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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
JNosox,co AREA CODE 203/644-2511
._... September 23, 1981
T. M. G. Construction Corp.,-,--
c/o Harold R. Cummings, Esq.
Kuehn, Cavanaugh & Cummings
968 Farmington Avenue
West Hartford, Connecticut 06107 CERTIFIED MAIL
Dear Sirs:
At the September 21, 1981 meeting, the: -South IWindsor-1' -
Wetlands Agency denied without prejudiVi Application NO. 186
a- �.�... _
property located southerly of Sullivan Avenue and westerly of
West Road, South Windsor, Connecticut, for the following reasons:
1. This proposal will require large amounts of fill
(2 'to 312feet) and four of the fill areas will en-
croach upon wooded wetland areas.
2. Fifteen of the twenty-three buildings will partially
or entirely be built upon wetland soils.
3. The roadways within the development will be in wet-
land areas.
4. The development may create adverse effects upon an
�a identified aquifer and jeopardize shallow wells of
v residents in the area.
5. The surface and subsurface drainage may alter the
wetland character and lower the watertable.
6. This proposal depends on deep open drainage ditches
(both new and existing) which may pose a hazard to
the new residents and may prove to be an unsatisfac-
tory means of handling water runoff.
7. The present in digenous wetland wildlife might be
displaced due to
a. filling and draining of the area
T. M.-G. Construction Corp. "
c/o Harold R. Cummings, Esquire
Kuehn, Cavanaugh & Cummings
968 Farmington Avenue
West Hartford, Connecticut 06107
Letter of Denial - Application NO. 186
September 23, 1981
Page 2.
b. encroachment of the buildings
c. increased activities due to residents
living in the wetland; --.areas.
8. The recreational areas (Par Course) in the wetland
section would be of questionable value for several
months of the year due to flies, mosquitoes and other
swamp insects.
9. The substantial filling of the wetland areas may affect
normal watercoursing and thus create possible flooding.
of neighboring lands.
10. The existence of swamp areas in the development may
lead to the condominium residents demanding that the
Town spray and/or more effectively drain the area, thus
further damaging the wetlands.
11. As this wetland is but a fragment of a much larger wet-
land area, this development may eventually have larger
ramifications than to the immediate contiguous lands.
Very., truly yours,
nstance Erik -6on, Chairman
INLAND WETLANDS AGENCY
TOSi','N OF SOUTH WINDSOR
CE: chm
CC: William O 'Neill, Fuss & O 'Neill
A. Bowen Davies, Deputy Town Engineer
Wayne C. Gerlt, Town Attorney
Charles Enes, Town Clerk
Edward F. Havens, Mayor
Continued on Page 3.
July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoni,ng variance request for the Setsky/Stozas -property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas .property located on
West Road, South Windsor, Connecticut for the following reasons:
1 . Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas .property located on
West Road, South Windsor, Connecticut for the following reasons:
1 . Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
Z. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas -property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGMTURE , PRINT NAME AND ADDRESS
D`-Lor r >
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas .property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
GEORGE BANCROFT
E. WINDSOR HILL, CONN. 06028
July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas .property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATUREE�/ PRINT NAME AND ADDRESS
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas -property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
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July 9, 1981
PETITION
We, the following South Windsor residents hereby express our opposition to the
proposed zoning variance request for the Setsky/Stozas .property located on
West Road, South Windsor, Connecticut for the following reasons:
1. Allowing multi-family dwellings on subject property contain-
ing wetlands will disturb or eliminate those wetlands and
will establish a precedent for further wetlands encroachment,
resulting in severe diminishment or destruction of valuable
South Windsor wetlands property.
2. Permitting multi-family dwellings on said property and on
other wetlands property will disturb or endanger the delicate
current ecological balance, resulting in further diminishment,
removal or destruction of the significant animal and/or vegetable
(flora and fauna) wildlife native to the local area.
SIGNATURE PRINT NAME AND ADDRESS
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GENERAL PLAN
ENGINEERING FEASIBILITY STATEMENT
MF ZONE CHANGE APPLICATION
' WEST ROAD
' SOUTH WINDSOR, CONNECTICUT
REVISED 1
MARCH 24, 1981
' FUSS&O'NEILL
TABLE OF CONTENTS
' Page
' Purpose 1.
' I. Introduction 2
II. Sanitary Sewer 3
' III. Water 4
IV. Inland Wetlands/Soils 6
V. Roadway System 9
' VI. Stormwater Management 16
' VII. Utilities 17
VIII. Conclusions 18
' FIGURES
Following Page
' Figure 1 Site Location Map 2
Figure 2 Existing Site 3
' Figure 3 Entry/Exit Sight Line g
Figure 4 Projected P.M. Site Traffic - West Road 11
Figure 5 Projected P.M. Site Traffic - Sullivan Avenue 1
General Plan of Development 1 inch=40 feet End of Report
APPENDIX
' Soil Test Data
' Soil Conservation Service Report
FUSS&O'NEILL
' PURPOSE
' The purpose of this report is to review the impacts on the existing roadway,
sanitary sewer, water, storm drainage and utility systems Of the West Road
' property, known as the- "Stozus" property, in South Windsor, Connecticut
' were it developed as a condominium development according to "MF" zone
regulations and comment on the Feasibility of accommodating. these impacts
' through the application of sound engineering principles,
-
1 FUSS&O'NEILL
■
I. INTRODUCTION
The site being considered for "MF" zone is located on the west side
' of West Road approximately 750 feet south of Sullivan Avenue and con-
sists of approximately 25 acres. Cultivated farm land is present on
70-+% of the property with the remaining 30 percent lightly wooded.
' The site is currently zoned "RR", rural residence, and abuts a "GC",
' general commercial, zone along its northerly border. The property
abuts private land owners on all sides. Land to the east, across West
Road, is currently undeveloped; land to the south is used as a residential
lot as is portions of the land abutting on the north. Other land abutting
on the north is used as light commerical in the form of an abandoned
' gas station. The most recent plan of development designates this area
as one desirable for development at medium to high density, greater
than 2 families per acre.
' - 2 -
1 FUSS&O'NEILL
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C4 ` MANCHESTER, CONNECTICUT
1 PIIOJ.NO. 236 DATE: DEC,1981 SCALE: 1"=2000
FIGURE i
' II. SANITARY SEWER
There is presently no sanitary sewer service to the site, the closest
tbeing a 21 inch diameter pipe in Sullivan Avenue. A sanitary manhole
' at the intersection of West Road and Sullivan Avenue currently houses
a capped 8 inch stub provided for the future use of West Road. The
Sullivan Avenue sewer flows from east to west at a grade of approx-
imately 0. 10 percent.
' In order to service units on the easterly portion of the site, the sanitary
sewer could be constructed on West Road from Sullivan Avenue. Assum-
ing an 8 inch diameter pipe is required, it is estimated that the cost of
' construction from Sullivan Avenue to the northeast corner of the subject
' property is $50,000. This sanitary sewer route will not, however, be
able to service the westerly portion of the site via gravity flow since
' the entire area slopes from east to west. (See attached site plan,)
The alternative to sewering via West Road is the acquisition of
' an easement to Sullivan Avenue via one of the abutting properties to -
the northwesterly corner of the development. Cost of construction of
' such an approach excluding the easement would be essentially the same
' as the West Road approach with respect to bringing the pipe to the pro-
perty line. The advantage of this alignment is that it allows the entire
' development, both easterly and westerly sections, to be serviced by
' gravity flow. Determination of pipe size and routing on site would be
determined during final design.
- 3 -
FUSS&O'NEILL
III -
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III. WATER
No water main currently exists in West Road and, as such, water must
be taken from Sullivan Avenue to the site. Routing of the water ser-
vice could occur either down West Road or through an easement to the
north of the subject property with the suggested sanitary line easement.
' Either route will require careful design in order to clear the sanitary
' sewer and storm drainage systems.
' Discussions with the Connecticut Water Company has revealed that upon
receipt of a site plan from the developer, Connecticut Water will esti-
mate the cost of construction of the water line. This estimate will
include the costs of laying all water mains up to, as well as, within
the development. A contract will be drawn for the construction and
' Y P signed b both parties. An amount equal to the total estimated cost of
9
construction is then paid by the developer to Connecticut Water. The
estimate includes the cost of construction on the site within a 25 foot
easement granted to the Water Company, within which all future water
' service maintenance will take place, and individual services as required
' by the dwellings to the edge of this easement. Beyond the limits of the
easement, the developer is responsible for construction and maintenance.
' No charge is incurred for fire hydrants.
' Upon_ completion of the system, the actual construction cost of the in-
stallation is totaled and either a refund or additional cost passed on to
the developer. As individual meters are installed for each unit, a
4 -
FUSS&O'NEILL
1
refund is granted to the developer. The size of the refund is determined
by the type of dwelling unit constructed. Currently the fixed refund rate
' for a townhouse condominium type dwelling is $335 per unit.
1
1
' - 5 -
' FUSS&O'NEILL
IV. INLAND WETLANDS/SOILS
On December 103, 1980, five (5) test pits, located as shown in Figure
' 2, were dug at the site. Results of these subsurface investigations
' appear in the appendix of this study.
' Two major soil types occur on the property, Ninigret fine sandy loam
(NnA) and Walpole sandy loam (WdA). The Walpole soil has been
' designated as a regulated inland wetlands soil because of its seasonally
' high water table and fifty percent probability of ponding of surface water.
The Ninegret soil also possesses a seasonally high water table, but a
very low probability of stream flooding or surface ponding. The Nine-
, gret soil is not regulated (see Figure 2).
While providing a fair topsoil, the Walpole soil type is best artificially
' drained by means of open ditches and tile. Approximately 45 percent
of the site is covered with this soil type. This regulated wetlands
soil is unsuitable for either road subgrades or parking area construc-
tion. The water table, when test pits were dug, was at a very low
point throughout the region. As such, the evidence of water seepage
' at 2 to 3 feet from the surface indicates that the water table during
average years is within one to two feet of the surface. Indeed, some
westerly portions of the site exhibited water on the surface when test
pits were dug. Because of this situation, any roadways built within
this section will require 2 to 3 feet of filling. Also, parking areas
will require similar depths of fill. Underdrains will be required about
- 6 -
FUSS&O'NEILL
slab foundations, but the bearing capacity of the soil should be sufficient
to carry the anticipated loadings without the addition of fill material.
' Drainage, however, may require filling before construction of slab foun-
dations. Additional test pits should be dug to confirm bearing capacity.
' Since the Walpole soils are regulated inland wetlands soil type, regula-
tions read that application must be made and approval granted from the
Town of South Windsor Inland Wetlands Commission before any distur-
bance of these wetland soils can take place. Also, a report from the
Soil Conservation Service addressing the effects upon the wetlands
' is included in this report as Appendix A. Both existing Soils Conser-
vation Service literature concerning soil types found in South Windsor
and the Comprehensive Plan for the Control of Storm Water Drainage
' for the Town of South Windsor Y
b Purcel Associates were
prepared
' reviewed as part of the inland wetlands investigation.
' The Ninigret soil covering the remainder of the site is moderately well
' drained and is capable of supporting construction of roadways, parking
areas and slab foundations without filling. However, due to the high
' water table, any construction will require underdrains of any roadways,
' parking areas and foundations not placed upon fill material.
7 -
' FUSS&O'NEILL
Using the preliminary site plan as a guide, it has been estimated that
' a minimum of 60,000 cubic yards of fill material will be needed to
' develop the property. It should be noted that this amount is a pre-
liminary estimate and should be interpreted as only an approximation
f the figure expected as a result of final design.n. Final design will g p 9
yield a figure higher than 60,000 cubic yards.
FUSS&O'NEILL
' V. ROADWAY SYSTEM
' This section will identify the net effects upon the roadway system if
the site were developed to a density of 160 units as allowed by the Town
' of South Windsor's "MF" zoning regulations. An analysis of both
' existing and projected traffic volumes are presented along with the
safety record of the area.
EXISTING CONDITIONS AND ENVIRONMENT
' The proposed entry/exit to the site as shown on the attached general
' plan of development lies approximately 800 feet south of Sullivan
Avenue. Sight distances at this location are approximately 350 feet
' to the south and over 700 feet to the north. These distances exceed
the safe stopping sight distance of a southbound vehicle moving in
excess of 50 miles per hour or a northbound vehicle traveling approx-
imately 40 miles per hour. The posted speed limit on this road-
way y p p p
' way is 30 miles per hour in the vicinity of the site. Operating speed
was observed to be 30 to 35 miles per hour in either direction. It
may be concluded that sight distances are adequate for the proposed
' entry/exit given the location shown on the attached site plan.
' West Road in the vicinity of the site is a two lane town roadway having
fair pavement condition. Pavement width varies from 22 to 24 feet
' *A Policy on Design of Urban Highways and Arterial Streets - 1973
American Association of State Highway and Transportation Officials,
Page 29, Table A-6.
' _ g _
FUSS&O'NEILL
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FIGURE 3
with no improved 9 im r ved shoulders. The distance from the
edge of pavement
' to lateral obstructions is three to six feet on the east and west sides
of the roadway. The Town of South Windsor's Plan of Development
i
designates this roadway a collector.
The roadway passes through a rural residential area, the majority of
' land being used as private rural residences on exceedingly large lots.
' The intersection of Sullivan Avenue and West Road is stop sign con-
trolled on the West Road approach.
i
EXISTING TRAFFIC VOLUMES
A manual traffic count was conducted by Fuss & O'Neill personnel on
December 17, 1980 at the intersection of Sullivan Avenue and West
Road. This. peak period count was reviewed and subsequently verified
using traffic counts for Sullivan Avenue conducted by the Connecticut
' Department of Transportation and automatic counts performed by Fuss
& O'Neill personnel on March 23 and 24, 1981 .
For West Road, it was found that the evening (p.m.) peak period pro-
duces approximately 100 vehicles per hour and a projected annual daily
' traffic of 850 vehicles per day. Similarly, Sullivan Avenue during
the evening (p.m.) peak period produces approximately 975 vehicles
' per hour and 10�000 vehicles per day.
P
- 10 -
' FUSS&O'NEILL
1
Available gaps in traffic on Sullivan Avenue range from 6 to 10 seconds
' while on West Road gaps of several minutes are not uncommon. The
platooning of- vehicles resulting from traffic signals located east and
west of West Road insures ample time for vehicles to enter and exit
' West Road to Sullivan Avenue.
i
SITE GENERATED TRAFFIC VOLUMES
i
Upon evaluation of the existing physical and traffic stream character-
istics of the site, an estimate of the traffic that may be expected by
' development of 160 units was conducted.
' The average trip rate f a condominium a 'e g p o unit is 5.1 trips per occupied
' unit per day. This value is consistent with that found by the Connecticut
Department of Transportation when studying condominium developments
' in Connecticut. Assuming the density of 160 units shown and that all
of the dwellings are occupied, it is calculated that there will be 816
' trips generated per day from the complex. Using the aforementioned
reference, the afternoon (p.m.) peak hour traffic expected by the
' site was computed. The results of that calculation were as follows:
' Afternoon (p.m.) Peak
Enter Complex 61 vph*
' Exit Complex 21 vph
Total Site Traffic 82 vph
*vph - vehicles per hour
' FUSS&O'NEILL
' PROPOSED DEVELOPMENT FIGURE 4
82 PROJECTED P. M.
' 21 61 SITE TRAFFIC
WEST ROAD
' VEHICLES PER HOUR
6 46
21 15 15 61
WEST ROAD
SULLIVAN AVENUE
FIGURE 5
' PROJECTED P. M.
SITE TRAFFIC 31 g 23 30
SULLI'VAN AVENUE
' VEHICLES PER HOUR 23 T
' 46 15
61
WEST ROAD i T
-
1
MANCNEfTEIt, CONNECTICUT
FUSS&O'NEILL
1 .
' Assessment of the directional distribution of traffic found during the
traffic counting phase of the project lead to the directional distribu-
tion shown below. Upon assessment of the network serving the site
' it was assumed that 25 percent of the traffic would have origins and
destinations associated with the southerly approach to the site while
' 75 percent would have origins and destinations located
P north of the
' site, Sullivan Avenue. .This 25-75 split between the West Road ap-, ;
' proaches may be interpreted as a 204 vehicle per day increase in
average daily traffic on West Road south of the site and 162 vehicle
! ' per day increase in West Road average daily traffic immediately north
of the site. The following table exhibits the distribution's net effect
upon peak hour volumes.
P.M. Peak
' North of Site 61 vph
South of Site 21 vph
' In Figure 4, these volume increases are further broken down by peak
hour into number of entering and exiting vehicles that may be expected
' to and from the site from each direction.
' The traffic is further distributed at the intersection .of West Road and
f
Sullivan Avenue. A 50-50 directional split is assumed based on ob-
servations; of existing travel behavior and the distribution of anticipated
origins and destinations. Figure 5 illustrates this distribution.
' - 12 -
' FUSS&O'NEILL
ROADWAY CAPACITY WITH AND WITHOUT DEVELOPMENT TRAFFIC
The following table shows the volume of traffic presently on West Road,
the expected volume for the same roadway after the complex is com-
plete and the design capacity of the roadway.
' It should be noted that the design capacity of the roadway does not
represent the maximum number of vehicles the roadway •can process,
' rather, it represents the desirable maximum amount of traffic that
' the roadway can process. Design capacity is the limit of Level of
Service C as defined by Highway Research Board Special Report 87,
"Highway Capacity Manual - 1965" and usually represents approximately
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' 50 percent of the maximum roadway capacity.
' Peak Hour Traffic
Without With
' Development Development Design Capacity
North of Site 100 vph* 161 vph 450 vph
South of Site 100 vph 121 vph 450 vph
' * vehicles per hour
As may be seen from this table, West Road will operate well within
its capabilities.
INTERSECTION CAPACITY AT WEST ROAD AND SULLIVAN AVENUE
Using the traffic count data obtained by Fuss & O'Neill personnel for
' this intersection and combining this existing traffic with the potential
generation of the site, a capacity determination for the intersection of
West Road and Sullivan Avenue was achieved. While the intersection
' can process the anticipated volumes generated by the development, it
' - 13 -
FUSS&O'NEILL
' should be noted that due to the relatively high speed of traffic on
Sullivan Avenue a signal may be required by the State Traffic Com-
mission. A closer examination of the volumes at such time as formal
' application is made to the State Traffic Commission may find that the
"Interruption of Continuous Traffic - Warrant 2" traffic signalization
warrant as presented by the Federal Highway Administration in the
' Manual of Uniform Traffic Control Devices is met. Cost of such a
signal installation is estimated at thirty to forty thousand dollars.
SAFETY RECORDS
' A review of accident records for 1977, 1978, 1979 and through Decem-
ber 1980 compiled by the South Windsor Police Department was con-
ducted. The review revealed that 12 accidents occurred during 1977,
' 1978 1979 and 1980 in the vicinity of West Road and Sullivan Avenue.
' This averages approximately 3 per year, a very -low rate.
' It may be expected that a slight increase in accidents may occur due
to the increase in volume of West Road from 500 to 1316 vehicles per
day.
PEDESTRIANS
' Pedestrian volumes on West Road may be expected to increase as a
' result of the proposed complex. While West Road does not have side-
walks in the subject area, its shoulders are such that they may be
' easily utilized as unimproved sidewalks. Because of the characteristics
1 of these shoulders, it may be expected that only minor interfacing of
vehicular and pedestrian traffic will occur.
1 - 14 - FUSS&O'NEILL
STATE REQUIREMENTS
Since the proposed development will exceed 200 parking spaces and
it may be expected to impact the State highway system, Sullivan Avenue -
Route 194, a State Traffic Commission major traffic generator permit
' application will be required. Upon review, it is likely that the State
will require signalization of the intersection of West Road and Sullivan
' Avenue.
' CONCLUSIONS (TRAFFIC)
The traffic volumes generated by a 160 unit complex at the subject site,
will not increase the traffic beyond the roadway design capacity. However,
the intersection of Sullivan Avenue and West Road is likely to require
' signalization as a result of the high speed of traffic on Sullivan Avenue.
Interviews with representatives of the South Windsor Police Department
' indicate that a recommendation to the Town regarding development of the
' subject site would most likely be that serious consideration be made to
signalizing this intersection before development occurs. It can be
' concluded that the size of the development will most likely require the
installation of this signal. Also, since only one access to the site
currently exists, it is viewed as highly desirable- to pursue a second
access, via an easement, to Sullivan Avenue from the northwest section
of the site.for the exclusive use of emergency vehicles. The gravel road
shown on the plan responds to this need.
' - 15 -
FUSS&O'NEILL
VI. STORMWATER MANAGEMENT
' Most of the site will require draining via underdrains and an open
' drainage ditch along the northerly property line and flowing to the
west. The natural slope of the land is to the west. At the end of
' the ditch, a detention area will be required to contain the storm run-
off and slowly release 'its contents to the natural drainage courses.
r< Along the northwest corner of the property a drainage ditch which
eventually becomes part of Bancroft Brook presently exists. A deten-
tion area could use this watercourse to handle the gradual release of
' stormwater runoff. Of significant importance is the requirement that
a large portion of the area requires filling in order to achieve gravity
flow of the stormwater system and to eliminate any stagnant pools.
' - 16 -
FUSS&O'NEILL
VII. UTILITIES
' At present electrical service is available on West Road. Gas service
is available on Sullivan Avenue and may be brought to the site via
! West Road or via an easement acquired from abuttors.
!
i
_I
i
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FUSS&O'NEILL
1
' VIII. CONCLUSIONS
Based on the investigations conducted, it can be concluded that the
' units shown on the enclosed preliminary site plan
represent the practical
P
' maximum that may be achieved given the engineering limitations of the
subject site.
The major limitations as detailed herein are:
' a. The high water table necessitating significant underdraining and/or
filling.
The inland wetlands soils present over 45 percent of the site re-
quiring fill for roadways and parking areas wherever this soil type
' is encountered and special permit approvals.
' c. The inability to provide sanitary sewers to the entire site via West
Road. An easement from Sullivan Avenue to the northwest section
' of the property is necessary to provide this service to all
' points.
' d. A development of virtually any size may require signalization of the
intersection of West Road and Sullivan Avenue.
e. A storm drainage easement at the westerly end of the north property
' may be required.
f. Development of the westerly section of the property requires
P Y
' acquisition of an easement to provide a second access to the site
via Sullivan Avenue for the exclusive use of emergency vehicles.
' - 18 - FUSS&O'NEILL
' The investigations also revealed the following major advantages
of developing this site for multi-family housing:
1 a., Water service is available to the site.
�;/b. Gravity sanitary sewer service can be provided
c. Site generated traffic can be handled within the capacity
' of the existing roadways.
Ck
. Stormwater can be detained in a natural wetland setting.
/e. The wetlands that will be disturbed are not "significant".
If The wetlands that are retained provides complementary open
space that can be used for both active and passive recreation.
g. Emergency vehicle access can be provided at a location separate
from the main entrance.
' h. The site is removed from single family residential developments
as well as potential single family developments.
' - 19 -
FUSS&O'NEILL
APPENDIX
' FUSS&O'NEILL
Proj. No. Sheet No.
2
4
:2 0)Kl�tlf 1C� EtS Prepared. By DATE:MANCHESTER , CONNECTICUT J'GT �Z /p/To
SOIL TEST DATA
' Hole # / 31)�_Z
__#` .3
—Depth of Hole /� 7.0 ' ? 5
' OePth to G.W. 60!Pqcfe 3,0' a,o
Perc. Rate (min/in)
Depth of Perc. Hole
' Permeability-K (fpm )
By Failing Head Test Q
Depth = / K =
' Depth . _/ K =
- Depth = / K =
Depth = / K =
' From Pit Test K =
Design Value , K=
Profile Ob Depth
' Below Surf of c
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FUSS&O"NOLL lgd -Z3 2-ea of Z
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ccnstitirg engineers Prepared By DATE:
MIANCHESTER , CONNECTICUT lTG �Z
1'
SOIL TEST DATA-
Hole # At-5 `
Depth of Hole
D 7, 2
Perc. Rate (min/in )
Depth of Perc. Hole
Permeability-K (fpm ) OOF
By Failing Head Test @
Depth = / K =
' Depth =/ K =
Depth = / K =
Depth = / K =
From Pit Test K =
Design Value , K =
' Profile (q0 Depth
Below Surf of =
C O-2�" dark 6kIt-clC 6,»,,n o—,o d4P b�rc�-5�vc�, sandy
' ���.sand ,sGMJ^nH �h4n�rzrj� ii"crrf�
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u� m C.,h?rwervd' e4oe-1r,PteWeivc_
o�
United States Soil 340 Broad Street
Department of Conservation Windsor CT 06095
' Agriculture Service Phone 688-4946
January 22, 1981
TO: Hartford County Soil and Water Conservation District
' FOR: Fuss & O'Neill, Inc. Consulting Engineers
RE: Proposed.25 acre parcel for development,
' west side of West Road and south of Sullivan Avenue, South Windsor
INVENTORY AND-EVALUATION
This report is general in that limited detailed design information was
provided for it. Additional review for specific concerns can be made
' after comprehensive detailed plans are submitted.
A condominium complex is proposed to be located on this 25-acre parcel.
Town sewage and water provisions can be assumed. A field tour of the
site took place on 1/20181 by Jerry Modell and myself. This acreage is
predominantly grassland and cropland with some existing woodland. Major
species of the woods are red maple, pin oak, swamp white oak, white oak
and gray birch. Other than the acorns from the oaks, these trees have a
low food value for wildlife. The white oak and pin oak generally grow
on moderately well drained to well drained soils. As is noted on the
' soil map from the Soil Survey of Hartford County, much of the area is
wetland soils. Industrial buildings have been built on what was previously
wet soils to the north.
This tract is located near the upper end of the watershed. Any further
development above this proposed site will contribute insignificant amounts
' of increased stormwater runoff across this site.
The wetlands of the 25 acre tract are on rather flat topography. There
is slow movement of waters out of the area during periods of peak runoff.
' The wetlands presently, in grassland have less sign P significant importance for
wildlife uses than if the area was allowed to return to natural vegetation.
The wetlands to the south of this parcel are also located on rather flat
terrain.. Water -movement through this area is generally slow. The wetlands
' that .lie east of West Road flow into the Podunk River, a fragile watercourse.
The wetland areas adjacent to this watercourse have major significance as
wetlands for wildlife and other uses.
' Data taken from the map, "Groundwater Availability in Connecticut", from
the Natural Resources Center of Department of Environmental Protection,
show that this site is located in an identified aquifer area. This aquifer
' is capable of yielding small to moderate amounts of water to individual
wells. The fine grained stratified drift has a water saturated thickness
of 10 feet or greater.
0 The Sol Conservation Service
Is an agency of the SCS_
vDepartment of Agriculture
FOR: Fuss & O'Neill, Inc. Page -2-
January 22, 1981
RE: Preposed 25 acre parcel
west side ofWest Road and south of
Sullivan Ave, South Windsor- r.
INVENTORY AND EVALUATION (CONVD)
If the site is approved for construction it will be important to control
all soil sediment movement at each disturbance site so that a minimal
detrimental effect occurs to the downstream wetlands. Hay bale-check dams
' properly placed across major waterflow areas will help to control soil
sediment losses.
Locate all buildings on the upland soils as much as .possible to avoid
the loss of wetland soils to other land uses. Generally the proposed
building sites will be on upland grassland. Some buildings will be
located in woodland. Buildings without basements (as planned) is encouraged
' due to- the seasonal high watertable limitations exhibited at the site.
Destroy as few trees as possible.
If the proposed road is constructed across the wetlands along the north
boundary, plan to" elevate the road by using fill to meet the Town regulations.
An elevated road will be important to provide proper drainage. The wetlands
' that the planned road will be crossing are mostly located on grasslands. _
There is a right of way from the property that goes north to Sullivan Avenue.
A detention basin is proposed to be located either at the west boundary
' of the parcel or to the west and off.the property, This basin could also
be temporarily used as :a sediment basin during construction if necessary.
Seed all areas soon after disturbance as possible with temporary and perman-
ent grass mixes as necessary. The Connecticut Erosion and Sediment Control
Handbook can be used for additional information on structural and vegetative
measures.
i
Vern Anderson
' District Conservationist
USDA Soil Conservation Service
ATTACHMENTS
CC: Jerry Modell
28 Horseshoe Lane, Madison CT 06043_
..........
-SN-CONS-7 SOIL AiM' HATURAL SOIL GRNTS NAP
3-73
Prepared by
(File Code U.S. DEPARUIEN-T OF AG1dCULLU-R:L! - SOILCoj-ISEIRVA-LL�-:j SERVICE
CONS-14-5) CooperatinS with
C0-j-j.jEC-Tk'.-,-UT AGRICIULM�L EXPERIM J. STATIO11
I I- Ua�J. -E'
STOPM AGMCUMLIMAL LY.FEREM47T STATION, AND
.HARTFORD COUNTY SOIL 10D WATER COLTS ERMA.10111 DISTU,
COOPERATOR SOUTH WINDSOR DATu 1/22/81
. .........
COU-11-LY HARTFORD STAM Connecticut
' ' APPM.'L. SCAT E, 1:20 000 SOIL HAY IRTMER - 26 & 27 -
............
............
..........
. . ...........
Sr,:MLS
324-B-1 or Ca M DILTIMILED SOIL SURVEY
A-la, -B-2a, etc = NATURAL SOIL GROUP
' ----
..........
............
Soil ...........
Hap
Sheet
...........
Symbol SOIL -1-TAHE Group 1710.
..........
...........
WvA Windsor loamy fine sand, 0-3% slopes A-la
NnA Ninigret fine sandy loam, 0-3% slopes A-2
...........
WdA Walpole sandy loam, 0-3% slopes A-3a
...........
...........
...........
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...........
..........
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' TERRACE SOILS - OVER SANDS AND GRAVELS
' Excessively drained soils with slopes less t:.an 15 percent
' A-la Excessively drained -soils with smooth slopes less than 8 percent
' A-lb Excessively drained soils with irregular slopes between 3 and -
j 15 percent
These soils occur above floodplains in river and stream valleys. Water
deposited beds of sand and gravel are less than 20 inches below the soil -
' surface. Permeability is rapid. The shallowness to sand or gravel- -
severely limits their water holding capacity. Natural fertility is low.
{ Urban. The permeability of these soils is favorable for the installation -
( ' and operation of onsite sewage disposal systems. On slopes above 8 per-
cent, the design and site selection for absorption fields require special
consideration. The high percolation rate may allow sewage effluent to
' pollute groundwater.
Soil conditions are favorable for homes with basements. Conditions are
' favorable for stability of footings and performance of footing drains.
The steeper slopes may add difficulty to site preparation. However, the
steeper and irregular slopes present opportunities for a wider choice of -
architectural design.
' Land grading for landscaping will expose sand or gravel.- Law ns, trees, G_.
and shrubs are difficult to establish and maintain because of low moisture =:
holding capacity and low natural fertility. The steeper slopes add
further difficulty to these problems.
When constructing streets and parking lots. earth moving is readily
done, but stabilizing and vegetating banks is difficult particularly on _
the steeper slopes.
' Recreation. In many places the potential for recreational uses of these
1 soils is enhanced by' their proximity to streams, ponds, and sites with ..........
potential for water developments. They are favorable for picnic areas
' and camping- sites. ' Even the level soils present difficulty in establishing ..
and maintaining vegetation for play areas, and the soils with steeper
and irregular slopes have severe limitations for play areas.
t ' -
' Wildlife. These soils are poorly suited for the production of habitat
required by openland and woodland wildlife. A dependable growth of
desirable food cover plants is limited by the low natural fertility and r. .
low moisture holding capacity. Food and cover can be established,
improved, or maintained, but it is difficult and Expensive, especially -"
for openland wildlife. Results are not always satisfactory. It is
impractical to create wetland wildlife habitat on these soils.-
Woodland. Productivity for wood crops is poor on these soils because
natural fertility and moisture holding capacity are low. High mortality
' of natural or planted seedlings can be expected. White pine should ` r
produce a greater yield than hardwoods.
Cropland. Droughtiness and low natural fertility severely restrict the
use of these,soils for crop production. Irrig e Irrigation with intensive - -
fertilization is essential for satisfactory yields of crops including _
tabacco, corn, vegetables, and hay. If cultivated crops are grown on _
' the steeper slopes, measures for controlling erosion and runoff are
necessary. Wind erosion is a hazard particularly on loamy sands. -
' . ....
....
r
..
::�::::._........_........................... - - Y::
TERRACE SOILS - OVER SANDS AND GRAVELS
A-lc Excessivelydrained d soi..s with slopes acre tr:ari 15 percent
These soils occur above floodplains .in river and t s ream valleys. They
consist of sandy or gravelly material on slopes steeper than 15 percent,
' and occur mainly on terrace breaks along drainage slopes. They have a
low moisture holding capacity and lcw natural fertility:
Urban. These areas have severe limitations for most urban rises. They
provide contrast in the landscape and often overlook streams. When
undisturbed by development, their natural values enhance the environment.
' Recreation. These soils have severe limitations for picnic areas, camp
sites, and play areas.
' Wildlife. These soils are poorly suited for the production of habitat
required by woodland wildlife. Dependable growth of desirable food and
cover plants is limited by the low natural fertility and low moisture
' holding capacity. Food and cover can be established, improved, or main-
tained, but it is difficult and expensive. It is impractical to create
openland or wetland wildlife habitat on these soils.
' Woodland. Productivity for wood crops is poor on these soils becan;se
natural fertility and moisture holding capacity are low. Because of
droughtiness, high mortality of natural or planted seedlings can be
expected. White pine should produce a greater yield than hardwoods.
Equipment operations is difficult because of the steep slopes.
' Cropland. Because of their steep slopes and droughtiness, these soils
are unsuited for the production of cultivated crops.
a.
1 .
1
I
TERRACE SOILS OVER S.Al,,TDS AND GRAVELS ~'.
�� -
'Poorly and very poorly drained soils . '
...........
hV" _
' A-34 Soils with a high seasonal water table
A-3b Soils with a high water table during most of the year
These soils occur above the floodplai'ns in river and stream valleys.
They are underlain by water deposited beds of sand or sand and gravel.
In most places a few inches to 3 feet of loamy or fine sandy soil mate-
rial cover the older coarser water deposits.
The poorly drained soils in group A-3a have a nigh water table that
remains 0 to 6 inches below the soil surface during the wettest part of
the year. The high water table usually persists into early summer and
' may reappear after prolonged or heavy summer rains. - _
The very poorly drained soils in group A-3b have water ponding on the
' surface for significant periods in winter and early spring. The high
water table generally persists within 3 feet of the surface throughout '
the year. I
' Urban. These soils have severe or verysevere limitations for most
....t
urban uses. Intensive and costly drainage and land fill measures are
required to overcome the high water table.
Recreation. These soils have severe or very severe limitations for
picnicking, camp sites, and play areas. However, they have potential =
' for development of ponds and conservation use for environmental enhancement.
Wildlife.' The poorly drained soils in group A-3a are poorly suited for = =the production -of openland wildlife habitat. Habitat required b q y woodland
and wetland wildlife species can be established, improved, or maintained k= = =
but moderate treatment is required.
' The very-poorly drained soils in group A-3b are poorly suited for the
production of openland and woodland wildlife habitat. Dependable growth
of desirable food and cover plante is limited 5y their wetness. Habitat -
for wet3.and wildlife species is easily created, improved or maitained on
these soils.
- ---
c
Woodland. Productivity for wood crops ranges from fair on the poorly
!-rained -coils in group A-3a to poor on the very poorly drained soils of
group A-3b. The wetness of these soils poses severe problems in the use
of equipment, survival of tree seedlings, and windthrow of trees. Plant
competition is moderate on the poorly drained soils and severe on the
very poorly drained soils.
Cropland. these soils are generally unsuited to agricultural crops.
With drainage the soils in group A-3a can be used to produce silage,
potatoes, bay, and vegetables.
Drainage generally is not economically feasible on the soils in group A-
3b.
.........
..........
...........
..........
...........
..........
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...........
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...................................................................................... .................
GENERAL PLAN
ENGINEERING FEASIBILITY STATEMENT
MF ZONE CHANGE APPLICATION
WEST ROAD
' SOUTH WINDSOR, CONNECTICUT
i
REVISED
JUNE 8, 1981
FUSS&O'NEILL
' TABLE OF CONTENTS
' Page
Purpose 1
' I . Introduction
2
' IiI. Sanitary Sewer 3
' III. Water 4
IV. Inland Wetlands/Soils 6
' V. Roadway System g
' VI. Stormwater Management 15
VII. Utilities 16
VIII. Conclusions 17
FIGURES
Following Page
' Figure 1 Site Location Map 2
' Figure 2 Existing Site 1 inch = 200 feet 3
Figure 3 Projected P.M. Site Traffic - Sullivan Avenue 11
General Plan of Development 1 inch = 40 feet End of Report
' Zone Change Map End of Report
APPENDIX
' Soil Test Data
Soil Conservation Service Report
' i
FUSS&O'NEILL
' PURPOSE
' The purpose of this report is to review the impacts on the existing roadway,
sanitary sewer, water, storm drainage and utility systems of the West Road
property, known as the "Stozus" property, in South Windsor, Connecticut
were it developed as a condominium development according to I'MF" zone
regulations and comment on the feasibility of accommodating these impacts
through the application of sound engineering principles,
' 1
FUSS&O'NEILL
I. INTRODUCTION
The site being considered for "MF" zone is located on the west side
' of West Road approximately 750 feet south of Sullivan Avenue and con-
sists of approximately 25 acres. Cultivated farm land is present on
' 70±% of the property with the remaining 30 percent lightly wooded.
' The site is currently zoned "RR", rural residence, and abuts a "GC",
general commercial, zone along its northerly border. The property
abuts private land owners on all sides. Land to the east, across West
Road, is currently undeveloped; land to the south is used as a residential
' lot as is portions of the land abutting on the north. Other land abutting
on the north is used as light commerical in the form of an abandoned
' gas station. The most recent plan of development designates this area
' as one desirable for development at medium to high density, greater
than 2 families per acre.
I
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' - 2 -
FUSS&O'NEILL
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col ♦4� r7 MANCHESTER. CONNECTICUT
P'OJ.NO.8O—2$6 DATE:DEC.J981 SCALE: N
FIGURE i
' II. SANITARY SEWER
There is presently no sanitary sewer service to the site, the closest
' being a 21 inch diameter pipe in Sullivan Avenue. A
sanitary manhole
' at the intersection of West Road and Sullivan Avenue currently houses
a capped 8 inch stub provided for the future use of West Road. The
' Sullivan Avenue sewer flows fr
om east to west at a grade of approx-
imately 0. 10 percent.
' In order to service units on the easterly portion of the site, the sanitary
' sewer could be constructed on West Road from Sullivan Avenue. Assum-
ing an 8 inch diameter pipe is required, it is estimated that the cost of
construction from Sullivan Avenue to the northeast corner of the subject
' property is $50p000. This sanitary sewer route will not, however, be
able to service the westerly portion of the site via gravity flow since
' the entire area slopes from east to west. (See attached site plan.)
The alternative to sewering via West Road is the acquisition of
' an easement to Sullivan Avenue via one of the abutting properties to
the northwesterly corner of the development. Cost of construction of
' such an approach excluding the easement would be essentially the same
as the West Road approach with respect to bringing the pipe to the pro-
perty line. The advantage of this alignment is that it allows the entire
' development, both easterly and westerly sections, to be serviced by
' gravity flow. Determination of pipe size and routing on site would be
determined during final design.
t
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FUSS&O'NEILL
C3 1 ,
1 \� O III SAN ITARY �`
MANHOLE 11 I „1- ,be,:,,be,:, J j l - k I / , / I^ Q
' / /- -- I I ,.--•-,-7. \ III ; ,-
PROPOSED �-, -r, I 1 j o `�4 J, O
1 , SULLIVAN ; ------_ -
----------- ----"---------------- ---`--- - ---- _—------- i AVENUE
----- --------------- - - -- - -�6 -
SANITARY MAN LE 11
' 1 ` I I '` 1 WITH CAPPED 8'STU --�
i V�ASGANt �1 11 \ 8 �- 1
STATION GA�
BARN1 I I
r. 1 1 1 f; r BUS as-
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T�§T PI � I 1 /
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TEST PIT
6 ET ANDS t ,
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TEST PIT
ET PIT I 1
-
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............
,• -._ 1 \
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All FUSSIStaNEILL
MANCNESTER, CONNECT
r
EXISTING SIT
WEST ROAD
SOUTRWINDSOR, CONS
PROJ.No. 40-236-D DATE: 12.15-80 S A
I
WATER
No water main currently exists in West Road and, as such, water must
be taken from Sullivan Avenue to the site. Routing of the water ser-
vice could occur either down West Road or through an easement to the
north of the subject property with the suggested sanitary line easement.
Either route will require careful design in order to clear the sanitary
' sewer and storm drainage systems.
' Discussions with the Connecticut Water Company has revealed that upon
receipt of a site plan from the developer, Connecticut Water will esti-
mate the cost of construction of the water line. This estimate will
1 include the costs of laying all water mains up to, as well as, within
the development. A contract will be drawn for the construction and
' signed by both parties. An amount equal to the total estimated cost of
construction is then paid by the developer to Connecticut Water. The
estimate includes the cost of construction on the site within a 25 foot
' easement granted to the Water Company, within which all future water
' service maintenance will take place, and individual services as required
by the dwellings to the edge of this easement. Beyond the limits of the
' easement, the developer is responsible for construction and maintenance.
' No charge is incurred for fire hydrants.
Upon completion of the system, the actual construction cost of the in-
stallation is totaled and either a refund or additional cost passed on to
the developer. As individual meters are installed for each unit, a
- 4 -
r
FUSS&O'NEILL
' refund is granted to the developer. The size of the refund is determined
by the type of dwelling unit constructed. Currently the fixed refund rate
' for a townhouse condominium type dwelling is $335 per unit.
' 5
i
FUSS&O'NEILL
IV. INLAND WETLANDS/SOILS
On December 10, 1980, five (5) test pits, located as shown in Figure
' 21, were dug at the site. Results of these subsurface investigations
' appear in the appendix of this study.
' Two major soil types occur on the property, Ninigret fine sandy loam
(NnA) and Walpole sandy loam (WdA). The Walpole soil has been
' designated as a regulated inland wetlands soil because of its seasonally
' high water table and fifty percent probability of ponding of surface water.
The Ninegret soil also possesses a seasonally high water table, but a
very low probability of stream flooding or surface ponding. The Nine-
, gret soil is not regulated (see Figure 2).
' While providing a fair topsoil, the Walpole soil type is best artificially
drained by means of open ditches and tile. Approximately 45 percent
of the site is covered with this soil type. This regulated wetlands
' soil is unsuitable for either road subgrades or parking area construc-
tion. The water table, when test pits were dug, was at a very low
point throughout the region. As such, the evidence of water seepage
at 2 to 3 feet from the surface indicates that the water table during
average years is within one to two feet of the surface. Indeed, some
westerly portions of the site exhibited water on the surface when test
' pits were dug. Because of this situation, any roadways built within
this section will require 2 to 3 feet of filling. Also, parking areas
will require similar depths of fill. Underdrains will be required about
- 6 -
FUSS&O'NEILL
slab foundations, but the bearing capacity of the soil should be sufficient
to carry the anticipated loadings without the addition of fill material.
Drainage, however, may require filling before construction of slab foun-
dations. Additional test pits should be dug to confirm bearing capacity.
Since the Walpole soils are regulated inland wetlands soil type, regula-
tions read that application must be made and approval granted from the
Town of South Windsor Inland Wetlands Commission before any distur-
bance of these wetland soils can take place. Also, a report from the
Soil Conservation Service addressing the effects upon the wetlands
is included in this report as Appendix A. Both existing Soils Conser-
vation Service literature concerning soil types found in South Windsor
and the Comprehensive Plan for the Control of Storm Water Drainage
' for the Town of South Windsor prepared by Purcel Associates were
reviewed as part of the inland wetlands investigation.
' The Ninigret soil covering the remainder of the site is moderately well
drained and is capable of supporting construction of roadways, parking
areas and slab foundations without filling. However, due to the high
' water table, any construction will require underdrains of any roadways,
' parking areas and foundations not placed upon fill material.
7 -
FUSS&O'NEILL
' Using the preliminary site plan as a guide, it has been estimated that
a minimum of 60,000 cubic yards of fill material will be needed to
' develop the property. It should be noted that this amount is a pre-
liminary estimate and should be interpreted as only an approximation
of the figure expected as a result of final design. Final design will
' yield a figure higher than 60,000 cubic yards.
' - 8 -
FUSS&O'NEILL
' V. ROADWAY SYSTEM
' This section will identify the net effects upon the roadway system if
the site were developed to a density of 150 units as allowed by the Town
of South Windsor's "MF" zoning regulations. An analysis of both
existing and projected traffic volumes are presented along with the
safety record of the area.
EXISTING CONDITIONS AND ENVIRONMENT
' The proposed entry/exit to the site as shown on the attached general
' plan of development lies approximately 1400 feet west of West Road. Sight
distances at this location are over 1000 feet to the east and over 1000
feet to the west. These distances exceed the safe stopping sight distance
of a vehicle moving in excess of 70 miles per hour. * The posted speed
limit on this roadway is 45 miles per hour in the vicinity of the site.
' Operating speed was observed to be 45 to 50 miles per hour in either
P P
direction. It may be concluded that sight distances are adequate for the
proposed entry/exit given the location shown on the attached site plan.
' Sullivan Avenue in the vicinity of the site is a two lane state roadway
(Route 194) having fair pavement condition. Pavement width varies from
32 to 33 feet with this distance apportioned to two (2) thirteen foot travel
lanes and two (2) three foot shoulders. The distance from the edge of
' *A Policy on Design of Urban Highways and Arterial Streets - 1973 American
Association of State Highway and Transportation Officials, Page 29, Table A-6.
' - 9
FUSS&O'NEILL
' pavement to lateral obstructions is three to six feet on both sides of
the roadway.
The roadway passes through an industrial area, the majority of land
being used as light industrial on exceedingly large lots. The intersection
of Sullivan Avenue and West Road is stop sign controlled on the West
Road approach.
EXISTING TRAFFIC VOLUMES
A manual traffic count was conducted by Fuss & O'Neill personnel on
' December 17, 1980 at the intersection of Sullivan Avenue and West
Road. This peak period count was reviewed and subsequently verified
' using traffic counts for Sullivan Avenue conducted by the Connecticut
' Department of Transportation and automatic counts performed by Fuss
& O'Neill personnel on March 23 and 24, 1981 .
i
' For West Road, it was found that the evening (p.m.) peak period pro-
duces approximately 100 vehicles per hour and a projected average daily ,
' traffic of 850 vehicles per day. Similarly, Sullivan Avenue during
the evening (p. m.) peak period produces approximately 975 vehicles
i
per hour and 10,000 vehicles per day. I
Available gaps in traffic on Sullivan Avenue range from 6 to 10 seconds
i
4
- 10 - i
I
FUSS&O'NEILL
while on West Road gaps of several minutes are not uncommon.
SITE GENERATED TRAFFIC VOLUMES
' Upon evaluation of the existing physical and traffic stream character-
istics of the site, an estimate of the traffic that may be expected by
development of 150 units was conducted.
' The average trip rate of a condominium unit is 5.1 trips per occupied
unit per day. This value is consistent with that found by the Connecticut
' Department of Transportation when studying condominium developments
in Connecticut. Assuming the density of 150 units shown and that all
of the dwellings are occupied, it is calculated that there will be 765
trips generated per day from the complex. Using the aforementioned
' reference, the afternoon (p.m.) peak hour traffic expected by the
site was computed. The results of that calculation were as follows:
' Afternoon (p.m.) Peak
' Enter Complex 57 vph*
Exit Complex 20 vph
Total Site Traffic 77 vph
' *vph - vehicles per hour
' Assessment of the directional distribution of traffic found during the
' traffic counting phase of the project lead to the directional distribution
shown below. Upon assessment of the network serving the site, it was
-
FUSS&O'NEILL
i
1
1
SULLIVAN AVENUE
1
39 10 28 38
29 10
1 '
57 20
i77
i
PROPOSED DEVELOPMENT
FIGURE 3
PROJECTED P.M.
' SITE TRAFFIC
SULLIVAN AVENUE
VEHICLES PER HOUR
MANCHESTER, CONNECTICUT
assumed that 50 percent of the traffic would have origins and destina-
tions associated with the easterly approach to the site while 50 percent
' would have origins and destinations located west of the site. This 50-50
split between the Sullivan Avenue approaches may be interpreted as a 383
vehicle per day increase in average daily traffic on Sullivan Avenue east
' of the site and 382 vehicle per day increase in Sullivan Avenue average
daily traffic immediately west of the site. The following table exhibits
' the distribution's net effect upon peak hour volumes.
P.M. Peak
' East of Site 38 vph
West of Site 39 vph
' In Figure 3, these volume increases are further broken down by peak
hour into number of entering and exiting vehicles that may be expected
to and from the site from each direction.
ROADWAY CAPACITY WITH AND WITHOUT DEVELOPMENT TRAFFIC
' The following table shows the volume of traffic presently on Sullivan
Avenue, the expected volume for the same roadway after the complex
is complete, and the design capacity of the roadway.
It should be noted that the design capacity of the roadway does not
' represent the maximum number of vehicles the roadway can process,
' rather, it represents the desirable maximum amount of traffic that
- 12 -
FUSS&O'NEILL
the roadway can process. Design capacity is the limit of Level of
Service C as defined by Highway Research Board Special Report 87
"Highway Capacity Manual - 196511, and usually represents approximately
50 percent of the maximum roadway capacity.
' Peak Hour Traffic
Without With
' Development Development Design Capacity
East of Site 975 vph* 1013 vph 1180 vph
' West of Site 975 vph 1014 vph 1180 vph
* vehicles per hour
As may be seen from this table, Sullivan Avenue will operate within
' its capabilities.
' INTERSECTION CAPACITY AT DEVELOPMEN
T AND SULLIVAN AVENUE
' Using the traffic count data obtained by Fuss & O'Neill personnel for
' this intersection and combining this existing traffic with the potential
generation of the site, a capacity determination for the intersection of
' the proposed development and Sullivan Avenue was achieved. The inter-
section can process the anticipated volumes generated by the development,
given a sign controlled intersection.
SAFETY RECORDS
1 A review of accident records for 1977, 1978, 1979 and through December
1980 compiled by the South Windsor Police Department was conducted.
- 13 -
FUSS&O'NEILL
The review revealed that 12 accidents occurred during 1977, 1978,
' 1979 and 1980 in the vicinity of West Road and Sullivan Avenue. This
averages approximately three (3) per year, a very low rate.
' PEDESTRIANS
Pedestrian volumes on Sullivan Avenue may be expected to increase as
a result of the proposed complex. While Sullivan Avenue does not have
' sidewalks in the subject area, its shoulders are such that they may be
easily utilized as unimproved sidewalks. Because of the characteristics
' of these shoulders, it may be expected that only minor interfacing of
vehicular and pedestrian traffic will occur.
' STATE REQUIREMENTS
Since the proposed development will exceed 200 parking spaces and
' it will impact the State highway system, Sullivan Avenue - Route 194,
' a State Traffic Commission major traffic generator permit application
will be required. Upon review, it is unlikely that the State will require
' signalization of the intersection of the proposed development and Sullivan
' Avenue.
' CONCLUSION (TRAFFIC)
' The traffic volumes generated by a 150 unit complex at the subject site,
will not increase the traffic beyond the roadway design capacity.
- 14 -
FUSS&O'NEILL
VI. STORMWATER/GROUNDWATER MANAGEMENT
' Most of the site will require draining via underdrains and an open
drainage ditch along the northerly property line and flowing to the
west. The natural slope of the land is to the west. At the end of
' the ditch, a detention area will be required to contain the storm run-
off and slowly release its contents to the natural drainage courses.
Along the northwest corner of the property a drainage ditch which
' eventually becomes part of Bancroft Brook presently exists. A deten-
tion area could use this watercourse to handle the gradual release of
stormwater runoff. Of significant importance is the requirement that
' a large portion of the area requires filling in order to achieve gravity
' flow of the stormwater system and to assure that the living areas are
well above the groundwater table.
All fill to be placed beneath roadways, pavements, sidewalks, and
' structures shall conform to the State of Connecticut Department of
' Transportation Standard Specifications for Roads, Bridges and Incidental
Construction (Form 812) Section M.02.07 Free Draining Materials. This
material shall not have more than 70% by weight, passing assin the #40 mesh
' seeve and not more than 10/0, by weight, passing the #200 sieve.
' - 15 -
FUSS&O'NEILL
' VII. UTILITIES
' At present electrical service is available on West Road. Gas service
is available on Sullivan Avenue and may be brought to the site via
' West Road or via an easement acquired from abuttors.
116
FUSS&O'NEILL
' VIII. CONCLUSIONS
1 Based on the investigations conducted, it can be concluded that the
units shown on the enclosed preliminary site plan can be readily
' accommodated in spite of the limitations of the subject site.
' The limitations as detailed herein are;
a. The high water table necessitating significant underdraining and/or
filling.
b. The inland wetlands soils require fill for roadways and parking
' areas wherever this soil type is encountered.
C. An easement from Sullivan Avenue to the northwest section of the
1 property is necessary to provide sanitary sewer service to all
' points.
' - 17 -
FUSS&O'NEILL
i
The investigations also revealed the following major advantages
iof developing this site for multi-family housing:
' a. Water service is available to the site.
b. Gravity sanitary sewer service can be provided
' C. Site generated traffic can be handled within the capacity of the
existing roadways.
d. Stormwater can be detained.
ie. The wetlands that will be disturbed are not "significant".
f. The wetlands that are retained provide: complementary open
space that can be used for passive recreation.
' g. The site is removed from single family residential developments
ias well as potential single family developments.
h. The site is approximately one (1) mile via Sullivan Avenue from
' Fire House No. 3 and less than two (2) miles from Fire House No.
' 1 . The on-site roadway and vehicular circulation provides ready
access to all dwelling units for fire apparatus.
i. The police station is approximately two (2) miles from the site via
iSullivan Avenue. The internal roadway system will be privately
owned, thus, traffic will not be a police function.
�. The Wapping Elementary School and the South Windsor High School
iare approximately one (1) mile from the site via Sullivan Avenue
iand Ayers Road. A bus shelter will be provided for the school
- 18 -
FUSS&O'NEILL
children. The absence of three bedroom units will minimize the
' number of school children anticipated in this complex. This, combined
with dwindling school enrollment, diminishes the impact on the school
system.
- 19 -
FUSS&O'NEILL
� APPENDIX
FUSS&O'NEILL of 2
cOnsL-Jtw)g &-lg glees Prepared, By DATE=
MANCHESTER , CONNECTICUT SGL-3 !Z /o/TO
SOIL TEST DATA
' Hole A&Depth -of Hole .0 7. 51
' - ste f 3.0' a.o f 3.st
Perc. Rate (min/in )
Depth of Perc. Hole
' Permeability-K (fpm )
By Falling Head Test @
Depth = / K =
' Depth _/ K =
Depth = / K =
De th = / K =
' From Pit Test K =
Design Value , K =
' Profile 00 Depth
Below Surf of =
0- 9
,GloolL-L-.V� 0-2'/" da,f c -Lvawh 0-/'/" / 4f Sawn �t ta•l
� n,V� Q.fill J ���am•roars hey'. 104�;�4trt
1 �•�„Q
�
9_'2-1
' a(�1- tYLntJ-yy 14115" �h 6relu✓� /eot..a�sa"GI/
rz
q'=7.0' 29'4g" fqn• t/,(W /ur, 6ut�S�li'�SA'r►s���
4"listlJAAj�ah+��aggE.( hrs tee"3 c. a}=k,,. ht 2.0. -'�.-! OF'c�+C "��J n d►r I-,
Scams d � q y
� �alur MAdd
' . ��70��►s 1 wun 1� nt 3�•i'Swl+rtale�,���a
'S'� ITS^ h4C�;�C �
�y4L f
7*
g' No4dq4L
• 10�
W/.AdAj CY,)t'j fo 7,0'dut !6 r M VI fr ��0� uA h� off 9. ' uaro�alu-
wnicr pli 6o&.. u cA� lntd /�.ta,d
and tam y a dell) t6.nr. 4rYI[Gu mq I ;n Pry L-WU. f4w,
.irc FUSS&U'l JhILL �d '23 2 of Z
' COr,,%Atrgengneers Prepared By DATE:
MANCHESTER , CONNECTICUT
J-c, �Z iv,(fa
SOIL TEST DATA
' Hole # - 4-
Depth of Hole 710 7, 2
Perc. Rate (min/in )
Depth of Perc. Hole
' Permeability-K (fpm )
By Falling Head Test Q
Depth = / K =
' Depth =/ K =
Depth = / K =
Depth = / K =
' From Pit Test K =
Design Va lu e , K =
' Profile (c7 Depth
Below Surf of : ,
C 0-21" dark 6ktcg irown 0—/0
1, tst4�K bJtc(-broth+ scndJc
���+' rr4hL•Moitrs
4''tiG ,Sandyy baMJnq �wn�ten• � �
' ►Vots' (r�4u.' •
l I 1 /D'=1S' fah-6vv.�n /WMySr�'
2 4'32" 94
54��(i+yr e�+!K`fueava( ssAr���.adU
l Z4 _
/
' ��•b
3 �.��c,Stc�°a9c at�8'� � ¢a
C 9� loQVhjSardj gt I)JU
qAlt
A'Q''�fE�a6li;sa�w
4�
k
7• Nd Icd9�
9�
10
1 .4 W-dager,,�►�,, fp 70,dut Fa wr 1
scc itil6 fboN-land SCt�ingrtb%04bi/Mro-44ro.s..'
United States Soil 340 Broad Street
Department of Conservation Windsor CT 06095
Agriculture Service Phone 688-4946
January 22, 1981
TO: Hartford County Soil and Water Conservation District
FOR: Fuss & W Neill, Inc. Consulting Engineers
RE: Proposed.25 acre parcel for development,
' west side of West Road and south of Sullivan Avenue, South Windsor
' INVENTORY AND EVALUATION
This report is general in that limited detailed design information was
provided for it. Additional review for specific concerns can be made
' after comprehensive detailed plans are submitted.
A condominium complex is proposed to be located on this 25-acre parcel.
' Town sewage and water provisions can be assumed. A field tour of the
site took place on 1/20181 by Jerry Modell and myself. This acreage is
predominantly grassland and cropland with some existing woodland. Major
' species of the woods are red maple, pin oak, swamp white oak, white oak
and gray birch. Other than the acorns from the oaks, these trees have a
low food value for wildlife. The white oak and pin oak generally grow
on moderately well drained to well drained soils. As is noted on the
' soil map from the Soil Survey of Hartford County, much of the area is
wetland soils. Industrial buildings have been built on what was previously
wet soils to the north.
This tract is located near the upper end of the watershed. Any further
development above this proposed site will contribute insignificant amounts
' of increased stormwater runoff across this site.
The wetlands of the 25 acre tract are on rather flat topography. There
is slow movement of waters out of the area during periods of peak runoff..
' The wetlands presently in grassland have less significant importance fo
r
wildlife uses than if the area was allowed to return to natural vegetation.
The wetlands to the south of this parcel are also located on rather flat
terrain.. Water movement through this area is generally slow. The wetlands
' that lie east of West Road flow into the Podunk River, a fragile watercourse.
The wetland areas adjacent to this watercourse have major significance as
wetlands for wildlife and other uses.
' Data taken from the map, "Groundwater Availability in Connecticut", from
the Natural Resources Center of Department of Environmental Protection,
show that this site is located in an identified aquifer area. This aquifer
' is capable of yielding small to moderate amounts of water to individual
wells. The fine grained stratified drift has a water saturated thickness
of 10 feet or greater.
4The Sol Conservation Service
Is an agency of the SCS-AS-t
Department of Agriculture 10-79
FOR: Fuss & O 'Neill, Inc. Page -2-
January 22, 1981
' RE: Preposed 25 acre parcel .
west side ofWei t Road and south-of
Sullivan Ave, South Windsor
INVENTORY AND EVALUATION (CONTtD)
' If the site is approved for construction it will be important to control
all soil sediment movement at each disturbance site so that a minimal
detrimental effect occurs to the downstream wetlands. Hay bale check dams
' properly placed across major waterflow areas will help to control soil
sediment losses.
' Locate all buildings on the upland soils as much as possible to avoid
the loss of wetland soils to other land uses. Generally the proposed
building sites will be on upland grassland. Some buildings will be
located in' woodland. Buildings without basements (as planned) is encouraged due to the seasonal high watertable limitations exhibited at the site.
Destroy as few trees as possible.
' If the proposed road is constructed across the wetlands along the north
boundary, plan to elevate the road by using fill to meet the Town regulations.
An elevated road will be important to provide proper drainage. The wetlands
' that the planned road will be crossing are mostly located on grasslands.
There is a right of way from the property that goes north to Sullivan Avenue.
A detention basin is proposed to be located either at the west boundary
' of the parcel or to the west and off the property. This basin could also
be temporarily used as a sediment basin during construction if necessary.
Seed all areas soon after disturbance as possible with temporary and perman-
ent grass mixes as necessary. The Connecticut Erosion and Sediment Control
Handbook can be used for additional information on structural and vegetative
measures.
i
i
' OeArn'_Ad-eerson��
District Conservationist
USDA Soil Conservation Service
' ATTACHMENTS
' CC: Jerry Modell
28 Horseshoe Lane, Madison CT 06043
i
' C:1 COtVS-7 SOIL Ai;L' HAVURAL SOIL. GROUPS HAP _.....
3-73 Prepared by
(File Code U.S. D%PAFiTt i i OF EiGZI CL'L L t - SOIL C:ii;S r RVA-IC-1 S kVICE
CO iS-14-5) Cooperating with ~-~-
COi,ii Gii�UT AGFiICLLT[%AL E`,t EF�Lii:;T S1'ATIO i
STOPURS AGIRICUMURAL L)UFXI :.i^ STATION, AM)
HARTFORD COUNTY SOIL AND WATER CUOUSERVATIO11 DISTP.I,
COOPMULTOR SOUTH. WINDSOR DATE 1/22/81
COUi1TY HARTFORD STATE Connecticut
' APPPO;. SCt T,LA 1:20 000 SOIL MlY IUMBER 26 & 27
' - - SYtIBOLS
324 3 i or Cay a L::iAIL:D SOIy SURV-Ly
A-!a, L-2a, etc = JATUI(AL SOIL GROUT
' Soil _
'rIap U.S. Sheet
' Symbol SOIL iUU-E Group 11:10.
WvA Windsor loamy fine sand, 0-3% slopes A-la
NnA Ninigret fine sandy loam, 0-3% slopes A-2
' WdA Walpole sandy loam, 0-3% slopes A-3a
-------------
............
1 TERRACE SOILS - OVER SANDS AND GRAVELS _
1 Excessively drained soils with slopes less than 15 percent _
1 A-la Excessively drained soils with smooth slopes less than 8 percent :
' A-lb Excessively drained soils with irregular slopes between 3 and -
15 percent
1 These soils occur above flood plains in river ---.-
p v r and stream valleys. Water
deposited beds of sand and gravel are less than 20 inches below the soil
' surface. Permeability is rapid. The shallowness to sand or gravel -
severely limits their water holding capacity. Natural fertility is low.
Urban. The permeability of these soils is favorable for the installation _
1 and operation of onsite sewage disposal systems. On slopes above 8 per-
cent, the design and site selection for absorption fields require special
consideration. The high percolation rate may allow sewage effluent to
1 pollute groundwater.
Soil conditions are favorable for homes with basements. Conditions are
1 favorable for stability of footings and performance of footing drains.
The steeper slopes may add difficulty to site preparation. However, the
steeper and irregular slopes present opportunities for a wider choice of _ _
architectural design.
..:v.
1 g .............
Land grading for landscaping will expose sand or gravel.. Lawns, trees,
1 and shrubs are difficult to establish and maintain because of low moisture
holding capacity and low natural fertility. The steeper slopes add
further difficulty to these problems.
When constructing streets and parking lots. earth moving is readily � =
1 . done, but stabilizing and vegetating banks is difficult particularly on
the steeper slopes.
1 Recreation. In many places the potential for recreational uses of these
soils is enhanced by their proximity to streams, ponds, and sites with
Potential for water developments. They are favorable for picnic areas
..
and camping sites. - Even the level soils present difficulty in establishing
and maintaining vegetation for play areas, and the soils with steeper =- =
and irregular slopes have severe limitations for play areas.
1
' Wildlife. These soils are poorly suited for the production of habitat
required by openland and- woodland wildlife. A dependable growth of ::
desirable food cover plants is limited by the low natural fertility and
' low moisture holding capacity. Food and cover can be established,
improved, or maintained, but it is difficult and expensive, especially
for openland wildlife. Results are not always satisfactory. It is
impractical to create wetland wildlife habitat on these soils.-
Woodland. Productivityfor -wood -crops is poor on these soils because
natural fertility and moisture holding capacity are low. High mortality -_
' of natural or planted seedlings can be expected. White pine should
produce a greater yield than hardwoods. -
Cropland. Droughtiness and low natural fertility severely restrict the
use of these soils for crop production. Irrigation with intensive
fertilization is essential for satisfactory yields of crops including
tabacco, corn, vegetables, and hay. If cultivated crops are grown on
the steeper slopes, measures for controlling erosion and runoff are
necessary. Wind erosion is a hazard particularly on loamy sands. _
.....
t C_
:::::::.:..
,.......••.
------------------
1
1 TERRACE SOILS - OVER SANDS AND GR.AVEtS
1 A-lc Excessively drained soils with slopes mere than 15 p arcent
1 These soils occur above floodpiains in river and stream valleys. They
consist of sandy or gravelly material on slopes steeper than 15 percent,
1 and occur mainly on terrace breaks along drainage slopes. They have a
low moisture holding capacity and lcw natural fertility:
Urban. These areas have severe limitations for most urban uses. They
1 provide contrast in the landscape and often overlook streams. When
undisturbed by development, their natural values enhance the environment.
1 Recreation. These soils have severe limitations for picnic areas, camp
sites, and play areas.
Wildlife. These soils are poorly suited for the production of habitat
' required by woodland wildlife. Dependable growth of desirable food and
cover plants is limited by the low natural fertility and low moisture
holding capacity. Food and cover can be established, improved, or main-
tained, but it is difficult and expensive. It is impractical to create
openland or wetland wildlife habitat on these soils.
Woodland. Productivity for wood crops is poor on these soils because
1 ' natural fertility and moisture holding capacity are low. Because of
droughtiness, high mortality of natural or planted seedlings can be
expected. White pine-should produce a greater yield than hardwoods.
1 ' Equipment operations is difficult because of the steep slopes.
Cropland. Because of their steep slopes and droughtiness, these soils
are unsuited for the production of cultivated crops.
i
1'
a.
1
1
1
1
1
i:.
TERRACE SOILS '- OVER SANDS AND GRAVELS
poorly and very poorly drained soils
' A-3a Soils with a high seasonal water table
A-3b Soils with a high water table during most of the year
These soils occur above the floodplains in river and stream valleys.
They ave underlain by water deposited beds of sand or sand and gravel.
' In most places a few inches to 3 feet of loamy or fine sandy soil mate-
rial cover the older coarser water deposits.
' The poorly drained soils in group A-3a have a nigh water table. that - -
remains 0 to 6 inches below the soil surface during the wettest part of the year. The high water table usually persists into early summer and
' may reappear after prolonged or heavy summer rains. --------------
The very poorly drained soils in group A-3b have water ponding on the
' surface for significant periods in winter and early spring. The high
water table generally persists within 3 feet of the surface throughout `== =
the year. ==
' _ '
Urban. These soils have severe or very severe limitations for most
urban uses. Intensive and costly drainage and land fill measures are
required to overcome the high water table. _ _
' Recreation. These soils have severe or very severe limitations for
picnicking, camp sites, and play areas. However, they have potential
for development of ponds and conservation use for environmental enhancement. t ..........
Wildlife: The poorly drained soils in group A-3a are poorly suited for
' the production -of openland wildlife habitat. Habitat required by woodland
and wetland wildlife species can be established, improved, or maintained
but moderate treatment is required. r::::.....
: ...
' The very-poorly drained soils in group A-3b are poorly suited for the
production of openland and -woodland wildl fa habitat. Dependable growth
of desirable food and cover plants is limited by their Wetness. Habitat
' for wetland wildlife species is easily created, improved or maitained on
these soils.
i
' Woodland. Productivity for wood crops ranges from fair on the poorly F
drained soils in group A-3a to poor on the very poorly drained soils of
group A-3b. The wetness of these soils poses severe
P problems in the use ---•--
of equipment, survival of tree seedlings, and windr_hrow of trees. Plant E = _=
' competition is moderate on the poorly drained soils and severe on the -
very poorly drained soils. = =
Cropland. These soils are generally unsuited to agricultural crops. _
With drainage the soils in group A-3a can be used to produce silage, --
potatoes, hay, and vegetables.
' Drainage generally is not economically feasible on the soils in group A-
3b. g p
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1 ENGINEERING
1 FEASIBILITY STATEMENT
1 WEST ROAD
SOUTH WINDSOR, CONNECTICUT
1
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REVISED
1 JANUARY 10, 1981
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FUSSMYNEILL
TABLE OF CONTENTS
' Page
' Purpose 1
I. Introduction 2
' II. Sanitary Sewer 4
' III. Water 5
IV. Soils 7
V. Roadway System 10
VI. Stormwater Management 17
VII. Utilities 18
VIII. Conclusions 19
' FIGURES
Following Page
Figure 1 Site Location Map 2
Figure 2 Existing Site 4
' Figure 3 Entry/Exit Sight Line 10
Figure 4 Projected P.M. Site Traffic - West Road 12
Figure 5 Projected P.M. Site Traffic - Sullivan Avenue 12
Preliminary Site Plan 1 inch = 40 feet
APPENDIX
Soil Test Data
FUSS&O'NEILL
PURPOSE
' The purpose of this report is to review the impacts on the existing roadway,
sanitary sewer, water, storm drainage and utility systems of the West Road
property, known as the "Stozus" property, in South Windsor, Connecticut
' were it developed as a condominium development according to "RA" zone
' regulations and comment on the feasibility of accommodating these impacts
through the application of sound engineering principles,
FUSS&O'NEILL
-1-
' I. INTRODUCTION
' The site being considered for "RA" zone is located on the west side
of West Road approximately 750 feet south of Sullivan Avenue and con-
sists of approximately 25 acres. Cultivated farm land is present on
' 70-±A/o of the property with the remaining 30 percent lightly wooded.
' The site is currently zoned "RR", rural residence, and abuts a "GC",
general commercial, zone along its northerly border. The property
abuts private Land owners on all sides. Land to the east, across West
tRoad, is currently undeveloped; land to the south is used as a residential
lot as is portions of the land abutting on the north. Other land abutting
' on the north is used as light commercial in the form of an abandoned
' gas station. The most recent plan of development designates this area
as one desirable for development at medium to high density, greater
than 2 families per acre.
' Current zoning regulations are under revision within the Town and are
expected to be adopted and implemented by mid-February. Conversations
with the Town Planner indicate that the new multi-family regulations are
in draft form and include the essence of existing regulations ulations with
9
the following modifications. Maximum allowable density will remain at
' 8 units per acre with all land being held "in common", rather than in-
dividual lots, in condominium developments. Up to 30 percent of the
units may be three bedroom units; no more than 40 percent may be one
' bedroom units; any number of units may be two bedroom units; no four
bedroom units will be allowed.
-2- FUSS&O'NEILL
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Drainage requirements are expected to remain the same, those being
no increase in peak storm runoff. This shall be achieved by providing
' suitable detention areas. The main roadway serving a site must, under
' the proposed regulation, maintain a 50 foot right of way with no parking
of any type allowed, within that right of way. A large, flat, open area
similar in size to a baseball field must be provided for recreational use
' of the residents.
' South Windsor, under its new regulations, will establish all multi-family
zones as "floating" zones requiring a public hearing before adoption.
The applicant will be required to submit a 1" equals 200' general plan
of development for the site detailing the overall layout of the develop-.
' ment, building locations, roadway location and the like, and an engineer-
ing feasibility statement discussing the plan. Worthy of note is that
' this general development plan sets the guidelines to which all subsequent
plans must adhere. Any change with respect to structure Location,
roadway location or similar items wilt require a new application, review,
and public hearing. Other mapping required would be a 1" equals 40'
' site plan and. a zone change map. A summary of the entire application
procedure is presented in the Conclusion section of this report.
FUSS&O'NEILL
-3-
I I. SANITARY SEWER
There is presently no sanitary sewer service to the site, the closest
being a 21 inch diameter pipe in Sullivan Avenue. A sanitary manhole
at the intersection of West Road and Sullivan Avenue currently houses
a capped 8 inch stub provided for the future use of West Road. The
Sullivan Avenue sewer flows from east to west at a grade of approx-
imately 0. 10 percent.
' In order to service units on the easterly portion of the site, the sanitary
sewer could be constructed on West Road from Sullivan Avenue. Assum-
ing an 8 inch diameter pipe is required, it is estimated that the cost of
construction from Sullivan Avenue to the northeast corner of the subject
property is $50,000. This sanitary sewer route will not, however, be
able to service the westerly portion of the site via gravity flow since
the entire area slopes from east to west. (See attached site plan.)
' An alternative to sewering solely via West Road is the acquisition of
' an easement to Sullivan Avenue via one of the abutting properties to
the northwesterly corner, of the development. Cost of construction of
' such an approach excluding the easement would be essentially the same
as the West Road approach with respect to bringing the pipe to the pro-
perty line. The advantage of this alignment is that it allows the entire
' development, both easterly and westerly sections, to be serviced by
' gravity flow. Determination of pipe size and routing on site would be
determined during final design.
1
-4- FUSS&O'NEILL
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`• ,/� i 1^\ -�\ MANCHESTER, CONNECTICUT
EXISTING SITE
WEST. ROAD
SOUTH WINDSOR, CONNECTICUT
P*Od.NO. 80-236-0 DATE: 12-15-80 SCALE- 1"-200*
FIGURE 2
WATER
No water main currently exists in West Road and, as such, water must
' be taken from Sullivan Avenue to the site. Routing of the water ser-
vice could occur either down West Road or through an easement to the
north of the subject property with the suggested sanitary line easement.
' Either route will require significant depth of trenching in order to clear
the sanitary sewer and storm drainage systems.
' Discussions with the Connecticut Water Company has revealed that upon
receipt of a site plan from the developer, Connecticut Water will esti-
mate the cost of construction of the water line. This estimate will
include the costs of laying all water mains up to, as well as, within
the development. A contract will be drawn for the construction and
signed by both parties. An amount equal to the total estimated cost of
construction is then paid by the developer to Connecticut Water. The
estimate includes the cost of construction on the site within a 25 foot
easement granted to the Water Company, within which all future water
service maintenance will take place, and individual services as required
1 by the dwellings to the edge of this easement. Beyond the limits of the
easement, the developer is responsible for construction and maintenance.
No charge is incurred for fire hydrants.
Upon completion of the system, the actual construction cost of the in-
stallation is totaled and either •a refund or additional cost passed on to
the developer. As individual meters are installed for each unit, a
i
FUSS_&O'NEILL
-5-
' refund is granted to the developer. The size of the refund is determined
by the type of dwelling unit constructed. Currently the fixed refund rate
' for a townhouse condominium type dwelling is $335 per unit.
6- FUSS&O'NEILL
IV. SOILS
' On December 10, 1980, five (5) test pits, located as shown in Figure
2, were dug at the site. Results of these subsurface investigations
appear in the appendix of this study.
Two major soil types occur on the property, Ninegret fine sandy loam
' (NnA) and Walpole sandy loam (WdA). The Walpole soil has been
designated as a regulated inland wetlands soil because of its seasonally
' high water table and fifty percent probability of ponding of surface water.
' The Ninegret soil also possesses a seasonally high water table, but a
very low probability of stream flooding or surface ponding. The Nine-
' gret soil is not regulated (see attached plan).
' providing a fair topsoil, the Walpole soil type is best artificially
While p g
' drained by means of open ditches and tile. Approximately 45 percent
of the site is covered with this soil type. This regulated wetlands
soil is unsuitable for either road subgrades or parking area construc-
tion. The water table, when test pits were dug, was at a very low
point throughout the region. As such, the evidence of water seepage
at 2 to 3 feet from the surface indicates that the water table during
' average years is within one to two feet of the surface. Indeed, some
' westerly portions of the site exhibited water on the surface when test
pits were dug. Because of this situation, any roadways built within
' this section will require 2 to 3 feet of filling. Also, parking areas
' will require similar depths of fill. Underdrains will be required about
FUSS&O'NEILL
-7-
' slab foundations, but the bearing capacity of the soil should be sufficient
to carry the anticipated loadings without the addition of fill material.
' Drainage, however, may require filling before construction of slab foun-
dations. Additional test pits should be dug to confirm bearing capacity.
' Since the Walpole soils are regulated inland wetlands soil type, regula-
tions read that application must be made and approval granted From the
Town of South Windsor Inland Wetlands Commission before any distur-
bance of these wetland soils can take place. Also, a report from the
Soil Conservation Service addressing the effects upon the wetlands
would be desirable. It may be expected that issuance of a permit al-
' lowing construction on all of the wetlands soils is highly unlikely. How-
ever, the most easterly portion of the wetlands areas, that shown as
part of Phase I on the attached ,preliminary site plan, does appear to
' possess permit potential.
' Any filling that will take place other than that for landscaping purposes
' also requires a filling permit from the Town of South Windsor Planning
and Zoning Commission. It is anticipated that this Fill permit will be
required due to the amounts required.
The Ninigret soil covering the remainder of the site is moderately well
drained and is capable of supporting construction of roadways, parking
areas and slab foundations without Filling. However, due to the high
' water table, any construction will require underdrains of any roadways,
' parking areas and foundations not placed upon Fill material.
FUSS&O'NEILL
-8-
1 Using the preliminary site plan as a guide, it has been estimated that
1 a minimum of 25,000 cubic yards of fill material will be needed to
develop the property. It should be noted that this amount is a pre-
liminary estimate and should be interpreted as only an approximation
i 1 of the figure expected as a result of final design. Final design will
yield a figure higher than 25,000 cubic yards.
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' V. ROADWAY SYSTEM
' This section will identify the net effects upon the roadway system if
the site were developed to the maximum density allowed by the Town
' of South Windsor's "RA" zoning regulations. An analysis of both
' existing and projected traffic volumes are presented along with the
safety record of the area.
Existing "RA" zoning regulations allow the development of a parcel to
' a maximum density of 8 units per acre. While the inland wetlands on
' the site limit the development to something less than this density, the
traffic impact is assessed using this maximum figure. Assessment
' at this level of development results in the identification of limitations
' to the development potential of the site caused by traffic. Should this
maximum or "worst" case reveal no problems, then anything less than
the 200 units allowed under "RA" zoning regulations will also create
no problems and other limitations to the site will govern.
EXISTING CONDITIONS AND ENVIRONMENT
The proposed entry/exit to the site as shown on the attached prelim-
inary plan of development lies approximately 800 feet south of Sullivan
' Avenue. Sight distances at this location are approximately 350 feet to
the south and over 700 feet to the north. These distances exceed the
safe stopping sight distance of a southbound vehicle moving in excess
of 50 miles per hour or a northbound vehicle traveling approximately
40 miles per hour. * The posted speed limit on this roadway is 30
*A Policyon Design of rban Highways and Arterial Streets - 1973
9 U
' American Association of State Highway and Transportation Officials,
page 29, Table A-6.
-10-
FUSS&O'NEILL
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miles per hour in the vicinity of the site. Operating speed was ob-
served to be 30 to 35 miles per hour in either direction. It may be
concluded that sight distances are adequate for the proposed entry/exit
given the Location shown on the attached preliminary site plan.
' West Road in the vicinity of the site is a two Lane town roadway having
' fair pavement condition. Pavement width varies from 22 to 24 feet
with no improved shoulders. The distance from the edge of pavement
' . to lateral obstructions is three to six feet on the east and west sides
' of the roadway. The Town of South Windsor's Plan of Development
designates this roadway a collector.
The roadway passes through a rural residential area, the majority of
Land being used as private rural residences on exceedingly large lots.
' The intersection of Sullivan Avenue and West Road is stop sign con-
trolled on the West Road approach.
EXISTING TRAFFIC VOLUMES
' A manual traffic count was conducted by Fuss & O'Neill personnel on
' December 17, 1980 at the intersection of Sullivan Avenue and West
Road. This peak period count was reviewed and subsequently verified
' using traffic counts for Sullivan Avenue conducted by the Connecticut
Department of Transportation.
' For West Road, it was found that the evening (p.m.) peak period pro-
duces approximately 50 vehicles per hour and a projected annual daily
' traffic of 500 vehicles per day. Similarly, Sullivan Avenue during
P Y
FUSS&O'NEILL
-11-
' the evening (p.m.) peak period produces approximately 975 vehicles
' per hour and 10,800 vehicles per day.
' Available gaps in traffic on Sullivan Avenue range from 6 to 10 seconds
while on West Road gaps of several minutes are not uncommon. The
platooning of vehicles resulting from traffic signals located east and west
of West Road insures ample time For vehicles to enter and exit West
Road to Sullivan Avenue.
SITE GENERATED TRAFFIC VOLUMES
' Upon evaluation of the existing physical and traffic stream character-
istics of the site, an estimate of the traffic that may be expected from
development at the maximum density allowed by "RA" zone regulations
' of the Town of South Windsor was conducted.
The average trip rate of condominium unit is 5. 1 trips per occupied
unit per day. This value is consistent with that found by the Connecticut
Department of Transportation when studying condominium developments in
Connecticut. Assuming the maximum allowable "RA" zone density (200
' units) and that all of the dwellings are occupied, it is calculated that
there will be 1020 trips generated per day from the complex. Using
the. aforementioned reference, the afternoon (p.m.) peak hour traffic
expected by the site was computed. The results of that calculation
were as follows:
Afternoon (p.m.) Peak
Enter Complex 76 vph*
' Exit Complex 26 vph
Total Site Traffic 102 vph
*vph - vehicles per hour
FUSS&O'NEILL
-12-
PROPOSED DEVELOPMENT FIGURE 4
102 PROJECTED P. M.
i 2s 7s SITE TRAFFIC
WEST ROA D
' VEHICLES PER HOUR
' 7 57
26 76
19 19
WEST ROAD
i
SULLIVAN AVENUE
FIGURE 5
' PROJECTED P. M.
SITE TRAFFIC sa 10 29 3a
' SULLFVAN AVENUE
VEHICLES PER HOUR 28 9 -
57 19
' 76
WEST ROAD
' FUS ;M'NFJU C T I C U T
1
' Assessment of the directional distribution of traffic found during the
' traffic counting phase of the project lead to the directional distribu-
tion shown below. Upon assessment of the network serving the site,
' it was assumed that 25 percent of the traffic would have origins and
destinations associated with the southerly approach to the site while
75 percent would have origins and destinations located north of the
' site, Sullivan Avenue. This 25-75 split between the West Road -ap
' proaches may be interpreted as a 260 vehicle per day increase in
average daily traffic on West Road south of the site and 760 vehicle
' per day increase in West Road average daily traffic immediately north
' of the site. The following table exhibits the distribution's net effect
upon peak hour volumes.
' P.M. Peak
' North of Site 76 vph
South of Site 26 vph
' In Figure 4, these volume increases are further broken down by peak
hour into number of entering and exiting vehicles that may be expected
' to and from the site from each direction.
The traffic is further distributed at the intersection of West Road and
' Sullivan Avenue. A 50-50 directional split is assumed based on ob-
servations of existing travel behavior and the distribution of anticipated
origins and destinations. Figure 5 illustrates
g us rates this distribution.
-13-
FUSS&O'NEILL
ROADWAY CAPACITY WITH AND WITHOUT DEVELOPMENT TRAFFIC
The following table shows the volume of traffic presently on West Road,
the expected volume for the same roadway after the complex is com-
plete and the design capacity of the roadway.
' It should be noted that the design capacity of the roadway does not
' represent the maximum number of vehicles the roadway can process,
rather, it represents the desirable maximum amount of traffic that
I
the roadway can process. Design capacity is the limit of Level 'of
Service C as defined by Highway Research Board Special Report 87,
j "Highway Capacity Manual - 1965", and usually represents approximately
50 percent of the maximum roadway capacity.
' Peak Hour Traffic
Without With
Development Development Design Capacity
North of Site 50 vph* 126 vph 450 vph
South of Site 50 vph 76 vph 450 vph
' * vehicles per hour
' As may be seen from this table, .West Road will operate well within
its capabilities.
INTERSECTION CAPACITY AT WEST ROAD AND SULLIVAN AVENUE
Using the traffic count data obtained by Fuss & O'Neill personnel for
' this intersection and combining this existing traffic with the potential
generation of the site, a capacity determination for the intersection of
' West Road and Sullivan Avenue was achieved. While the intersection
' can process the anticipated volumes generated by the development, it
1
-14- FUSS&O'NEILL
' should be noted that due to the relatively high speed of traffic on
' Sullivan Avenue a signal may be required by the State Traffic Com-
mission. A closer examination of the volumes at such time as formal
' application is made to the State .Traffic Commission may find that the
' "Interruption of Continuous Traffic - Warrant 2" traffic signatization
warrant as presented by the Federal Highway Administration in the
Manual of Uniform Traffic Control Devices is met. Cost of such a
' signal installation is estimated at thirty to forty thousand dollars.
' SAFETY RECORDS
A review of accident records for 1977, 1978, 1979 and through Decem-
ber 1980 compiled by the South Windsor Police Department was con-
ducted. The review revealed that 12 accidents occurred during 1977,
19781 1979 and 1980 in the vicinity of West Road and Sullivan Avenue.
' This averages approximately 3 per year, a very low rate.
' It may be expected that a slight increase in accidents may occur due
' to the increase in volume of West Road from 500 to 1520 vehicles per
day.
PEDESTRIANS
Pedestrian volumes on West Road may be expected to increase as a
result of the proposed complex. While West Road does not have side-
walks in the subject area, its shoulders are such that they may be
' easily utilized as unimproved sidewalks. Because of the characteristics
of these shoulders, it may be expected that only minor interfacing of
' vehicular and pedestrian traffic will occur.
FUSS&O'NEILL
-15-
STATE REQUIREMENTS
Since the proposed development might exceed 200 parking spaces and
' it may be expected to impact the State highway system, Sullivan Avenue -
Route 194, a State Traffic Commission major traffic generator permit
' application will be required. Upon review, it is likely that the State
' will require signalization of the intersection of West Road and Sullivan
Avenue.
CONCLUSIONS (TRAFFIC)
' The traffic volumes generated by a 200 unit complex, the maximum
' allowed by "RA" zoning for the subject site, will not increase the
traffic beyond the roadway design capacity. However, the intersection
' of Sullivan Avenue and West Road is likelyto require
q e signalization as
' a result of the high speed of traffic on Sullivan Avenue. Interviews
with representatives of the South Windsor Police Department indicate
that their recommendation to the Town regarding development of the
' subject site will most likely be that serious consideration be made to
signalizing this intersection before development occurs. It can be
concluded that if the size of the development exceeds 100 units that
' the installation of this signal will be required. Also, since only one
access to the site currently exists, it is viewed as highly desirable
for safety purposes to ascertain a second access, via an easement,
' to Sullivan Avenue from the northwest section of the site.
-16- Fuss&o'NEILL
' VI. STORMWATER MANAGEMENT
Most of the site will require draining via underdrains and an open
' drainage ditch along the northerly property line and flowing to the
' west. The natural slope of the land is to the west. At the end of
the ditch, a detention area will be required to contain the storm run-
off and slowly release its contents to the natural drainage courses.
Along the northwest corner of the property a drainage ditch which
' eventually becomes part of Bancroft Brook presently exists. A deten-
tion area could use this watercourse to handle the gradual release of
' stormwater runoff. Of significant importance is the requirement that
a large portion of the area requires filling in order to achieve gravity
flow of the stormwater system and to eliminate any stagnant pools.
It is probable that a "right-to-drain" would have to be obtained from
the owners of land abutting the westerly end of the northerly property
' line of subject parcel.
It would be desirable to obtain an option to utilize an area west of the
' site as the detention area. This would allow a greater number of dwel-
ling units on the site under consideration.
-17-
FUSS&O NEILL
1
VII. UTILITIES
' At present electrical service is available on West Road. Gas service
is available on Sullivan Avenue and may be brought to the site via
West Road or via an easement acquired from
m a buttors.
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-18-
' VIII. CONCLUSIONS
Based on the investigations conducted, it can be concluded that the 136
' units shown on the enclosed preliminary site plan represent the practical
maximum that may be achieved given the engineering limitations of the
subject site.
The major limitations as detailed herein are:
a. The high water table necessitating significant underdraining and/or
filling.
b. The inland wetlands soils present over 45 percent of the site re-
quiring fill for roadways and parking areas wherever this soil type
' is encountered and special permit approvals.
c. The inability to provide sanitary sewers to the entire site via West
Road. An easement from Sullivan Avenue to the northwest section
of the property would be necessary to provide this service to all
' points.
d. A development of virtually any size may require signalization of the
intersection of West Road and Sullivan Avenue.
e. A storm drainage easement at the westerly end of the north property
' line and an offsite detention basin area will be required.
f. Development of the westerly section of the property may require
' acquisition of an easement to provide a second access to the site
via Sullivan Avenue.
_1 g- FUSS&O'NEILL
' The application procedure which must be followed in order to bring
this project to fruition is detailed below. Fuss & O'Neill are pre-
pared to initiate this procedure when directed by the client.
' Application Procedure
' 1 . Town staff review - Review general plan of development with
Director of Public Works, Town Engineer, Town Planner, Wet-
lands Agency Administrator Police Chief and Fire Chief. Identify
points of concern and/or unique items of interest.
2. Other Reviews - Review general plan of development with
' State Traffic Commission representatives in the Connecticut De-
partment of Transportation and initiate Soil Conservation Service
' soils report for site.
' 3. Submit formal application to Planning and Zoning Commission for
zone change from "RR" to "RA".. While formal application is on-
going, informally review the general plan of development via in-
formal application to the Inland Wetlands Commission and the
' Sewer Commission.
' 4. Upon zone change approval, formally apply for site plan approval
to the Inland Wetlands Commission, the Sewer Commission and
the Planning and Zoning Commission.
' 5. Upon approval of the site plan, apply to the State Traffic Com-
mission for a major traffic generator permit and to the
' -20-
FUSS&O'NEILL
' Connecticut Department of Transportation for a construction permit
to work within Sullivan Avenue. If a traffic signal is required at
the intersection of West Road and Sullivan Avenue apply I to State
' Traffic Commission for signal permit.
' It is concluded that the subject property could accommodate 140-160 units
assuming favorable consideration from the Inland Wetlands Agency, a
high percentage of drive under garages, offsite accommodation of the storm
1 water detention basin and utilization of considerable borrow material.
' -21-
FUSS&O'NEILL
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SOIL TEST DATA
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! Depth of Hole 70
I, Perc. Rate (min/in )
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From Pit Test K =
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