetland. 3. The possible damage to the wildlife. 4. The direction of the ground water flow and what affect does, or will the closed landfill have on the property. We would appreciate a reply at your earliest convenience. Very truly yours, Constance Eriksson, Chairman Inland Wetlands Agency TOWN OF SOUTH WINDSOR CEichm cc: A. B. Davies, Deputy Town Engineer Jules Page, Page Engineering, Inc. 661 Strong Road South Windsor, CT 06074 March 20, 1984 Inland Wetlands Agency Town Hall 1540 Sullivan Avenue South Windsor, CT 06074 Ladies and Gentlemen: I listened with interest yesterday evening as the Mitchell subdivision proposal for Strong Road, and my presentation in opposition to that proposal, were discussed at the meeting of the Inland Wetlands Agency. In that presentation I seem to have communicated inadequately, particularly to those of you who were not present at the March 12 meeting, and therefore I would like to ask your indulgence as I try again. No one believes more strongly than I in a landowner's right to the pursuit of happiness on his property without unwarranted government intrusion. I recognize that it would be inappropriate to use the Inland Wetlands Agency as a forum for substituting my judgment for that of Mr. Mitchell with respect to the use of his land. However, the Mitchell application cannot be considered in a vacuum; not only the direct interests, but also the intentions of adjacent landowners are relevant. To put it as plainly as possible, if the Mitchell property is not developed further I have no intention of developing the 82 acres that I own across the street, fronting on Strong Road and on the right-of-way at the east end of the property. The land is suited to my purposes in its present state. But if the Mitchell property were to be developed, thus changing the basic character of the area, I would have every reason to pursue immediately the development of my own property, in conjunction with the landowners abutting me. The financial reasons for taking this course are obvious, and I don't offer it as a threat, but simply as an inevitable consequence of the development of the Mitchell property -- regardless of who the individual property owners involved happen to be. If a line is to be drawn so as to preserve this area of wetlands, it must be drawn now, not five houses from now. On the other hand, if the land along Strong Road were to be deemed undevelopable, I wouldn't feel cheated of the "value" of my property because I bought it and have been paying taxes on it on the assumption that it was unsuitable for further development. The property is assessed based on its value in its present state, not on its value with fill added. I'm sure Mr. Mitchell's property is assessed the same way (in fact, I believe his taxes are based on the rental income potential of the existing two-family house) . Sale of my land for development would be a windfall I was not expecting, but one which I certainly wouldn't turn down since it could be used for better property elsewhere (I don't live in a swamp because I like mosquitos, but rather because the land was inexpensive) . The above notwithstanding, I believe my concerns about the impact of the proposed subdivision on my property are legitimate and well-founded. Poor drainage already plagues Strong Road. The best part of my land is dry by only the slimmest of margins. There is an obvious discrepancy between -2- the water-table assumptions contained in the application and what you can see with your own eyes on visiting the site (no doubt the result of the engineering survey having been conducted after a period of unusually dry weather last October) . Drainage considerations are not addressed in the application, nor were they addressed in Mr. Page's oral presentation; indeed, he did not rebut any of my contentions, though he was kind enough to confirm (albeit unintentionally) my calculations of the amount of fill that would be required. With respect to fill, it's a little difficult to envision 15,000 cubic yards of fill when one is used to thinking of 32 truckloads as a large amount. It's approximately 1,000 truckloads. That's 2,000 miles of truck travel for every mile from the source of the fill to the site. It's one truckload delivered to the site every five minutes for two solid 40-hour work weeks. Think back to the newspaper photo of the "cubic yard" that appeared last week; what we're talking about is one of those cubes on the shoulders of each and every man, woman, and child in South Windsor. And that's just the bare minimum to allow construction; it does not include what homeowners would add to improve their yards. To my mind, the town is better off if there is no further development along Strong Road between Burgess and West. It is my hope that you share this view, and that you will respond accordingly, using the authority vested in your Agency, in view of the serious problems with this application. I look forward to the results of your further deliberations. Sincerely yours, David Sumner C r 1540 SULLIVAN AVENUE SOUTH WINDSOR. CONN. 06074 OR.co�'� AREA CODE 203/644-2511 April 4 , 1984 William E. Grace, Esq. 25 Oakland Road South Windsor, Ct. 06074 Dear Bill: Re: App . #984 - John Mitchell, Subdivision Strong Road Please be advised that the Commission voted to accept the 65 day extension of- time you granted to take action in this matter. The extension is from May ' 3rd to July 7, 1984 . Yours very truly , PLANNING AND ZONING COMMISSION By: ` - vg Ro ert F. Gilligan, 0air-mant y United States Soil 340 Broad Stree Department of Conservation Windsor CT 06095 _ Agriculture Service Phone 688-4946 April 5, 1984 TO: Hartford County Sell and Water Conservation District FOR: Constance Eriksson, Chairman Conservation, inland Wetland Commission Town of South Windsor RE: Mitchell Subdivision Strong Road, South Windsor CT COMMENTS: 1 ) Potential exists to affect the ground water quality on this site. With high water tables and sandy soil monitoring of septic systems may be desired. 2) Large quantities of fill may have a detrimental effect upon runoff into Bancroft Brook such as increased flow and siltation. 3) Wildlife habitat within the wetland may also be adversely damaged because of filling, reducing, or changing habitat. 4) If houses are allowed to be constructed the following steps should be considered A) A sediment and erosion control plan needs to be designed and reviewed. B) Allow all fill enough time to settle prior to any construction work. C) Watch all work being done to the septic systems because of pollution potential . If you have any further questions or wish further assistance, please contact this office. S ephen L. Cashman, Soil Conserevationist CC: A. Bowen #avies, Deputy Engineer, Town of South Engineer O The Soil Conservation Service SCS-AS-1 Vis an agency of the 10-79 Department of Agriculture 7 i Hartford County Soil and Water Conservation District Agricultural Center,340 Broad St. -Windsor,CT 06096- Phone(203)688-4946 April 5, 1984 Ms. Constance Eriksson, Chairman Conservation, Inland Wetland Commission Town of South Windsor 1540 Sullivan Ave South Windsor CT 06074 Dear Ms. Eriksson A review of the Mitchell Subdivision on Strong Road has been completed and the District would offer the following comments: A detailed sediment and erosion control plan should be incorporated into the plans. The Connecticut Sediment and Erosion Control Handbook can be used for reference. Future filling of septic reserve areas could cause potential problems with Increased runoff and 'sediment on adjacent lots due to the close proximity of the reserve area to the adjoining property lines. - Great caution should be used in designing septic systems on this site. Standing water was observed in the area of the proposed houses and the soils on site are characterized by a seasonally high water table. The wetland area on this site is valuable as a wildlife habitat and as a retention area for stormwater runoff. These functions would be reduced if the development is constructed. The District would respec+fully request that all proposals for review be sent to us as soon as possible, as it can take up to 30 days to complete a report for major proposals. Your cooperation is appreciated. If you have any questions, don't hesitate to call . S ncerely, t V. AXmy . Parker District Manager CC: A. Bowen Davies, Deputy Town Engineer Town of South Windsor CC: Steve Cashman, Soil Conservationist, USDA SCS CONSERVATION — DEVELOPMENT — SELF-GOVERNMENT 4 . OVIN 84t +`� y U 7-0-wn 0-14e South � O � C �` fir✓ 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074 lh�soe•Co AREA CODE 203/644-2511 June 12, 1984 Mr. John J. Mitchell 1209 Sullivan Avenue South Windsor, Connecticut 06074 CERTIFIED MAIL Dear Sir: At the June 11 , 1984 meeting, the South Windsor Inland- Wetlands Agency denied without prejudice your Application NO. 273 for a residential subdivision on Strong Road, South Windsor, Connecticut, for the following reasons: ` l. The wetland area on this site is valuable as a wildlife habitat and as a retention area for storm- water runoff. These functions would be reduced if the development is constructed. 2. Future filling of septic reserve areas could cause potential problems with increased runoff and sedi- ment on adjacent lots due to the close proximity of the reserve area to the adjoining property lines. 3. Large quantities of fill may have a detrimental effect upon runoff into Bancroft Brook such as increased flow and siltation. 4. Potential exists to affect the ground water quality on this site. 5. Wildlife habitat within the wetland may also be adversely damaged because of filling, re- ducing or changing the habitat. Very truly yours, Con ance Erikson, Chairman INLAND WETLANDS AGENCY TOWN OF SOUTH WINDSOR CE;chm cc : Continued on Page 2. SOW N gE,` r 7-0�� O-P S-o-� ?db-z� o � e a 4;� 1540 SULLIVAN AVENUE . SOUTH WINDSOR, CONN. 06074 AREA CODE 203/644-2511 July 2, 1984 William E. Grace, Esq . 25 Oakland Road South Windsor , Ct . 06074 Dear Bill: Re: App . #984 - John Mitchell 6 lot Subdivision, Strong Road Please be advised that the Planning and Zoning Commission voted to permit you to withdraw the above application, without prejudice , at its June 25th meeting . Yours very truly , PLANNING AND ZONING COMMISSION y vg By. Robert F. Gil igan, Ch irman CC : Inland Wetlands Agency .-�^'� �.''g"_, � � �` any,F" . . •F �,J�c�'1' '' °�'4`" ••— — / • • r -.ui. :ay. .t� „�. �+, ,�+�—'�k ,74..ii��'1 a �kyz r. 1'��L: ;f v •4 N s T r ., yy ► `�?+3� ':sue— _ >���w"''�C3�+r' .�► �f�'�ya .♦ �r,r�y?ry�'tr4� �• �� i ` � r`Ls is .A� A *.r"w�.�,>.�„�a•'^.�'` bt �,Oi` .rt sr,,,,Kl�7n� - w ►c.�a. e. Ad � � C ;f VIM ''Y'+ •t ���' �' �� �< f at sfu if ��• OW �' ap.. -fit y �j �, y, • �. �� � Asa'` *�� , f r�� � �;'a�"[a�h.Ya i �,��+,� r..�7_o�t. - • • - +/ ���'' �.� aim ��✓� �� ��` �^y :tea.'•�i�t.�4r.,:..: _,� __ `' ti-,.yr`;,,� ,�`. ^'">^ ��E.. 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