HomeMy WebLinkAboutSubdivision (146) TOWN OF SOUTH WINDSOR, CONNECTICUT
PLANNING AND ZONING COMMISSION
APPLICATION FORM `1+ 3
Application No. 9 - 41 / /0 �
Date Received: _ � — RECE�V[0
Action/Public Hearing by: AI
Receipt No. : i
OCT 2 l 1994 ,_
APPLICANT: The LaCava Construction Company 0 so.VAN= C
ADDRESS: 185 Silas Deane Highway, Wethersfield, CT 06109 ®l
OWNER OF RECORD ON LAND RECORDS: The LaCava Construction Comp 6 '
ADDRESS: 185 Silas Deane Highway, Wethersfield, CT 06109
COMPLETE LOCATION OF PROPERTY: Northwest corner of Oakland & Felt Rds.
ASSESSOR'S
I MAP#52 PARCEL#3&4 LOT# ZONE
/ NAME, ADDRESS, & TELEPHONE NUMBER OF PERSON TO WHOM INQUIRIES SHOULD BE
DIRECTED: 105zo h LaCava, 185 Silas Deane Highway, Wethersfield, CT 06109
'� TELEPHONE: 563-3711
THIS APPLICATION IS FOR: (Check all that apply) :
1 . Zone Change to (Public Hearing required) .
X 2 . Subdivision/Resubdivision.
a. Subdivision Minor Major
b. Resubdivision _ Minor Major (Public Hearing Req. )
C . Conditional Approval
d. X Open Space Subdivision (Public Hearing Required) 1
3 . Special Exception to Article (Public Hearing Required)
4 . Site Plan of Development.
5 . General Plan of Development.
6 . Earth Filling [Sec . 10 ] and/or Earth -Removal [Sec . 9 ] (PH Req. )
7 . Regulation Amendment: Zoning Subdivision
8 . Amendment to Town Plan.
9 . Temporary and Conditional permit.
10 . Other (explain in detail) :
CONSULT PLANNING DEPARTMENT FOR FEE SCHEDULE. THIS APPLICATION MUST BE
SIGNED BY THE APPLICANT AND OWNER OF THE PROPERTY AND SUBMITTED IN
TRIPLICATE WITH ALL MAPS AND DOCUMENTS REQUIRED ON ATTACHED CHECKLIST,
ALL OF WHICH CONSTITUTE THE APPLICATION.
Applicant Owner
Appl . #94-41P, Farmbrook Subdivision
II have not had the opportunity to review the revised drawings received
on December 13, 1994 at 4 : 00 p.m. There were many minor concerns when
the original drawings were reviewed. We held a meeting with the
applicant' s engineer to discuss those and it is assumed that all of
those concerns are addressed in the revised drawings . We have also
asked the State Department of Transportation to review the storm
drainage proposed and there comments are as follows :
(Michele will read their comments )
There are also two drainage issues that are still outstanding.
1 ) We are concerned about the conditions of the 15 " clay tile outlet
pipe from the catch basin in Route 30 . I have talked with Mr. O
Connor of the State of Connecticut Department of Public Transportation
and he indicated that a cursory investigation could not find any
record of this pipe. He indicated to me that if this pipe is
deficient the State would require its replacement as a requirement of
their permit . However, I recommend that if this application is
approved - an approval condition could state that if this pipe is
found deficient or in ill repair it should be replaced.
2 ) The detention basin location is not a preferred location and to
relocate it would require a substantial amount of fill for the
proposed road and houses . We ask, however, that the applicant look at
the possibility of splitting the proposed storm water system such that
a portion of the system will flow overland to the pipe in Rt 30 and
the other portion will deposit stormwater into a detention basin
located near the siltation pond at Felt Road and Rt 30 .
Also, all of the details shown on the detail sheet should be revised
to reflect the current standards as shown in the Public Improvement
Specification .
Fv
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FARM BROOK OPEN SPACE SUBDIVISION PUBLIC HEARING
1 . Application for a 22 lot open space subdivision located on the
westerly side of Felt Road, northerly side of Oakland Road,
AA-30 zone .
TW-2 . Minimum lot size required under the AA-30 open space is 25, 000
sq ft, minimum lot area provided is slightly over 25 , 000 sq ft .
All lots appear to conform to our zoning regulations .
_o-fi-lo,s==tha-t
3 . Water and sewer are available to the site . WPCA approval is
required.
4 . The open space requirement for this subdivision is either 10
acres or an amount of land equivalent to the average lot
yy reduction percentage, whichever is greater. The applicant is
providing 10 . 6 acres of open space (meeting the 10 acre
requirement as the greater of the two) .
5 . The Town Council has reviewed the proposed open space as
required in the zoning and subdivision regulations . Their
review was based on open space ranking criteria previously
developed for this purpose. The Council� � ry P p p passed a resolution on
12/5/94 which recommends that the Commission pursue an option
other than Town ownership for the proposed open space. The
proposed open space did not receive a favorable Council
recommendation because of the division of the open space into
two separate properties, one of which is relatively small in
size; the inclusion of the stormwater detention basin within
the open space along Oakland Road that will inhibit the
' buffering and screening capacity of the proposed open space;
and the presence of the small water body that will require Town
maintenance .
If this Commission approves this open space subdivision, the
Commission has the option to require the developer to dedicate
the open space in an acceptable condition to the Town, to a
legally established homeowners association, or'to as fie&; C;* Lk
�v�� quasi-public land preservation organization such as a land
uk trust. If the Commission ecides to provide for ownership by a
homeowners associatior?;`,4tta lished in accordance with Sec .
/l C . l .h . of the subdivision regulations, prior to sale of any
homes . U i,
.,r 4
6 . There is a small Portion of regulated wetlands on this site.
11� The applicant has received IWA/CC approval on 11/16/94 . The
(�kk Commission has recommended a bond in the amount of $7 , 000 .
There were several approval conditions, one worth noting is
�� m The existing sediment basin in the southeasterly corner of the
property shall be excavated down to the original designed
elevation.
7 . Sidewalks have been shown on both sides of the interior street;
however, the applicant has requested a waiver to allow
sidewa _� only one side. Currently there are sidewalks on
,' both sides of Felt Road, and on both sides of Scott Drive and
�4 the other streets within that neighborhood.
8 . There will be no driveway cuts onto Felt Road. This should be
noted on the plans .
9 . The police department has reviewed the plans and have no
comments with the proposed plans .
10 . The applicant has not made any provision to meet the
landscaping or street tree requirements . Because this area is
an open field, staff recommends that the applicant be required
to provide the street trees in accordance with Sec. C . 2 of the
Subdivision Regulations .
12 . The applicant has provided an open space improvement plan
consisting of 52 deciduous trees (50 which will be planted in
the southerly open space area. ) Other landscaping includes 11
white pines and 50 evergreen hedge . If the Commission approves
this open space, staff requests a more aggressive landscaping
plan, particularly addressing screening of the backs of the
houses on the new road with conventionally-sized trees ( 4-6 '
height evergreen) and restoration of the open space areas to a
wooded condition by a small trees planting program. (ML: note that
Peter Alter discussed the possibility of continuing farm use of the large open space if ownership goes to an
association; if PZC ok's that, that's fine; if PZC wants it wooded, they should require that in the
approval & have it shown on the filed plot plan to remain that way.)
If this application is approved the planning department has the
following additional modifications to request:
- On lot 10 & 13 the driveway is restricted to the neck of the
cul de sac- not on the curved part. A note should be added to
on the plans .
RESOLUTIONS FOR SUPPORT/REJECTION OF PROPOSED TOWN OPEN SPACES
1 i'! III Subdivision, Oakland Road
WHEREAS, the Town Council has reviewed the proposed open space
using the Open Space Ranking Criteria developed for this purpose;
and
WHEREAS, the proposed open space did not receive a favorable
rating for Town ownership because of : ( 1 ) the division of the
open space into two separate properties, one of which is
relatively small in size ( 3 acres ) ; ( 2 ) the inclusion of a
stormwater detention basin within the open space on Oakland Road
that will inhibit the buffering and screening capacity of the
proposed open space; and ( 3 ) the presence of a small water body
that would require Town maintenance; and
WHEREAS, there are other ownership options available for the open
space if the Planning and Zoning Commission desires open space as
proposed;
NOW, THEREFORE, BE IT RESOLVED, that the Town Council recommends
that the Planning and Zoning Commission pursue an option other
than Town ownership for the proposed Farm Brook Subdivision open
space .
2 . Deming Heights Open Space Subdivision, Deming Street
WHEREAS, the Town Council has reviewed the proposed open space
using the Open Space Ranking Criteria developed for this purpose;
and
WHEREAS, the proposed open space did not receive a favorable
rating for Town ownership because of : ( 1 ) the large amount of
regulated wetlands within the proposed open space that will be
protected via existing wetlands regulations ; ( 2 ) lack of access
to the proposed open space; and ( 3 ) the visible quantity of
debris and junk that needs cleanup; and,
WHEREAS, there are other ownership options available for the open
space if the Planning and Zoning Commission desires open space as
proposed;
NOW, THEREFORE, BE IT RESOLVED, that the Town Council recommends
that the Planning and Zoning Commission pursue an option other
than Town ownership for the proposed Deming Heights Subdivision
open space.
3 . Lawrence Road Open Space Subdivision
WHEREAS, the Town Council has reviewed the proposed open space
using the Open Space Ranking Criteria developed for this purpose;
and
FARM BROOK SUBDIVISION
Planning Comments
1. Staff recommends sidewalk on felt Road along the subdivision frontage
2. Lots 10 & 13 - driveway restricted to neck of cul de sac, not on curved part (note should be shown on
topographic plan)
3. Eliminate access strip to main open space (between lots 14 & 15); redraw boundary line along back
of lots at small open space to eliminate small strips of Town-plowed sidewalks
IN-HOUSE DEVELOPMENT REVIEW GROUP MEETING
AGENDA
Tuesday, October 25, 1994, 10:00-11:00 a.m., Sprenkel Room
TO: John Collins rild
Michael Gantick Bill Lanning
Gerry Lewis John McCahill
Karl Reichle Fred Shaw
Mel Stead Jim Snow
Gary Tyler Jean Zurbrigen
Mark Feinberg
FROM: Marcia Banach/Michele Lipe
The following applications/proposals will be reviewed at this meeting. Plans are available in the Planning
Department as noted for your advance review.
1. Preliminary subdivision layout, Deming Heights (JMJ), 100± acres, 100t lots, south side of
Deming St (proposed open space subdivision, new open space, new roads, etc. -- Concept plan
available
2. Preliminary subdivision layout (JMJ), 60± lots, south of Dart Hill Road abutting the Vernon
Town Line (just east of Partridge Meadow subd.), new open space, new roads, etc. - very
preliminary concept plan
et
r`. 011FOL
Meeting 10/26/94
In attendance: Snow, Gantick, Lewis, Banach, McCahill, Shaw, Reichle
Deming Heights Subdivision, south of Deming Street, 105 lots, open space subdivision (JMJ)
1. Eliminate future road onto Deming St, add street stub around lots 83-84
2. STC permit required?
3. Lots 50, 67, 28 - driveways will be too close to intersection & will also be negatively impacted by snow
plowing operations
4. Lots on cul-de-sacs - driveway easements requiring driveways to be on neck of cul-de-sac, not on
curved part
5. Temporary cul-de-sac required at connection into Pond Estates
6. Intertown sewer agreement - Manchester supposed to take sewerage, but privately owned strips of
property between Town line and Buckland Hills Drive prohibit access; Fred to check with Ralph A.
7. Access to open space?
8. Lots 5, 54, 99 - not much useable building area
9. Public water - make provisions to extend water to Pond Estates via road interconnection
10. EDB concerns related to earth moving activities? check with Bob D.
11. Will need extensive soil borings - possibility of ledge very strong
12. Open space probably best for passive uses
Subdivision, north side Oakland Rd, west side Felt Road - 20-* lots, open space subd
y (LaCava)
�] I Sidewalk on Felt Road along subdivision frontage
�2 Planting plan for open space
3. Lots 10 & 13 - driveways restricted to neck of cul-de-sac, not on curved part
-4,, Pond on corner Felt & Oakland - needs to be addressed; silted in, affecting pond across street -how
to handle?
5. Eliminate access strip to main open space; redraw boundary line along back of lots at small open
space to eliminate small strips of Town-plowed sidewalks ( �'� 1 t s 1�0
6. Storm drainage-detention basin - much concern: integrity of downstream pipe? State permission
required...easement over downstream pipe? Spillway onto Oakland Road?
Alliance Christian Fellowship Church - Buckland Road/Deming St
1. Concern re: grading around building; under very wet conditions, surface water could be a problem
due to flow from upstream
2. Driveway on Deming Street - much concern; very close to intersection, will create hazardous
operating conditions; need to move driveway to the north, culvert stream
3. WPCA approval required
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9 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
OR-CO AREA CODE 203/644-2511
October 27 , 1994
Mr. Vincent Urban
Special Services Section Manager
Connecticut Department of Transportation
District 1 , Administration Building
1107 Cromwell Avenue
Rocky Hill, CT 06067
RE: PROPOSED FARM BROOK SUBDIVISION
SOUTH WINDSOR, CONNECTICUT
Dear Mr. Urban:
The Town of South Windsor has received an application for proposed
subdivision on the corner of Route 30 (Oakland Road) and Felt Road
called Farm Brook Subdivision. The developer proposes to build a
detention basin along Route 30 with its outlet into a catch basin on
Route 30 . This catch basin outlets via an existing 15" clay pipe
into the adjacent property.
The Town of South Windsor has some concerns about this proposed
stormwater discharge - namely whether the existing state stormwater
system can handle the discharge and the condition and capacity of
the clay pipe. Therefore, we request that you evaluate this
proposal prior to any action on this application by the Town. We
are enclosing three ( 3 ) copies of the drawings and one copy of the
drainage computations for your use.
We would appreciate your reviewing this by November 23, 1994 . If
you have any questions, please call me at 644-2511 , Ext. 245 .
Ve y truly yours,
J rry
bI z ta, P. E.
wn gine
JCl/jsv
cc: !Marcia A. Banach, Director of Planning
John McCahill, Zoning/Wetlands Enforcement Officer
Kenneth E. Smith, P.E. , Reino Hyyppa Assoc.
'op, y i
LEGAL SERVICES REQUEST FORM
DEPARTMENT: puQUC (,tfd 2K,
CONTROL #
Date of Date Date Date of
Tvpe of Review Request Received Dispatched Review
(Check Appropriate
Box)
11
Contractual
REcEIV E0VA
tauy °p
II S ttor OCT 2 Z 1994
N
SOUTHWINDSOR
-L] Regulatory ENG.DEPT.
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Other (Please
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Signature : /jam 1
*(To be filled in by Town Manager 's Office)
United States Soil
Department of Conservation
Agriculture Service
627 River Street
Windsor, CT 06095
April 19, 1994
Mr. John Dzen,
245 Niederwerfer Rd
South Windsor, CT 06074
Dear Mr. John Dzen,
It was a pleasure meeting with you in January to ;'.-scuss tiie
restoration of your ponds located at your strawberry farm
(Rte. 30) in South Windsor. On April 8, 1994 , I revisited
the same site and I was able to do more of a detailed site
evaluation than I did in January.
The stream entering the irrigation pond is named Farm Brook.
This brook drains largely an urban watershed, although some
agricultural land is located within this watershed.
The main part of your irrigation pond is protected
from sedimentation by 2 sediment detention ponds. One
sediment detention pond is located to the north of Route 30
and to the west of Felt Road. The second sediment detention
pond is located to the south of Route 30 is attached to the
main irrigation pond.
The pond next to Felt Road and Route 30 has large plumes of
sands and silts that have been deposited. These sands and
silt are largely from road sands and from some stream bank
erosion as our site visit indicated. However, this pond does
trap a portion of sand and silts that would have entered the
second sediment detention pond and main irrigation pond.
The sediment detention pond attached to the main irrigation
pond has also reached its carrying capacity of sand and silt
and now the. main irrigation pond is in risk of receiving
sand and silts that can no longer be detained by the upper 2
ponds.
The solution to both detention ponds is that they need to be
excavated down to the original designed elevation. This
should be performed soon, before the main irrigation pond is
put in jeopardy. Excavated material from these detention
ponds should be de-watered and either hauled off site or
placed on any available cropland and incorporated _1.nto the
soil .
0 The Soil Conservation Service
`J is an agency of the
Department of Agriculture
AN EQUAL OPPORTUNITY EMPLOYER
United States Soil
Department of Conservation
Agriculture Service
Both sediment detention ponds are doing the job that they
were designed to do. However they are both in need of timely
maintenance. Responsibility for doing this work rests
between you and the town of South Windsor. Please contact
the town for -support of this excavation effort. I will
gladly advise you and the town of the importance of this
clean out effort.
If you have any questions, please contact this office at
688-7725.
Sincerely,
Peter Marcinuk
USDA, Soil Conservationist
O The Soil Conservation Service
`J is an agency of the
Department of Agriculture
AN EOUAL OPPORTUNITY EMPLOYER
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lotJ FARM PROPERTY
SUMMARY
STDE CARD STREET MAP PARCEL DEV.LOT CODE ,r
/Z 218 Oakl6nd Road p AMouNrNo'G`
k 3,t MAILING ADDRESS �`�S.Gi9 S T�PAi✓L'
6S7o LOT
Gr/P737Pr'3'-FIP�n/ G'�. �G,'(lF 105 18 16400218 ACRES .7 r.
RECORD OF TRANSFER A DWLG. 3
DATE VOL. PG SALES PRICE REMARKS: '1
OUTBLDG. 4.:
Wetherell, Ralph L. Jr. 3-24-75 191 . 206 125.000 - coNDo s
3;
The LaCava Construction Company 4-30-86 432 127 539,000 W
TOTAL
Ref: W11 O V.
4-30-86 432 129 LOT Z
ACRES V.7 ,,Soo a; '4 `
DWLG. CTO 3 a
A i V OUTBLDG. 4 jr3
CONDO 5
TOTAL S d ` ".'
LOT
ACRES
^N DWLG.
OIRBLDG. 4 w
CONDO 5 '
LOT DIMENSIONS:
'INTERIOR INSPECTED: TOTAL /N77,00
DATE: 3 Z 1 �� �L `�`..r e' C LOT S[611U' .1
ACREAGE COMPUTATIONS ACRES 7 Z'`
DWLG. g
LAND TYPE /OF ACRES PRICE TOTAL ADJ. VALUE _FACT. _ ASSESSMENT �� OUTBLDG. ,.
BlDB LOT /t7 D .dO CONDO
FRONT _- Yj TOTAL
/ Qp
C Z117 76' _ GG6U LOT 1
REAR
ACRES y';
WASTE �8. DWLG.
oureLOG.
4'
CONDO 5
TOTAL A Q.70
' SITE-IN FORMATION RENTAL INFORMATION TOTAL
ZONE
WATER UNIT 1 2 LOT 1,'>
3 4 by Date
HILLY SEWER MONTHLY RENT Meas -ACRES 2
ROUGH WELL (INCLUDES) List f I ? j r l�l/ DWLG. 3
N SEPTIC WATER Rice OUMILDG.
LOW COMM.WELL HEAT
Review CONDO '" 5
JAMPY,, GAS ELEC. 3 ] TOTAL „'GAS O ,:SOUTH WINDSOR.CONNECTICUT._ .. � .,.. . .. ...vas:. ... ..,...,
FOUNDATION FINISH BASEMENT PLUMBING PRICING
Dona.Walla' total S.Ft. Bath Room a hr
i Fin Bsmt.Living Area esSe �_ 7 7 vZ O ' > '
Qene.Elk Walls St.Shower Bath /./` • {�Al
Cone.Slab
Fin.Bsm1.Rec.Room Bsmt. — ^/v r /?-
Quality A G F St.Shower Ext. Walls
N .
}k Briek,Walla Toilet Lay. Toilet Room ---- • +k •4
Rona wails INTERIOR FINISH Two Fist.Bath Root' —_ — _-_— /�leAls T a,<?N how/t1• r k `,� ,
Floors
M!"' 1 2 3 Lavatory Fxtra — — J"iV Jr/�/� �G O�/l�•' +_
Insul.
3 Sa
bamt.f Plaster Sink
Y: aey
r Attie 4- 0
s/t b Knotty Pins Water Cie.Extra `' — _.—
,: EXTERIOR WALLS Plywood Water Only Dormer o7 �
Double Siding Sheetrock No Plumbing Ssmt.Fin. at Ingle Siding
Siding Int,Fin.
5 Shingles t/ FINISH ATTIC Sy F " � 1 qy
Cone:'Blk. G F P Total Sq.Ft. " Heat -- — -- 9/0
✓Z�-r3 P 0 �y x;'
Paee Brk.On int.Layout Fin.Attic Living Area — --- -- �R�
Auto Ht.Unit —'_ _
"Veneer Int.Cond. Semi Fin.AftCLlv1 Area- Fireplace a '
t Com."Brk.On HEATING Quality A G F --- Z 6 c r �r $
Solid Com:Brk. Hot Air Plumbing
Steam Air Cond.
_ p,P
Blanket Ins. N n Hot Water Solar
y *:
Root Ins. Air Cond. Total _ _ 26 6 z5a :�
Hoot Pump _ S,b� ry en
ROOFING ,�y� COMPUTATIONS
FAsph.'SAfngb t/ Pipeless Furn. S.F. D 3
t Wood SAingle No Heat S.F.
"Asbs.shingle
Oil Burner S.F
ti 1. rfx
Eleb Solar
Gas (Wet V o'
ROOF.,TYPE Electric S.F. NO. DATE COST OUTBUILDINGS^
Gable" Flat Zone 1 2 3 ! S.F.
— -- BLDG.PERMIT
Mansard FIREPLACES/STOVES ' S.F Found
F-Oombral Fireplace Stack Siding.,
'�`�•° ''-0`• FLO R$ Fireplace CERT.OCCUP. . . ,. floors
rE.
Stove Stack
Stave.. OWNERROOF ROOMSAPPLICANT Bsmt. Plumbingrawoea N p /•D GO �0/�F!•lG
.I,... CLASSIFICATION
AapA the tee f Schedule Total d 3 O "��
k
WW" 2nd market Adjustmentall
t
3rd D Adjusted Totalr ,yt
•a� OCCUPANCY CG:VSTRUCTION SIZE AREA YR.BLT. REMOO.YR EFF.AGE COND. REP.VAL. Phy.Dep. PHYS. VALUE Funct.Dep. ACTUAL VAL. EO'FAcii �A$SE&iiMEN�I
/ O G�
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Af
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� -
TOTAL
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MEMORANDUM March 1, 1991
TO: Mike Gantick, Director of Public Works
FROM: Mel Stead, Superintendent of Streets n
RE : Response to Request for Responsibility of Sediment - `�-
Basin Felt Road
Several years ago the Berry Patch Farm (Dzen & Wetheral ) engaged the soil
conservation service to recommend soil management of their strawberry
farm.
A part of the improvements was to dredge the large pond to the rear of and
south of Oakland Road.
A small bowl shaped basin was constructed to contain silt before it could
contribute to the silting in the larger pond previously mentioned.
The bowl was constructed in a brook (Farm Brook ) for farming related
purposes and may not have been subjected to the usual review processes
normally conducted.
I do not know of any easement granted to the Town.
Apparently this property is no longer owned by the Berry Patch or either
of their principals .
-Mr. Dzen contacted me last year to clear the silt from this pond. I
declined at that time indicating that the Town had no ownership or
trespass rights.
MCS/ds
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MAR 11991
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Lei CONS TRUC TION CO. WETHERS IE ONNECT CUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (203) 563-3711
May 31, 1995
1
Mr. Russell G. Levack MIN 1995
Chairman South Windsor
Planning and Zoning Commission
Town of South Windsor Planning & Zoning Commission
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farm Brook Subdivision
Application #94-41P
Dear Mr. Levack:
I am requesting a 90-day extension for the filing of the
subdivision maps for the above referenced subdivision.
Thank you for your consideration.
Very truly yours,
AV CONSTRUCTION COMPANY
f .
Joseph P. LaCava
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9 1540 SULLIVAN AVENUE • SOUTH WINDSOR. CONN. 06074
SOR co /AREA CODE 203 644-2511
June 15, 1995
Joseph P. LaCava
LaCava Construction Company
185 Silas Deane Highway
Wethersfield, CT 06109
Dear Mr. LaCava:
Re: Appl #94-41P, Farm Brook Subdivision
Please be advised that the Planning and Zoning Commission voted on June 13, 1995 to grant a
90-day extension for filing subdivision plans for the above-referenced subdivision in the Town
Clerk's office. The original filing deadline was July 29, 1995; the new filing deadline is October
27, 1995.
State statutes authorize one additional 90-day filing extension. If you wish to request an additional
extension, please request in writing prior to that date.
Very truly yours,
--P NING & ZONING COMMISSION
sell G. Levack, Chairman
RGL/pmm ,
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��• �� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
r�dSOR-CO AREA CODE 203/644-2511
CW*EW
June 20, 1995
Joseph P. LaCava185 Silas Deane HighwayWethersfield, CT 06109 `'Dear Mr. LaCava:Re: Preconstruction Meeting - Appl #94-41P, Farm Brook Subdivisio
IN ATTENDANCE
Michele R. Lipe Town of South Windsor 644-2511, ext. 253
Karl Reichle Town of South Windsor 644-2531
Carroll Bingham SNET 646-6289, ext. 306
Lester Braddock Town of South Windsor 644-2511, ext. 257
Sgt. Gerald Lewis South Windsor Police Services 644-2551
Scott C. Lappen Town of South Windsor 644-2531
William McClerry Yawcey Corp
P O Box 413
Glastonbury, CT 06033 633-0423
Brian Beechinor LaCava Construction Company 563-3711
Jeff Folger Town of South Windsor 644-2511, ext. 229
Town of South Windsor 644-2511, ext. 245
The following is a brief summary of points discussed during the meeting.
Erosion and Sedimentation Control
1. All erosion and sedimentation control measures are to be in Place prior to earth moving
=rations in each area and maintained/cleaned out during construction Call the
Zoning/Wetlands Enforcement Officer for inspection when measures are in place, prior to
commencement of site work.
2. All topsoil stockpile areas to be protected (ringed with haybales or equal).
3. During construction of the road a crushed stone tracking pad is to be installed and maintained
to minimize tracking of dirt/gravel onto Felt Road. Calcium chloride or water is to be used for
dust control as required.
Public Works
1. The Public Works Department is to be notified forty-eight (48) hours prior to the start of major
construction work with inspections and testing per Developers Checklist required for the
following:
1. Landscaping is to be installed in accordance with the approved landscaping plan. If there are
changes required, contact the Planning Dept. Additional landscaping installed on one part of a
site will not preclude planting all of the remaining items shown on the landscaping plan.
2. Drainage assessment fee at $1,100.
3. Liability policy needed.
4. Quantity Estimates must be submitted for bonding purposes.
5. Landscape Architect should submit a quantity estimate also for bonding purposes.
W.P.C.A.
1. WPCA approval is required.
SNET/NU/ALL OTHER UTILITIES
1. Contact utilities for coordination of utilities connection.
IWA/CC
1. $7,000 IWA/CC bond must be submitted prior to any earth moving onsite.
Fire Marshal
1. Blasting (if required) to be coordinated with the Fire Marshal.
Police Services
1. Emergency phone numbers for the duration of the construction must be provided to Police
Services on a company letterhead.
2. All buildings located on property which abuts a public highway must be numbered. Such
number(s) (address) shall be visible from the street. All numbering shall comply with Town
Ordinance 6-800 thru 6-802.
3. Erect temporary sign on the site during construction identifying the project.
4. If an alarm is to be installed contact Police Services.
Building Department
1. Plan review with Building Official/Fire Marshal required prior to application for building
permit. Coordinate with Chief Building Official.
Very truly yo ,
N`
Michele , AICP Assistant Planner/Analyst
MRL/pmm
cc: Mel Stead, Public Works
George Parkhurst, CL&P
Minh V. Le, SNET
John R. Collins, Chief Building Official
Fred Shaw, Superintendent of Pollution Control
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G!� CONSTRUCTION CO. WETHERSFIELD,CONNECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (203) 563-3711
August 28, 1995
Mr. Russell G. Levack
Chairman
Planning and Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farm Brook Subdivision
Application #94-41P
Dear Mr. Levack:
We are requesting a 90-day extension for the filing of the
above referenced subdivision. I understand that this is
the last extension that the Commission may grant me.
Thank you for your assistance in this matter.
Very truly yours,
A A CONSTR CTION COMPANY
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1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
OR-CO AREA CODE 203/644-2511
September 14, 1995
Joseph P. LaCava
LaCava Construction Company
185 Silas Deane Highway
Wethersfield, CT 06109
Dear Mr. LaCava:
Re: Appl #94-41P, Farm Brook Subdivision
Please be advised that the Planning & Zoning Commission voted on September 12 , 1995 to grant
a second 90-day extension to file mylars for the above-referenced subdivision in the Town
Clerk's office. The new filing deadline is January 25, 1996.
This extension is the final extension permitted under Connecticut General Statutes Section 8-25.
Very truly yours,
P NING & ZONING COMMISSION
Russell G. Levack, Chairman
RGL/pmm
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sOR-CO AREA CODE 203/644-2511
October 5, 1995
Mr. Joseph LaCava
LaCava Construction Company
185 Silas Deane Highway
Wethersfield, CT 06109
RE: FARM BROOK SUBDIVISION
Dear Mr. LaCava:
The South Windsor Water Pollution Control Authority, at its regular
meeting of June 20, 1995, gave approval for a sanitary sewer system
installation as detailed on plans prepared by Reino E. Hyyppa &
Associates, Map No. 181085-1G entitled "Farm Brook Subdivision"
dated 10/14/94 for the proposed subdivision of 22 lots on + 26 . 28
acres located on the northerly side of Oakland Road and westerly of
Felt Road and subject to the following conditions:
1 . Town Engineering technical approval .
2 . Final Authority approval and acceptance of the sanitary
sewerage connection will be given once the sewer line has
been installed and inspected by the Town staff, and based
upon the written verification of the Town staff that said
sanitary sewer line was installed in substantial
conformance with the design plans previously approved by
the Authority, and meeting all Town regulations and
appropriate technical specifications relating to sanitary
sewer construction.
3 . The applicant will pay all appropriate sewer assessment
charges applicable to this parcel .
Joseph LaCava -
October 5, 1995
Page 2
4 . This approval letter must be superimposed on the final
approval plans .
Very truly yours,
"�- "q
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Jos ph J. Carino, Chairman
Water Pollution Control Authority
JJC:bmr
cc: Dana Whitman, Jr. , Acting Town Manager
Michael J. Gantick, Director of Public Works
Jerry Iazzetta, Town Engineer /
Marcia Banach, Director of Planning ✓
John Collins, Chief Building Inspector
Jeff Folger, Zoning/Wetlands Enforcement Officer
A:r
sso/WPCA/farmbrook
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w am CONSTRUCTION CO. WETHERSFIELD, CONNECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (203) 563-3711
October 30, 1995
Mr. Jerry Iazzetta
Town Engineer
Town of South Windsor
1540 Sullivan AVenue
South Windsor, Connecticut 06074
RE: Farm Brook Subdivision
Dear Mr. Iazzetta:
We would like to record the mylars for the above referenced
subdivision. I would like the bond amount set at your earliest
convenience.
I have enclosed a Bond Estimate Form prepared by Reino E.
Hyyppa & Associates. I have highlighted the items remaining
to be done.
Thank you for your assistance in this matter.
Very truly yours,
LACAV4 CONSTRUCTION COMPANY
t
Joseph P. LaCava
Enclosure
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REc�IVEG
OCT 3 1 1995 N-
THE SYMBOL OF HOME BUILDING EXCELLENCE ....
03/27/98 09:48 'a880 257 1553 LACAVA CONST U002/002
Cl� CONSTRUCTION CO. WETIHERSFIELD,CONNECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (060)563-3711
Ms . Marcia A. Banach
Director of Planning
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farm Brook Street Trees
Dear Ms. Banach:
Pursuant to our telephone conversation yesterday, I am re-
questing that we be permitted to plant either Rea or NuLwc.y
Maples instead of the Sycamore.
I could not find any specifics in the approval letters that
addressed this issue . The Landscape Architect had shown
them as sycamore trees on her plan. Our landscape con-
tractor claims hp has a greater success with the Red and
Norway Maples.
Thank you for your assistance .
Very truly yours,
VA ONSTRUCTION COMPANY
f �
,
Joseph F. LaCava
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THE SYMBOL OF HOME BUILDING EXCELLENCE .....
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To: Marcia Bannach Director of Planning
From: Karl Reichle Tree Warden
Re: Street Trees at Farm Brook
April 7,1998
As per Michele's request I reviewed the plans for trees at Farm Brook subdivision.
It is my understanding that the developer wants to change the tree species because of
having a poor survival rate with Sycamore trees
If the tree contractor needs some help to insure a good tree survival rate,please have
them call me and I can provide some helpful advice.
I can see no reason why we would want to have Maples planted in the street tree
easement instead of the Sycamore trees as shown by the approved plan.
Sincerely
Karl E. Reichle
Tree Warden
Cc
Michele Lipe
Mike Gantick
4OVI N SC4
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s 1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
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l�dSOR•CON� AREA CODE 860/644-2511
June 19, 1998
Peter and Pauline Santoro
66 Farmbrook Lane
South Windsor,CT 06074
Dear Mr.And Mrs. Santoro:
I have received a report from Stephanie Fuss,Landscape Architect,regarding the installed landscaping in
the open space at Farm Brook Subdivision.Ms.Fuss has indicated that the landscaping was installed in
substantial compliance with the approved plan.A copy of Ms.Fuss's report is enclosed for your
information.
A review of the approved landscaping plan indicates that the open space between Lot 16 and Route 30
consists primarily of two stormwater detention basins. The landscaping plan shows no trees or shrubs
within the two basins,as they are not allowed in detention basins. (The reason for this is that the basins
need to hold(detain)a specified amount of stormwater, and then release it slowly.Plantings in the basin
can obstruct the flow of stormwater,cause damage to the basin itself with their root growth, and interfere
with the maintenance needed for the basin to continue to hold the specified amount of water.)
The Town guarantees that developers will install the approved landscaping via the securing of a bond for
the subdivision.I am unaware of any"promises"the Town of South Windsor has made regarding the
proposed landscaping at Farm Brook in excess of the landscaping shown on the approved plan.
I hope this correspondence answers your questions regarding Farm Brook open space landscaping.Please
feel free to contact me at 644-2511,ext.253,if you have any further questions.
Very truly yours,
Marcia A.Banach,AICP
Director of Planning
MB/sf
Encl.
cc: LaCava Construction Co.
Matthew B. Galligan,Town Manager
Planning and Zoning Commission
RECEIVED
Thursday,May 21, 1998 MAY 26 1990
To: South Windsor Director of Planning scull ansa PLUM jE ff
The open space behind the new homes on Farmbrook Lane was finally landscaped this
week(5/19/98). Our concern is the open space behind our home, which was described to
us at deposit as "will be beautifully landscaped, like woods, a nice barrier between your
home and(busy,noisy)Route 30".
Today,the homes across the street(that already back up to thick, green woods)have 6'
pine trees and 12' trees planted in the open space behind their homes. However, our
home (which has an unobstructed view of Rte 30)backs to open space where NOTHING
has been planted. Some of my other neighbors,whose homes back to Rte 30 share my
frustration. The noise from Rte 30 is intolerable from 6AM thru 9PM because there are
no trees to break up the traffic noise. Rte 30 is heavily traveled by all vehicle classes,
and due to the area topography,the traffic noise resonates against the houses backing to
Rte 30 because there are insufficient roadside trees.
Something went wrong, and I need an explanation.
We contracted to build this home in Feb 1997 and purchased in June '97, with full faith
that LaCava and the Town of South Windsor would fulfill our expectations. We paid full
price for this home(mid$200,000), and waited patiently for the open space landscaping
to be complete. If this is all that LaCava and the town can come up with for the promises
made on open space landscaping, we're very dissatisfied.
We look forward to hearing your response.
Peter and Pauline Santoro
66 Farmbrook, (Lot.#16)
648-2091
SOWN Sf4
710v� oil ?40&U/460t
1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
�r1OSOR-CO AREA CODE 860/644-2511
May 28, 1998
Peter and Pauline Santoro
66 Farmbrook
South Windsor, CT 06074
Dear Mr. And Mrs. Santoro:
I received your correspondence dated May 21, 1998, regarding the open space landscaping at
Farmbrook Subdivision. I have spoken with LaCava Construction Company and requested that
they verify that the landscaping is in accordance with the approved plan. It is my understanding
that the site engineer will review the landscaping for conformance and will provide me with a
report of his findings within the next two weeks.
I will communicate further with you when I receive the landscaping report.
"Very truly yours,
Marcia A. Banach, AICP
Director of Planning
MB/sf
cc: LaCava Construction Company
REINO HYYPPA & ASSOC. 860 633 3742 P. 01
STEPHANIE FUSS, L.A. & ASSOCIATES
P.O. Dox.3925 LandscHpe Architecture
M,,inchener,Connccticut 06045,3925
Sire Planning
Phonc/Fax(203)645.0100 Presentation Graphics
June 13, 1998
Mr. Kenneth Smith, P.E. �tj J� 4Y HIl-JI
Reino E. Hyyppa &Associates 1 . I- c•s•��-
124 Hebron Avenue
Glastonbury, CT 06033
RE: Farm Brook Subdivision, South Windsor, CT
Dear Ken,
I performed a site inspection at the above-referenced project on June 10, 1998. The
landscaping in the open space areas has been installed substantially according to the
plan entitled: "Landscape Plan, Open Space Subdivision AA-30 Zone, Farm Brook
Subdivision, Prepared for The LaCava Constriction Co., South Windsor, Conn." Dated
1-30-95, Scale 1"=60', by Stephanie Fuss, L.A. &Associates.
The landscaping in the open space areas appears to be in acceptable condition with
the following exceptions:
1 dead oak in the northeast parcel,
2 dead oaks in the southwest parcel, and
1 red cedar showing signs of stress in the western comer of the southwest
parcel.
If you have any questions or require additional information, please do not hesitate to
call.
Sincerely,
Stephanie Fuss, L.A.
President
J U N 16 1998
TO: South Windsor Director.of Planning
FROM: Residents of Farmbrook Lane
SUBJECT: PETITION FOR M'ROVED LANDSCAPING OF FARMBROOK OPEN SPACE
PURPOSE: Request a review of the landscaping that was completed on 5/18/98, dividing the new homes
of Farmbrook Lane from Route 30, for the following reasons:
1. At the time of deposit, we were told that landscaping of the open space would be completed in the
future, and that it would provide a barrier between the homes and Rte 30. We trusted that LaCava and
the Town of South Windsor would fulfill those expectations.
2. The new landscaping completed is insufficient. The traffic noise from Route 30 is constant from 6AM
thru 9PM. Large transport vehicles travel the roadway 24 hrs/day..
3. Farmbrook Lane was built on a wide-open field, with very few trees to absorb the traffic noise. The
noise of a single car will resonate between the hills of the Dzen strawberry farm and the homes of
Farmbrook Lane from the time it passes the Felt Rd intersection until it completely passes the
subdivision. The noise level is at its worst in the backyards of the homes that back-up to Rte 30.
Children cannot even hear their parents calling them from 2 backyards away.
4. The Average purchase price ofthese homes is in the low to mid$200,000s. Annual"taxes are expected
to be approx. $5,000 X 22 homes.
OUR REQUEST: That the roadside bordering the open space be landscaped appropriately,to decrease
and absorb the extreme traffic noise that occurs on a daily basis.
RESIDENT(LOT#) ADDRESS PHONE NUMBER
1. On deposit
2. On deposit
4. ` 9 e� c,(4
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5. (2 yln0N/, 00
6. On deposit
7. On deposit
8: UjjA Q �u,4
-2cc�� �� 6 �o�- a J%/
13. under construction lc''"-v"QS� � �v� 'fac�7
14. under construction
15. under construction
16. Pe tC - G b. L�r
17. 1
18. re4 Zt)
19. On deposit
20.C'li��s � .� z6 Fg9mrS4wK (�E
21.�bQ_
22. under construction
Peter Santoro
jay -15-98
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CG am CONSTRUCTION CO. WETHERSFIELD,CONNECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (860)563-3711
October 27, 1998
-,
L
Ms. Marcia A. Banach
Director of Planning
Town of South Windsor 1998
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farmbrook
Dear Ms. Banach
We have completed the subdivision improvements on the above referenced
subdivision. We are, therefore, requesting release of the bond and town
acceptance of the roadways.
Would you please let me know at your earliest convenience the amount of the
maintenance bond that will be required.
Please call me if you have any question. Thank you for your assistance.
Very truly yours,
LACAVA CONSTUCTION COMPANY
Joseph P. LaCava
Cc. Attorney Peter Alter
THE SYMBOL OF HOME BUILDING EXCELLENCE ...
(. i (,(/�i'W CONSTRUCTION CO. WETHE SFIELD,CON ECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (860)563-3711
December 11, 1998
Ms. Marcia A. Banach
Director of Planning
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farm Brook
Dear Ms. Banach:
We have completed the punch list items on Mr. lazzetta's memo to you dated
December 9, 1998. We are, therefore, requesting release of Bond Numbers
007 SB 10096316OBCA and SB 10099730, and Town acceptance of the road-
ways.
Would you please let me know at your earliest convenience the amount of the
maintenance bond that will be required.
Please call me if you have any questions. Thank you for your assistance.
Very truly yours,
LACAVA CONSTRUCTION COMPANY
6 '
Joseph P. LaCava
cc: Mr. Jerry lazzetta, Town Engineer
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THE SYMBOL OF HOME BUILDING EXCELLENCE .....
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CONSTRUCTION CO. 185 SILAS DEANE HIGHWAY
WETHERSFIELD,CONNECTICUT 06109
BUILDERS AND DEVELOPERS TELEPHONE: (860)563-3711
January 4, 1999
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Ms. Marcia A. Banach
Director of Planning
Town of South Windsor 1 -
1540 Sullivan Avenue
South Windsor, Connecticut 06074
RE: Farm Brook Subdivision Application #94-41 P
Dear Ms. Banach:
In response to your request in your letter dated December 17, 1998, please find
enclosed a Maintenance Bond in the amount of$87,400.00.
At your earliest convenience, please return the following bonds to me:
007 SB 100963160 BCA !F € 3
SB 10099730
Thank you for your assistance.
Very truly yours,
LACAVA CONSTRUCTION COMPANY
oseph P. LaCava
Enclosure
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THE SYMBOL OF HOME BUILDING EXCELLENCE .....
tOWN rt7
4 . Town alesaatA �
1540 SULLIVAN AVENUE•SOUTH WINDSOR,CT 06074-2786
X.co� AREA CODE 860/644-2511
FAX 860/644-3781
January 19, 1999
Mr. Joseph P. LaCava
185 Silas Deane Highway
Wethersfield, CT 06109
Dear Mr. LaCava:
Enclosed please find the bonds you requested in your letter of January 4, 1999. Two bonds of the
bonds you requested are not included since they still need to be reviewed by the IWA/CC.
If you have any questions, please call me at 644-2511, ext. 252.
Sincerely,
r�
Michele Lipe
Assistant Director of Planning
ML/dlw
Enclosure
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1540 SULLIVAN AVENUE•SOUTH WINDSOR,CT 06074-2786
'�OsoR.CO AREA CODE 860/644-2511
FAX 860/644-3781
February 4, 1999
Mr. Joseph LaCava
LaCava Construction Co.
185 Silas Deane Highway
Wethersfield, CT 06109
Dear Mr. LaCava:
Re: Appl#94-41P, Farm Brook
This is to advise you that the Planning and Zoning Commission voted on January 26, 1999 to release the
$7,000 IWA/CC bond for the above-referenced project.
Advance arrangements should be made to pick up the bond to ensure that the necessary contact person(s)
will be available. If you have any further questions contact the Planning Department at 644-2511, ext.
252. Thank you.
Very truly yours, _
PLANNING&ZONING COMMISSION
Frank A. Castro, Chairman
FAC/dlw
cc: Town Engineer✓
FEB 4 1999
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