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07-31P South Windsor Towne Plaza
TOWN OF SOUTH WINDSOR _ _...._ PLANNING&ZONING COMMIS APPLICATION FVM AIN® Application No: — '`.�•:f.`es;..:' Y22 2007 AL Official Official Receipt Date: MA ,G•_�;a,;. ` , ,a.wf. Receipt No: WX0ptMMNGDEPT. Downeast Associates Limited Partnership, c/o Kevin Sims, Simon Property APPLICANT: Group, 225 W. Washington Street, Indianapolis, IN 46204 PROJECT NAME: South Windsor Towne Plaza ADDRESS: 22 Wheeler Road; 2,7 and 367 Smith Street OWNER OF RECORD ON LAND RECORDS: Downeast Associates Limited Partnership ADDRESS: P. 0. Box 6120, Indianapolis, IN 46206-6120 COMPLETE LOCATION OF PROPERTY: Assessor's Map # 17 : Parcel # 16 & 17 Zone DCZ ASSESSOR'S MAP#� PARCEL# ZONE DCZ Assessor's Map # 18 Parcel # 14 2 Zone RR NAME, ADDRESS,TEL& FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: Christopher J. Smith, Esq. , Shipman & Goodwin, LLP, One Constitution Plaza, Hartford, CT 0610.3; Telephone: 860-251-5606; Fax: 860-251-5318; Email: &)smith@goodwin.com Estimated presentation time: 1.5 hr.. THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone Change to (Public Hearing required and Certificate of Mailing) ❑ Subdivision/Resubdivision ❑ Open Space Subdivision (Public Hearing Required) ❑ Subdivision ❑ Minor ❑ Major ❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major ❑ Conditional Approval i ❑ Special Exception to Article (Public Hearing, Certificate of Mailing) ❑ Site Plan of Development general Pla off veto nt - Sta a RHea n Sectio 14-s5 fpr f QPe Pxnl annt i nn hPl a�'_'o_ther. . ." ® Section .4 oip t ie Soutri Win &P Loning egulationsj ❑ Earth Filling (Sec. 15) and/or Earth Removal (Sec. 14 - Public Hearing Required) ❑ Regulation Amendment ❑ Zoning ❑ Subdivision -Attach proposed amendment(Public Hearing Required) ❑ Temporary and Conditional Permit for (Public Hearing Required) ❑ In Law apartment/Accessory Apartment (Public Hearing Required) ❑ Major Home Occupation for (Public Hearing Required) General Plan of Development pursuant to Designed Commercial Zone ® Other(explain in detail) Distri P ita inns - SPctinrir 5,4.5 of t_e Smith Winrignr 7.nnin2 Regulations An Application Pending sign is required to be posted on the property for all applications ten (10) days prior to being heard by the Com 'ssion. Do ast As 'a s L' ited Partnership D ast a imited Partner§hip Signature of AIIplicant Signature of Property er By: By: ] A thorized Community/Lifestyle Centers Division I►ciae�E, McCarty, President Community/Lifestyle Centers Division I � 4 AN SHIPMAN &GOODWINLLP COUNSELORS AT LAW Christopher j. Smith RECEIVED Phone: (860)251-5606 Fax: (860)251-5318 MAY 2 2 2007 cismith0goodwin.com May 21, 2007 SNI AMR FLANNO OR, Hand Delivered Planning and Zoning Commission Of the Town of South Windsor Attn: Marcia A. Banach, Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Application_for Approval of General Plan of Development ("Application pursuant to Section 5.4.5 of the Zoning Regulations of the Town of South Windsor, Connecticut ("Regulations"), to permit a retail site development of real properties known as 22 Wheeler Road, 2 Smith Street, 7 Smith Street, and 367 Smith Street, located in the Town of South Windsor, Connecticut (collectively, "subject prope "). Application submitted by the owner of subject property, Downeast Associates Limited Partnership ("Downeast"). Dear Chairperson Patrick Kennedy: Please be advised that the undersigned represents the owner/applicant Downeast with regard to the above-referenced Application for approval of a proposed General Plan of Development, as provided by Section 5.4.5 of the Zoning Regulations of the Town of South Windsor ("Regulations"). Downeast is the owner of the subject property that is included in the Application. Three of the subject properties, 22 Wheeler Street, 2 Smith Street and 7 Smith Street, are currently located in the Development Commercial Zone District ("DC") as provided by the Regulations ("DC properties"). Downeast's Application proposes a retail site development over these three properties. Although not included in the specific site development proposal, the Application also depicts an adjacent lot owned by Downeast that is currently located in the Rural Residential Zone District ("RR"), and is known as 367 Smith Street ("RR property"). This adjacent lot may be the subject of a future application by Downeast to rezone 367 Smith Street from RR to DC to accommodate a possible expansion of the proposed Basic Development Plan. However, 367 Smith is not proposed to be included in the Basic Development Plan site development, and is only_shown_for informational/disclosure purposes.- - ONE CONSTITUTION PLAZA I HARTFORD,CONNECTICUT 06103-1919 860-215-5000 1 WWW.SHIPMANGOODWIN.COM 1► As you are aware, the Planning and Zoning Commission of the Town of South Windsor ("Commission") recently sent notice to Downeast of the Commission's proposal to rezone Downeast's DC properties to the Buckland Road Gateway Development Zone ("GD"). Downeast will be respectfully objecting to this proposed change of zone because the proposed change of zone will adversely impact the subject site development proposal that has been under consideration by Downeast over the past number of months. Indeed, it is only because of the Commission's immediate effort to change the zoning designation of Downeast's DC properties, that Downeast has been forced to file this Application without the benefit of review by the Commission's professional staff. Downeast looks forward to working with the Commission, and the Commission's professional staff, in processing this exciting site development proposal under the DC Regulations, whereby the final development is beneficial to Downeast, the Commission, and the Town of South Windsor. As provided by Section 5.4.5 of the Regulations, Downeast hereby submits the following Application and support documents: 1. Duplicate original Application for General Plan of Development as provided by Section 5.4.5 of the Regulations, duly executed by the owner/applicant Downeast; 2. Three sets of maps depicting existing structures, roads and paths, and existing conditions of the subject property as provided by Section 5.4.5(a) ; 3. Three sets of documents depicting the location of adjoining properties and names of property owners, and existing structures and land uses within 500 of the subject property, as provided by Section 5.4.5(b); 4. Three sets of documents depicting present and proposed land uses within the General Plan of Development, including, but not limited to, proposed square footage for the retail structures, as provided by Section 5.4.5(c); 5. Three sets of documents depicting the location of proposed major thoroughfares, pedestrian and vehicular circulation patterns, public and private streets, and road linkages. A "Traffic Impact-and Access Study, prepared by Vanasse& -2 - Associates, Inc., dated May 2007, is also included which provides a comprehensive analysis of pre and post- development traffic generation, and recommended traffic mitigation measures to ensure that the General Plan of Development will not adversely impact levels of service ("LOS") for the immediate intersections, as provided by Section 5.4.5(d); 6. Three sets of plans depicting the three phases of the General Plan of Development with associated acreage, as provided by Section 5.4.5(e); 7. Three sets of documents depicting the general system of utilities and improvements required to service the development, and three copies of a "Statement of Projected Impact on Town," as provided by Section 5.4.5(f); 8. Three sets of a soil survey map, with a summary of soils data, as provided by Section 5.4.5(g); 9. Three copies of a "Wetlands Assessment Report," prepared by ENSR Corporation and dated May 19, 2007, confirming that there are no regulated areas on the subject DC properties, and no regulated activities associated with the General Plan of Development. Although not required, Downeast filed a Minimal Impact Application with the Inland Wetland/Watercourse and Conservation Commission of the Town of South Windsor. Three copies of the application form and cover letter are included in this submittal for the Commission's convenience. These documents are submitted pursuant to Section 5.4.5(h); 10. Three copies of a map depicting open space within the DC zoned properties, with provision for the proposed first two phases of development under the subject General Plan of Development, as provided by Section 5.4.5(i); 11. Three copies of a plan depicting information relative to the fact that Downeast will consider any recommended improvements to accommodate public transportation - 3 - relative to the site development, and will work with the Commission and any public transportation authority to ensure integration of such with the overall public transportation system servicing the area, as provided by Section 5.4.50); 12. Three copies of a "Fiscal Impact Analysis," prepared by Realty Concepts, Inc., dated May 19, 2007, as provided by Section 5.4.5(k); and 13. Filing fee in amount of$600. In addition, I enclose an authorization letter from Buckland Hills, LLC, the owner of adjacent property known as 1524 Pleasant Valley Road, Manchester, Connecticut, dated May 18, 2007, confirming that Downeast is authorized to submit the Application and will be provided access rights to utilize the existing access driveway located on the westerly side of the Buckland Hills property to accommodate the proposed retail site development of Downeast's subject property with approximately 357,035 square feet of retail development, as depicted on the Application's Plan entitled, "South Windsor Towne Plaza, Phase I & Phase II," prepared by CPH Engineers, Inc., dated May 18, 2007. As discussed with Marcia A. Banach, AICP, Director of Planning for the Town of South Windsor, this Application is submitted pursuant to Section 5.4.5 of the Regulations. However, this Application also satisfies the provisions of Section 8.1.2 of the Regulations. Downeast looks forward to working with the Commission and community in providing a retail site development of the subject property that everyone will be proud of. - 4 - If you have any questions, please do not hesitate to contact the undersigned. Thank you for your, and the Commission's, anticipated cooperation and assistance concerning this matter. a ly yours, pher . mith Agent and ttorney for Downeast Associates Limited Partnership cc: Downeast Associates Limited Partnership, (w/enclosures) CPH Engineers, Inc., A. Carpenter, P.E., (w/enclosures) Vanasse & Associates, Inc., (w/enclosures) Realty Concepts, Inc., (w/enclosures) ENSR Corporation, (w/enclosures) 472063 v.01 S1 - 5 - TOWN OF MANCHESTER PUBLIC WORKS DEPARTMENT ENGINEERING DIVISION TO: Mark Pellegrini, Director of Planning FROM: James Mayer, P.E.,Traffic Engineer DATE: July 25, 2007 SUBJECT: South Windsor Towne Center General Plan of Development The Public Works Department, Engineering Division has reviewed the above referenced plans and offers the following comments: 1. The only proposed access to the development is via Pleasant Valley Road. The traffic report does not address the impact to the existing Buckland St./Buckland Hills Drive/Pleasant Valley Rd. intersection. Traffic volumes obtained in August 2004 with the closed loop project are higher than the adjusted counts cited in the report. Pleasant Valley Road averages 11,000 vehicles per day west of I-84 WB exit 62 and 30,000 vehicles per day east of the ramp. If Buckland Plaza trips are extrapolated to include the development, then we estimate 72%of arriving traffic and 53% of departing traffic will pass through the Buckland St./Buckland Hills Drive/Pleasant Valley Rd. intersection. This intersection currently operates at a level of service"F" during Saturday peak hours. A development of this size warrants a signalized access drive directly to Buckland Street. This would redistribute traffic coming from both northbound and southbound Buckland Street so that the additional traffic generated by this development would not be forced onto Pleasant Valley Road. It would also provide quicker emergency response times from South Windsor. 2. The report recommends that eastbound Pleasant Valley Road be"reconstructed to provide one extra shared and through right turn lane" at the I-84 WB Exit ramp. No sketch is provided to explain this. The synchro lane group analysis shows 1 exclusive right lane, 1 combination through and right lane, 2 through lanes, and 1 exclusive left turn lane. But the phasing provides for 1 right turn lane to overlap while the exit ramp has the green light. A shared through and right lane cannot be overlapped like this. The predicted westbound peak through volume is 1,223 vehicles per hour in one lane, and the influence of the adjacent intersection at Buckland Street and Buckland Hills Drive on being able to provide the capacity to accommodate this volume is not discussed. This volume is too high to be accommodated in one lane. The north side of Pleasant Valley Road between Buckland Street and the I-84 ramps must be - widened to provide an additional westbound through lane. Note that any widening on C:\DOCUME-1\banach\LOCALS—I\Temp\200711—LDOC Pleasant Valley Road shall be designed such that the existing snow shelf width is maintained. 3. The applicant will be required to make any modifications necessary to the Town's closed loop signal system in accordance with the Manchester Public Improvement Standards, and to bond an appropriate amount for future modifications to the closed loop system for each phase of the development. 4. The traffic report should be revised to reflect the following: a. The Saturday peak hour cited in the report is 11 am to noon. In this area the peak hour is mid afternoon. b. The report refers to the JC Penney warehouse driveway as the`Buckland Hills Mall" c. Crash data should include collision diagrams and Manchester police department records. d. There are not"numerous curb cuts"on Pleasant Valley Road between Croft Drive and the I-84 WB exit ramp as stated in the report. There are 2. e. The background traffic growth indicates that Evergreen Walk is not yet built. f. The report should identify who will own and maintain the proposed signal at Pleasant Valley Road and Croft Drive. 5. The Town will request that the medians along Pleasant Valley Road be landscaped similar to the Buckland Street medians that were done as part of the Evergreen Walk project. The landscaping plans for Buckland Street are available upon request. 6. The General Plan does not address stormwater management. As the site seems to drain to Manchester, we will require that the final development plans comply with the Town of Manchester's Public Improvement Standards. 7. An independent review of the project by the Buckland Area Transportation Study consultants and committees should be completed. Contact person is James Andrini, ConnDOT. 8. The internal circulation of Buckland Plaza is problematic and should be reviewed as part of this project. In addressing Comment No. 1, consideration should be given to consolidate curb cuts with the adjacent access to Buckland Plaza. c: Mark F. Carlin, P.E., Director of Public Works/Town Engineer Jeff LaMalva, Assistant Town Engineer C:\DOCUME—I\banach\LOCALS—I\Temp\200711—LDOC RECEIV D AUG 13 ZUU% SHIPMAN 6 GOODWINLLP. COUNSELORS AT LAW South Windsor NJM WETLANDS AGENCY OVATION COMMISSION Christopher J.Smith Phone: (860)251-5606 Fax: (860)251-5318 cjsmith0goodwin.com August 9, 2007 Facsimile and Regular Mail Planning and Zoning Commission Of the Town of South Windsor Attn: Marcia A. Banach, Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Application_for Approval of General Plan of Development ("Application pursuant to Section 5.4.5 of the Zoning Regulations of the Town of South Windsor, Connecticut ("Regulations"), to permit a retail site development of real properties known as 22 Wheeler Road, 2 Smith Street, 7 Smith Street, and 367 Smith Street, located in the Town of South Windsor, Connecticut (collectively, "subject property"). Application submitted by the owner of subject property, Downeast Associates Limited Partnership ("Downeast"). Dear Chairperson Kennedy and Members of the Commission: Please be advised that the undersigned represents the owner/applicant Downeast with regard to the above-referenced Application for approval of a proposed General Plan of Development, as provided by Section 5.4.5 of the Zoning Regulations of the Town of South Windsor ("Regulations"). Downeast is the owner of the subject property that is included in the Application. As provided by Section 8-7d of the Connecticut General Statutes, Downeast respectfully consents to an extension of time in which the Commission has to open the public hearing concerning the Application. Specifically, Downeast grants an extension of time in which to open the public hearing until October 10, 2007. This additional time is required to permit Downeast the opportunity to address comments received by the Commission's professional staff. ONE CONSTITUTION PLAZA HARTFORD,CONNECTICUT 06103-1919 860-251-5000 WWW.SHIPMANGOODWIN.COM J Once again, Downeast looks forward to working with the Commission and community in providing a retail site development of the subject property that everyone will be proud of. If you have any questions, please do not hesitate to call the undersigned. Thank you for your, and the Commission's, anticipated cooperation and assistance concerning this matter. Very t ly yours, isthe . Smith Agent an Attorney for Downeast Associates Limited Partnership cc: Downeast Associates Limited Partnership CPH Engineers, Inc., A. Carpenter, P.E. Vanasse & Associates, Inc. Realty Concepts, Inc. ENSR Corporation 480303 v.01 S1 - 2 - AUG. 9, 2007 3: 36PM SHIPMAN&GOODWIN LLC NO- 4811 P. 1 ALShipman & GoodvAn LLP Fax Message COUNSELORS AT LAW One Constitution Plaza Hartford, Connecticut 06103-1919 Phone: (860) 251-5000 TO: Marcia Eanach Date/Time: 8/9/07 / 3:38 PM Company: Town of South Windsor Fax Number: 644-7280 Matter#: 60952-01 FROM: —Christopher J. Smith Telephone: _(860) 251-5606 Facsimile: (860)251-5318 Subject; Downeast No. Pages (including cover); 3 MESSAGE: Please see the attached letter THIS MESSAGE IS ONLY FOR THE USE OF THE ADDRESSEE AND MAY CONTAIN CONFIDENTIAL AND PRIVILEGED INFORMATION. Any dissemination, disWbution or copying of this communication other than by the intended recipient(s) is strictly prohibited. If you have received this communication in error, please notify us immediately by telephone(collect), and destroy all copies of this communication. Thank you. FISCAL IMPACT ANALYSIS 55.95 ACRES SMITH STREET ' SOUTH WINDSOR, CONNECTICUT ' Realty Concepts, Inc. REALTY CONCEPTS INC Counselors- Investment Managers-Appraisers 2514 Boston Post Road,Unit 9C•Guilford,CT 06437• t(203)453-1117• f(203)458-2689 • stang@realtyconcepts.net ' May 21, 2007 Atty. Christopher J. Smith Shipman & Goodwin, LLC ' One Constitution Plaza Hartford, CT 06103-1919 ' RE: Smith Street 55.95 Acres Proposed 330,000 Sq/Ft ' Retail Development South Windsor, CT ' Dear Atty. Smith, At your request, I have reviewed the proposed development submitted by the applicant, Simon ' Property Group, Inc., for the above referenced property to the South Windsor, CT Planning & Zoning Commission. The purpose of this analysis is to determine the impact of the proposed 330,000 square foot Retail Complex Development on municipal services. This is a general consulting report and is not a consulting appraisal report or an appraisal report as defined under ' the Uniform Standards of Professional Appraisal Practice (USPAP). Pertinent current town records were examined including zoning regulations, Plan of ' Development, site development plans prepared by applicant, Simon Property Group, traffic reports by Vanasse & Associates, Inc. of Andover, MA dated May 2007 and other pertinent data. The "Proposed development of the site does not propose any direct impact to any ' jurisdictional wetlands or watercourses" based on a wetlands assessment report by ENSR Corporation of Willington, CT dated May 19, 2007, and therefore does not meet the criteria as a "significant impact activity". The proposed development meets the 2002 South Windsor Plan of Development and is within the requirements of the South Windsor Planning and Zoning Regulations and is subject to approval by the South Windsor Planning and Zoning Commission. ' The purpose of this analysis is to determine the fiscal impact of the proposed 350,000+/- square foot retail development, if approved, on the municipal service and school system of the Town of South Windsor, Connecticut as of May 21, 2007. ' Realty Concepts, Inc. Atty. Christopher J. Smith May 21, 2007 1 have reviewed the proposed development of the 55.95 site as a 330,000 square foot retail ' center as proposed by the applicant. I have reviewed the current South Windsor real estate zoning regulations, 2002 Town Plan of Development and real estate market conditions in South Windsor, Connecticut, The Traffic Report by Vanasse & Associates, Inc. and the Wetlands ' Assessment Report by ENSR Corporation. All these factors, including a review of the Town of South Windsor 2006-2007 municipal and school budgets, were considered within this analysis in determining the impact of the proposed development. The above referenced reports are under separate cover and are an integral part of this analysis and must be used in ' conjunction with this analysis. Following is a summary of my findings as of May 21, 2007: 1) The proposed development should have a positive fiscal impact on the Town of ' South Windsor, Connecticut with minimal impact on the demand for town services, in particular, no impact on the school system. ' 2) An increase in property tax revenue can be anticipated due to the proposed development and can be favorably anticipated by the Town of South Windsor. This will lessen the tax impact on the residential property tax base. ' 3) The proposed retail development is in concert with the Town of South Windsor Plan of Development and also with other current developments in the immediate ' area of the subject property. 4) The Town of South Windsor has anticipated the growth of commercial ' development in the Town. This foresight has placed no additional demand on the current municipal public safety staff, equipment or budget. Attached please find the method of analysis and a summary of my findings. Respectfully, Stanley A. Gniazdti, , IM, FRICS Consultant CT Certified General Appraiser No. 237 Expires April 30, 2008 Enclosures 27111 ' Realty Concepts, Inc. ' PURPOSE OF THE ANALYSIS ' The purpose of this analysis is to determine the fiscal impact of the proposed 330,000 square foot retail development, if approved, on the municipal service and school system of the Town of South Windsor, Connecticut as of May 21, 2007. ' The objective of this assignment is to undertake the investigation and analyses required to reach supportable conclusions regarding physical and financial impact due to the proposed ' development of the subject property. ' MARKET VALUE DEFINED The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this ' definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby; ' • Buyer and seller are typically motivated; • Both parties are well informed or well advised, and acting in what they consider their own ' best interests; • A reasonable time is allowed for exposure in the open market; ' . Payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and ' . The price represents the normal consideration for the property sold/rented unaffected by special or creative financing or sales/rental concessions granted by anyone associated with the sale/rent. t Realty Concepts, Inc. 1 ' DEFINITIONS ' Source: The Dictionary of Real Estate Appraisal, Second Edition; published by The American Institute of Real Estate Appraisers, 1989 Fee Simole Interest Absolute ownership unencumbered by any other interest or estate, subject only to the four (4) powers of government. ' Mortgaged Fee Interest A fee simple estate or leased fee estate subject to a mortgage. ' Infrastructure 1) In planning, used to describe services and facilities that are integral parts of urban ' community life. 2) In a group of buildings or a complex, the core of development that is the source of all utilities and support services, e.g., gas and electric lines, streets, curbs. ' North American Industry Classification System (NAICS) ' Employment by sector SCOPE OF THE ANALYSIS The scope of this assignment is to develop within a reasonable degree of probability, based on ' current and historical data and economic conditions, the impact the proposed project will have on the Town of South Windsor, CT municipal and school budgets. The investigations, activities and tasks completed during this analysis included, but were not limited to, the following: ' • The property and surrounding area was lasted inspected on May 18, 2007. • Pertinent public records were examined and analyzed as well as The Site to do Business demographic services. ' • A survey and analysis of the South Windsor, Connecticut real estate market was conducted. This investigation included discussions with real estate professionals in the area and review of on line proprietary data bases. • Public records of the Town of South Windsor were examined. • Preliminary development plans, wetlands assessment and traffic study were examined. • Financing considerations were discussed with other real estate appraisers, several ' commercial real estate lending officers, and other professionals in the real estate financial community. ' Realty Concepts, Inc. 2 ' COMMUNITY DATA South Windsor is an incorporated town in north central Connecticut, situated west of Hartford and the Connecticut River. Located on the ' eastern border of Hartford County, it is flanked to the west by the Tolland County towns of Ellington and Vernon, to the north by East Windsor, to the east by Windsor and to the south by East Hartford and Manchester. South Windsor, Connecticut CERC Town Profile 2007 Town Hall Belongs to ' 1540 Sullivan Avenue Hartford County South Windsor,CT 06074 Hartford Labor Market Area (860)644-2511 Capitol Area Economic Dev.Region Capitol Region Planning Area Pm'�� 1845 ' Demographics Jotiox(2006 RaraTthnicity (2006) Town County State Po Pr ) Town County State White 21,821 652,661 2,817,144 1990 22,090 851,783 3,287,116 Black 1,091 107:127 336,250 2000 24,412 857,183 3,405,565 Asian Pacific 1,224 29,164 117,614 2006 24.945 881,556 3,551,413 Native American 29 1,149 5,713 2011 25,355 900,748 3,667,369 Other/Multi-Race 780 91,455 274,692 '06•'11 Growth/Yr 0.3% 0.4% 0.6% Hispanic(any race) 725 117,359 403,194 Land Area(sq.miles) 28 735 5,009 Poverty Rate(1999) 1.8% 9.3% 7.90/ Pop./Sq.Mile(2006) 892 1,199 709 Educational Attainment(2000) ' Median Age(2006) 41 40 39 Persons Age 25 or Older Torvn % State % Households(2006) 9,093 344,087 1,343,258 High School Graduate 3,776 23% 653,300 286/6 Med HH Inc.(2006) $84,993 $57,927 $61,879 Some College 4,460 27% 553,667 24% Bachelors or More 6,876 42% 720,994 31% Age Darribution(2006) ' 0-4 547 18-24 25-49 50-64 65+ Total Male 736 3% 2,509 10% 791 3% 4,258 17% 2,486 10% 1,251 5% 12,031 Female 727 3% 2,368 9% 796 3% 4,687 19% 2,577 10% 1,759 7% 12,914 County Total 52,347 611. 151,465 17% 80.615 9% 303,026 34% 166,333 19% 127.770 14% 881,556 State Total 212,473 6% 615,114 17% 327,812 9% 1,240,233 35% 666,797 19% 488,984 14% 3,551,413 ' Economics of Business Profile(2005) %of Total Top Five Grand List(2004) Amount Net Sector Firms Employment Evergreen Walk Lifestyle Ctr(Shoppes $22,617,400 1.1% ' Connecticut Light&Power Co. $15,506,160 0.8% Agriculture 3.7% 1.2% May Company $15,159,495 0.8% Const.and Mining 15.1% 8.0% Town Center of South Windsor $13,312,810 0.7% Manufactuing 9.0% 31.4% Gerber Companies $12,043,425 0.6% Trans.and Utilities 3.7% 6.2% Net Grand List(2004) $2,008,658,573 Trade 20.8% 21.4% Top Five Major Employers(2006) Finance,lus.and Town of South Windsor Filenes Real Estate 6.8% 3.9 DST Outpost Gerber Scientific Services 37.2% 26.6% International Fuel Cells Government 3.9% 1.3% Town State Recall Sales(2003) $555,054,127 $105,014,859,890 ' All Outlets Education it 2004-2005 School Year Town state Connecticut Mastery Test Percent Above Goal Grade 4 Grade 6 Grade 8 Total Town School Enrollment 5.151 563,216 Town State Town State Town State ' Most public school students in South Windsor attend South Windsor Reading 68 53 84 60 75 65 School District,which has 5,073 students. Math 74 57 87 61 72 56 Writing 74 63 83 61 75 61 ' For more education data Students per Computer Town State Average Class Size Average SAT Score please see: Elementary: 8.0 4.0 Grade K 20.0 Grade 2 21.0 Town Stale http://www.stato.ct.us/sde/ Middle: 4.0 3.0 Grade 5 23.0 Grade 7 19.0 Verbal 522 508 Secondary: 4.5 3.2 High School 19.7 Math 549 508 Town Profiles April,2007. Pagel wtyw.CerrnCOm No rep-ewarion or wammties,exprossed or implied,am ghvn regarding the accttmoy of this mformanon. Realty Concepts, Inc. 3 South Windsor C oc ! ' r here ' Connecticut Comt�tic�tt EcrrnonzicReroterzzsC.eraser l»c Government Government Form:Council-Manager Annual Debt Service(2005) $3,903,700 As/°of Expenditures 5.4/° Total Expenditures(2005) $72,847,20] Total Revenue(2005) $76,922,700 Eq.Net Grand List(2003) $3,274,707,714 Tax Revenue $61,419,824 Education $49,919,405 Per Capita $132,194 Non-tax Revenue $15,502,876 Other $22,927,796 As%of State Average 92% Intergovernmental $13,423,560 Total Iudebtness(2005) $30,151,293 Date of Last Revaluation(2005) 2002 Per Capita Tax(2005) $2,464 As%of Expenditures 41.4% Moody's Bond Rating(2005) Aa3 As%of State Average 124.0% Per Capita $1,210 Actual Mill Rate(2005) 31.23 ' As%of State Average 62.7% Equalized Mill gate(2005) 18.71 of Grand List Comllnd(2003) 15.4% Honsing/Real Estate ' Housing Stock(2005) Town County Stale Owner Occupied Dwellings(2000) 7,936 215,253 869,742 Existing Units(total) 9,672 363,495 1,431,569 As%Total Dwellings 87% 61% 63% %Single Unit 83.60/6 61.1% 64.7% Subsidize Housing(2001) 268 45,714 148,930 ' New Permits Auth.(2005) 68 2,487 11,885 Distribution of House Sales(2006) Town County State As%Existing Units 0.70% 0.68% 0.83% Number of Sales Demolitions(2005) 142 1,386 Less than$100,000 2 360 1,332 House Sales(2006) 197 9,506 37,483 $100,0004199,999 11 2,842 7,461 ' Median Price $285,000 $234,900 $275,000 $200,000-$299,999 97 3,582 11,804 Built Pre 1950 share(2000) 8.5% 30.2% 31.5% $300,000-$399,999 60 1,505 6,393 $400,000 or More 27 1,217 10,493 Labor Force ' Place of Residence Commuters(2000) (2005) Town County State Commuters into Town from: Town Residents Commuting to: Labor Force 14,272 443,552 1,817,032 South Windsor 2,327 Hartford 2,619 ' Employed 13,752 419,656 1,727,934 Manchester 931 South Windsor 2,327 Unemployed 520 23,896 89,098 East Hartford 793 Manchester 1,255 Unemployment Rate 3.6% 5.4% 4.9% Enfield 606 East Hartford 974 Place of Work Hartford 605 Windsor 634 ' (2005) Vernon 591 Bloomfield 599 Total Employment 11,582 485,691 1,643,963 Ellington 410 Vernon 490 '92-'05 Growth 0.8% 0.00/0 0.6% East Windsor 354 West Hartford 335 AAGR West Hartford 312 Glastonbury 291 ' Manufacturing 3,210 n.a. 195,400 Glastonbury 295 Enfield 265 Quality of Life Residential Utilities ' Town State Library(2001) Town Electric Provider Banks(2003) 11 1,226 Total Volumes 119,917 Connecticut Light&Power Lodging(1998) 0 756 Circulation Per Capita 6.7 (800)286-2000 Day Care Facilities(1999) 18 1,721 Gas Provider Infant Mortality Rate Distance to Major Cities Miles Yankee Gas Company Per 1,000 births(2001) no calc 4.5 Hartford 8 (800)989-0900 Crime Rate(1999) Boston 87 Water Provider Per 1,000 Residents 12 33 New York City 108 Connecticut Water Company %Open Land(1990) 50.0% 68.7% providence 59 (800)286-5700 Torun County Cable Provider Hospitals(1999) 0 9 Cox Communications CT,Inc. Total Beds 0 2,642 800-955-9515 Town Profiles April,2007.page 2 nw eere.eom No represemation or warranties,expressed or implied,ars given regarding the accuracy of this igformation Realty Concepts, Inc. 4 Location Man ORMC Cr SUBJECT IDA Gx O N z y � c 'r Baja F—M dll ❑Q SMITH ST 37 £� t3 Olive Garden wlian �ufauraM ,PaddwRobbins h 8 O Chills Odll3 Bar dandtft O Oarden rz 1' r�R S �O Data Lme sub)Bd to§Dwm. 8 0Del ma.XMwOSAProfessbnd. a wo low wvvwAWormez m MN(14.3'Vh DaleZooml" Realty Concepts, Inc. 5 1 1 r r I A r ,k r . 1 r � $ ,x���� • 6;' a\ \ � a�\, fi� � of � ,;#� �{R Y f j CD AD CD J-1-vo A"m T, VO 4: _ `�' �► �_. ._..^....�.','� .m•"'� .¢ � ma` s 1 ` .. ''�. - ,A. ,.. M..v ► i r �! 4.y*,:`t• O00 `ODD 4. .�. +•a' * x} _°R" ..mac y. r'.. ,y.- vk r „� N. vy.. row A w r T . 1 y A R ; y r .' + .. � {", A`� it � �! •'S,{ i _ t � p + c 1 71 ilk IM low ffi _ r � • .�.�3 �'E,' sx ' '� T J` ;Y� fit is"'S} �i Y d� image O 2001 DlgltaIGM •yw f 2007 Europa Teohn0l g es s 4942 1t Poinrur 41"48'26.56-N 72-33'40.22T W elev 14'1 it ;, "'"Streaming•IIII111111:�.100%• Ey It. '17083 tt a 1 1 Fir =f. r .r. f ``;tom ��a�'4 '�.►� I.` ���r� •■: t',�.� ., '?•�•,l,',1 !r _.��� ?� r• � ;�•+`+. � ��i • it 7: . �, i �i 7 AO Aw ism 4 Ott Aof ��- � . ..• try r, \�\.. -�i'� .. +r �- -11.•. Ii"�r :'! ISit AN a, *44 ✓i; •`i ;s. llrilmllfrbi ' Town Plan of development (Continued) The subject property is within the Economic Development Area earmarked for commercial development. The proposed development conforms to the 2002 South Windsor Plan of Development and is within its goal of 40% commercial development for the town. The current commercial development is about 21% according to town officials. The plan states the following: ' Economic Development Areas Existing commercial and industrial areas along Route 5, Sullivan Avenue, the I- 291 corridor, and Buckland Road form the nucleus of the Economic Development areas. These areas are characterized by a mix of older and newer ' commercial/industrial buildings and are generally serviced by utilities and arterial streets. Some of the older areas along Route 5 and Sullivan Avenue are in need ' South Windsor Plan of Conservation and Development 13 of rehabilitation and redevelopment. The most appropriate uses are and will continue to be commercial and industrial uses that are in conformance with the Guiding Principles and Objectives of this Plan. Mixed uses, designed to replicate ' a more traditional way of life, may be appropriate in some areas such as the Buckland Road Gateway Development Zone. Within existing industrial zones, limited commercial uses to serve the industrial uses (such as restaurants, banks) may be appropriate. � Low �;'�< �, Landluses ` � L �- LOW @�lily r t L �� � Land Us�e•�! ��_�,`�1T,i�Q •�R�e Tra IlOn81 'y,7� t_ i Econ� 441'-- Devoid m Subject ' ( omic PLAN OF CONSERVATION AND DEVELOPMENT 6 r ?- - PROPOSED LAND USE SOUTH VYI OONNECTICUT MRM ' Realty Concepts, Inc. 9 ' IDENTIFICATION OF PROPERTY Assessors Records ' Address MAP LOT ACRES 2 Smith Street 17 16 6.8 22 Wheeler Road 17 17 46.25 ' 7 Smith Street 18 16 2.70 367 Smith Street 18 14.2 .95 ' ENVIRONMENTAL DISCLAIMER The analysis is based on the assumption that the property is not negatively affected by the ' existence of hazardous substances or detrimental environmental conditions unless otherwise stated in this report. The consultant is not an expert in the identification of hazardous substances or detrimental environmental conditions. The appraiser's routine inspection of and ' inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions which would affect the property unless otherwise stated in this report. It is possible that tests and ' inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous substances or detrimental environmental conditions on or about the property that would negatively affect its value. The appraiser assumes no responsibility for the presence of radon gas, as the appraiser has no expertise in this area. The Consultant is ' relying on the developer to provide any environmental studies which may affect this analysis. SITE DESCRIPTION ' The subject property is comprised of four parcels totaling approximately 55.95 +/- acre parcel (Assessors Records= 56.70 Acres) of unimproved land on the south side of Smith Street and ' the east side of Wheeler Road. The site is level with street grade. The site is mostly level topography. WETLANDS Based on a report by ENSR Corporation of Willington, CT dated May 19, 2007 it is ENSR's opinion is the proposed development does not meet the criteria as a "significant impact activity" as defined in Connecticut General Statutes 22a-36 to 22a45 and the South Windsor Wetland/Watercourse and Conservation Regulations.This report is under separate cover. ' Utilities ' The subject property has the following utilities available from Smith Street and Wheeler Road; public telephone, electric, sewers, water and cable are available. ' ZONING The subject property is in a Designed Commercial Zone (DCZ) in the Town of South Windsor. ' The proposed development is designed to meet the requirements of the South Windsor Planning and Zoning Regulations. Excerpts of the regulations are in the addenda of this report. The reader should refer to the South Windsor Zoning Regulations, under separate cover, for ' additional information. ' Realty Concepts, Inc. 10 _1 1 1 �� ��.� ~� a >� , ,;,CIA,��,...;`.,: ,iw', ,:1 �y �l►r'`' .��� MAP & PROPOSED DEVELOPMENT PLAN SUBJECT South Windsor Town Line ► AxAw� _ 8 ► Manchester Town Line Aodww alp Realty Concepts, Inc. 12 PROPOSED PROJECT ' The 55.95 acres is proposed to be developed with about 330,000 square feet of single story retail in 3 buildings. The units will average about 2,500+/-square feet for the satellite stores and 50,000 to about 125,000 square feet for the anchor tenants. Tenancy has not been determined at the writing of this report. The site will be improved with off street parking (2,800+/- spaces). The site is privately owned. Therefore, all the roads, street lighting, trash removal and ground care will be paid by, and be the responsibility of, the owner after completion of the development. The development will be of superior quality and in concert with the architecture and character of ' South Windsor and the area. Access to the site will be through an existing entry from the existing retail center to the south. ' TRAFFIC The traffic report by Vanasse & Associates, Inc. of Andover, MA dated May 2007 indicated the roadways and intersections within the study area are expected to experience general traffic volume increases in the area due to the proposed development. With the recommended on- site and off-site improvements recommended within their report in place, the study intersections ' are not expected to experience significant delays as a result of the proposed development. MANAGEMENT ' The success and value added components for the proposed development is the management which is controlled by the developer who is recognized as leader in retail development and management. The owner poses superior experience and management skills. The owner will have central management that affords rules and regulation and enforcement since it is a private development. Most private developments have rules and regulations that municipalities do not ' have, or can not enforce, that add value to the complex. DEVELOPMENT IMPACT ' The consultant has analyzed the impact of the proposed 330,000+/- square foot retail development on municipal services and tax revenue. The consultant has based the following ' analysis on the following data: DEVELOPMENT VALUE-COST Development costs are based on information provided by the applicant and verified by the consultant. Construction cost per square foot for the shell including tenant improvements is estimated to be about $120.00 per square foot. Land value including site improvements is estimated to be about $200,000 per acre. Supporting land sales data can be found in the addenda of this report. COST TO DEVELOP ' Site: $200,000 x 55.95 Acres = $11,190,000 ' Building Cost &TI: 330,000 s/f x $120.00 s/f = $39,600,000 Estimated Project Value = $50,790,000 Via Cost Approach SAY: $51,000,000 Realty Concepts, Inc. 13 INCOME APPROACH TO VALUE ' The Income Approach to Value has been included in this analysis and is considered to be an approach that would be given consideration by the typical Municipal Assessor in Connecticut to estimate the value for ad valorem taxes for the subject property under today's market ' conditions. The capitalization method used in this analysis report is described as follows: Direct Capitalization ' Direct Capitalization is a method used to convert an estimate of a single year's income expectancy, or an annual average of several years' income ' expectancies, into an indication of value in one direct step -- either by dividing the income estimate by an appropriate income rate or by multiplying the income estimate by an appropriate factor. Direct capitalization does not explicitly differentiate between the return on and return of capital because investor assumptions are not specified. Direct capitalization has the advantage of simplicity, but its primary limitation is that it does not directly address profitability ' as a determinant of value, and only focuses on momentary income, which is only one of the future benefits of ownership. ' Subject Property ' The site will be improved with 330,000+/- square feet of retail buildings in three free standing buildings and 2,800 +/- paved parking spaces and landscaping as of the date of this analysis. ' Estimated Market Rent After reviewing the current market, information provided by the applicant, and the Net Operating Income data on the following page; and considering the location of the subject property; condition and layout of the buildings, competitive space available, and the general real estate market conditions at this time, it is my opinion that the conservative estimated market rental ' rate for the subject property is $14.00 s/f on a pure net plus CAM basis, and is the estimated rent the South Windsor Town Assessor may reflect as current market rent for the subject property. Therefore; $14.00 per square foot pure net represents market rent for the subject ' property. Estimation of Vacancy and Collection Loss ' As of the effective date of this analysis, vacancy for buildings of this type averaged around 3% to 15%. In estimating a stabilized vacancy rate, the location is considered to contribute to good market appeal. Having considered all these factors, a conservative stabilized vacancy rate of ' 3% is estimated for the subject property. Expenses ' Since the subject property is leased on a pure net basis, which means all operating expenses are passed through to the tenants, no expenses will be listed since they offset by the CAM ' charges. ' Realty Concepts, Inc. 14 INCOME APPROACH TO VALUE (continued) ALL FIGURES ARE ANNUAL 2007 $/Sa Ft Total POTENTIAL RENTAL INCOME ' Base rent 330,000 s/f 14.00 4,620,000 Base rent from vacant space 0.00 0.00 Percentage rent(plus base) 0.00 0.00 Percentage rent 0.00 0.00 Common area maintenance 0.00 0.00 Common area maintenance from vacant space 0.00 0.00 ' Real estate taxes 0.00 0.00 Real estate taxes from vacant space 0.00 0.00 Marketing 0.00 0.00 Total Rental 14.00 4,620,000 Plus: Other Income(affected by vacancy) ' Less:Vacancy&Cr.Losses 3% (0.42) (138,600) EFFECTIVE RENTAL INCOME 13.58 4,481,400 Plus: Other Income(not affected by vacancy) 0.00 0.00 ' GROSS OPERATING INCOME 13.58 4,481,400 OPERATING EXPENSES Real Estate Taxes 0.00 0 ' Personal Property Taxes(included above) Property Insurance 0.00 0 Off Site Management 0.00 0 ' Payroll 0.00 0 Expenses/Benefits 0.00 0 Taxes/Workers Compensation 0.00 0 ' Repairs and Maintenance 0.00 0 Utilities: Electric 0.00 0 ' Gas/Feul 0.00 0 Water/Sewer 0.00 0 Management Base rent 3% 0.00 0 t Accounting and Legal 0.00 0 Licenses/Permits 0.00 0 Advertising/Lease-up costs 0.00 0 Supplies 0.00 0 Miscellaneous Contract Services: Water/Sewer 0.00 0 ' Painting 0.00 0 Signage 0.00 0 Building Repairs 0.00 0 ' Miscellaneous 0.20 66,000 TOTAL OPERATING EXPENSES 0.00 66,000 NET OPERATING INCOME 13.38 4,415,400 Realty Concepts, Inc. 15 Selection of Appropriate Capitalization Rate ' The appropriate capitalization rate can be estimated through a variety of methods, including comparative analysis, mortgage/equity analysis, and yield rates. ' The appraiser has estimated a capitalization rate using mortgage/equity criteria. A loan can be made available to a well-capitalized purchaser with financing terms of 80% loan-to-value at a 6.5% effective yield with 25-year amortization. The mortgage constant would be 0.081025. A ' 10% annual cash-on-cash return is assumed to be adequate to attract equity financing. The mortgage/equity capitalization rate is expressed below. ' Loan to Value % x Mortgage Constant = Factor .80 x .081025 = .064820 ' % of Equity % x Cash on Cash Return= ' .20 x .1000 = .020000 Capital Return Rate = .084820 ' Rounded To 8.5% ' Another methodology considered reasonable to estimate an appropriate capitalization rate is a comparative analysis. As reported by various sources located throughout the United States, it was estimated that going in capitalization rates for the majority of commercial property type ' range between 8.0% and 12%. The predominant range of responses was between 7.75% and 10%. ' Given the location and quality of the subject, it is the appraiser's opinion that a capitalization rate of 8.5% would be more appropriate for a property of this type. The likely capitalization rate range applicable to the subject would be 7.5% to 10%. Capitalization Rate via Comparative Analysis 8.5% Therefore, the appraiser has determined that a 9.00% cap rate is appropriate for this property type. Realty Concepts, Inc. 16 INCOME APPROACH TO VALUE (continued) QUaFteF 2007" NeighboFhood. BostonlWomester Stamford Lawrence No rwalk New York Reg I-on Income _ ' Asking Rent $23.99 $23.41 $29.10 $28.19 $52.99 $51.35 $31.82 $30.88 Effective Rent $22.39 $21.84 $27.99 _ $27.12 _$50.50 $48.93 $29.98 $29.09 Otherincome _ $1.12 _ $1.09 $1.40 $1.36 $2.52 $2.45 $1.50 $1.45 Totallncome $23.50 $22.93 -$29.39 -$28.48 $53.02 $51.38 $31.48 $30.55 Vacancy Rate 5 4% _5.2% 6.2% 5.8% 8.9% 8.6% 8.0Y. 6.3% EGI $22.25 $21.75 $27.57 $26.83 $48.33 $46.99 $28.96 $28.62 Expenses - --- -- ---- -----Total Expenses $5.79 $5.65 $6.96 $6.79 $9.01 $8.79 $8.53 $6.37 Expense Ratio 28.04% 25.98% 25.26% 25.32% 18.64% 18.71% 22.55% 22.26% NOI $18.45 $18.10 $20.61 $20.04 $39.32 $38.20 $22.43 $22.25 ' Avg Sale Price $198 $195 $197 $184 $364 $336 $228 $216 OAR 8.3% 8.3% 10.5% 10.9% 10.8% 11.4% 9.8% 10.4% ' GRIM 8.85 8.93 7.04 6.78 7.21 6.87 7.60 7.37 EGIM 8.90 8.97 7.15 6.86 7.53 7.15 7.86 7.49 '4th Quortor 2006 Data Copyright 2007 RoaltyRato..com7„ ' Value Estimate - Direct Capitalization ' The current market value of the subject fee estimate is estimated by capitalizing the projected net operating income before adjustments at a 10.0% rate as follows: ' E.O.Y. Net Operating Income Capitalization Rate = Value Estimate $4,415,400 - 085 = $51,945,882 SAY: $52,000,000 ESTIMATED MARKET VALUE VIA INCOME APPROACH TO VALUE (DIRECT CAPITALIZATION) FIFTY TWO MILLION DOLLARS ($52,000,000) Realty Concepts, Inc. 17 ASSESSMENT AND TAX DATA The Town of South Windsor assesses real estate at 70% of market value. Real estate in the Town of South Windsor was revalued as of October 1, 2002, and is reflected in the 2005 and 2006 Grand List Assessment. The mill rate as of July 2005 is 32.54mills ($32.54 per thousand ' dollars of assessment). Therefore; the consultant will utilize for this analysis a 70% assessment rate and a mill rate of 32.54 for real and personal property tax estimates. ' SCHOOL AGE CHILDREN &TARGET MARKET The consultant has reviewed the South Windsor 2006-2007 Town budget to provide a ' breakdown of public school aged children, number of pupils and the current cost to educate a child in South Windsor. Based on public information from the Town of South Windsor and State of Connecticut Department of Education, the cost to educate a child for 2006 school enrollment of approximately 5,084 students is about $54,820,012. The per student local cost burden is ' about $10,782.85 per student. Since this is a retail development there will be no impact on the South Windsor School District and therefore no financial impact to the Town of South Windsor. ' PERSONAL PROPERTY TAXES A result of the proposed development is the addition of new personal property tax to the Town ' Grand List. Discussions with the Assessor have resulted in a conservative estimate for the subject property is $10.00 per square foot of the gross building area. This results in an estimate of $3,300,000 tax base due to the proposed development. The personal property tax base ' includes maintenance equipment and store fixtures only. ADDITIONAL TOWN SERVICES The consultant has reviewed the proposed development and has observed the following: That the Town of South Windsor will not be required to plow, maintain or service the site's roadways and parking areas, lighting, sewer and storm drain system, trash removal, and water (including fire hydrants)system. POLICE & FIRE SERVICES In an effort to allocate the cost of Public Safety (emergency services) to the subject, the consultant used the 2006-2007 South Windsor Budget totaling $5,936,480. This equates to a ' per capita cost of ($5,936,480 + 25,173 - 2006 population) $253.83 per capita. Typically this would be allocated on a per capita basis or an allocation made to the subject property. ' A discussion with Police Chief Gary K. Tyler revealed that emergency services has anticipated development in this area of South Windsor as retail and staff and equipment is currently in place to service the proposed development. Therefore; if the proposed 330,000+/- square foot retail development is permitted and built, it will have no increase in demand for police, fire or emergency services or increases on their budgets. ' Realty Concepts, Inc. 18 ANALYSIS METHODOLOGY The analysis methodology is to develop the estimated market value of the proposed 330,000+/- square foot retail development; determine the estimated market values of real property and ' personal property; apply the current assessment valuation method utilized by the Town of South Windsor; apply the current mill rate and estimate the tax revenue generated by the proposed development, then develop the estimated cost to the Town of South Windsor per pupil and any other supportable financial cost to the Town of South Windsor. Once the estimated revenue is developed, the estimated expenses to the Town of South Windsor are deducted. The same methodology will be utilized for any alternative site ' development. In the case of the subject property, the assignment is to determine the fiscal impact of the ' proposed development on the Town of South Windsor. The site is currently zoned for commercial development. There is no comparative alternative use analysis required. Since two methods of estimating value for ad valorem taxes have been used, they will be compared to ' each other to determine the range of assessment , tax revenue and town expense due to the proposed development.. ' On the following page is a summary of my findings: Realty Concepts, Inc. 19 1 ' DEVELOPMENT SITE ANALYSIS And FISCAL IMPACT CALCULATION Income Cost Approach Approach Retail Retail ' Complex 330,000 s/f 330,000 s/f Value $51,000,000 $52,000,000 Total $51,000,000 $52,000,000 ' Total Value $51,000,000 $52,000,000 70%Assessment $35,700,000 $36,400,000 Times Mill Rate 32.54 32.54 Total Real Estate Tax Revenue $1,161,678 $1,184,456 ' PERSONAL PROPERTY TAX ' Fixtures& Equip Est.Value $3,300,000 $3,300,000 Total Value $3,300,000 $3,300,000 ' 70%Assessment $2,310,000 $2,310,000 Times Mill Rate 32.54 32.54 Total Personal Prop. ' Tax Revenue $75,167 $75,167 TOTAL TAX REVENUE $1,236,845 $1,259,623 ' Municipal Expenses School Children ' (.25x 0 Units) 0 Cost/Child(2002) $10,782 Total Ed. Cost $0 ' Public Safety $50,000 Public Works $50,000 ' Total City Cost 100 000 100 000 NET (Cost)/Revenue ' to Town $1,136,845 $1,159,623 Realty Concepts, Inc. 20 CONCLUSION The preceding analysis clearly demonstrates that the proposed retail development will have ' minimal effect on the Town of South Windsor, Connecticut financially. The proposed retail development would have no allocation of expenses for road maintenance, street lighting, rubbish removal, sewers, and demand for additional public services. ' Therefore: ' 1) The proposed development should have a positive fiscal impact on the Town of South Windsor, Connecticut with minimal impact on the demand for town services, in particular, no impact on the school system. ' 2) An increase in property tax revenue can be anticipated due to the proposed development and can be favorably anticipated by the Town of South Windsor. This will lessen the tax impact on the residential property tax base. 3) The proposed retail development is in concert with the Town of South Windsor Plan of Development and also with other current developments in the immediate area of the subject property. ' 4) The Town of South Windsor has anticipated the growth of commercial development in the Town. This foresight has placed no additional demand on the current municipal public safety staff, equipment or budget. Realty Concepts, Inc. 21 Stanley A. Gniazdowski, CRE, CCIM, FRICS ' 2514 Boston Post Road, 9C, Guilford, CT 06437 TEL: 203.453.1117 FAX: 203.458-2689 EXPERIENCE ' Realty Concepts, Inc. Guilford, Connecticut President 1984 to Present Provided real estate consulting, appraisal, asset management, litigation support and development consulting to national corporations, developers, investors, retailers, governmental ' agencies, lenders and law firms. *Assignments successfully completed include: consulting or valuation of specialized assets, ' due diligence, workouts and restructuring of assets with values to $100,000,000 • restructure real estate department of two billion dollar corporation; corporate real estate impact and cost of capital analysis; structure sale lease backs, land lease, master leases, leases and determine leasehold values • bifurcation & negotiation of$80,000,000 partnership; *development management; tax appeal of major assets • market and site demographic studies; gap analysis; surrogate site assemblage • expert witness for unique and specialized assets , inverse ' condemnation; public hearing testimony for proposed developments , zone changes & development impact studies • commercial appraisals of typical and unique properties and general and transitional management. ' *National real estate lecturer, trainer and associate professor New York University, CCIM senior instructor and trainer for national real estate firms and organizations. ' Cushman &Wakefield New York, New York Vice President 1982 to 1984 ' Performed consulting services to investors and corporate clients; structured transactions for in- house brokers and clients. Structured and completed sale of a single asset in excess of $100,000,000; and structured sale lease backs; development structuring and general ' counseling. W.T. Beazlev Company New Haven, Connecticut ' Vice President 1979 to 1982 Financial services division. Responsible for directing property management division; structuring ' condominium conversions; support brokerage division and general counseling and valuation. Moniello Associates East Haven, Connecticut ' Manager 1973 to 1979 Directed residential and commercial sales departments. Personally specialized in commercial investment sales and consulting. Realty Concepts, Inc. 22 EDUCATION ' • University of New Haven 1972. BS Business Administration. Deans Award Graduate. • Commercial Investment Real Estate Institute five graduate level courses . ' • Real Estate Securities and Syndication Institute. • Society of Real Estate Appraisers: Market, feasibility and marketability studies. • University of New Haven: Commercial Investment R E Analysis. Appraisal I & II . ' PROFESSIONALDESIGNATIONS • CRE:Counselor of Real Estate 1987 ' • CCIM: Certified Commercial Institute Member 1982 • CRS:Certified Residential Specialist 1978 TEACHING AFFILIATIONS *Associate Professor—New York University 1996-Award for Teaching Excellence • Senior instructor Commercial Investment Real Estate Institute—CCIM program ' • Instructor- Industrial Development Research Council : Corporate Real Estate • Compass Management& Leasing PROFESSIONAL AFFILIATIONS • Chairman—2000 CCIM Cl 102 Course &Technology Task Force • Chairman - 1995 Connecticut CRE Chapter ' • Chairman - 1992 CCI M Course 101 &Course rewrite • Chairman - 1988 Connecticut CCIM Chapter • Chairman Connecticut Association of Realtors: Common Interest Communities and Rental ' Housing Law Committee. • Landauer/CCIM National Real Estate Survey- CCIM Editorial member 1995-96 • Chairman (1989 & 1990) Commercial Investment Real Estate Journal. • CCIM Comprehensive Exam Team and Designation Committee. • Education Committee member, American Society of Real Estate Counselor. !Certified ROFESSIONAL LICENSES General Appraiser• Broker- Connecticut • Licensed Real Estate Securities- Connecticut ' OTHER: • National lecturer on Real Estate Valuation, Development, Counseling, Market ' Analysis, and Syndication. • Consulted & Lectured in Hungary, Poland, Russia, Slovakia & Ukraine on Real Estate Financing and structuring transactions ' *Testified before the State Joint Judiciary Committee as an expert witness on the Connecticut Condominium conversion Law and other real estate issues • President: University of New Haven Alumni Association 1991&1992. ' • Board of Governors, University of New Haven • Shoreline Foundation ' REFERENCES: Available upon request Realty Concepts, Inc. 23 PARTIAL LIST OF CORPORATE US CLIENTS ' ALLIED SIGNAL ATLANTIC BANK & TRUST COMPANY AVALON COMMUNITIES, INC. ' BANK BOSTON CHEMICAL BANK CITIZENS BANK CONNECTICUT HOUSING FINANCE AUTHORITY DATTCO ' EDENS & EVANT EASTERN EUROPEAN REALTY FOUNDATION EMERGILITE ' FIRST UNION BANK GOVERNMENTAL AGENCIES GREATER NEW HAVEN CHAMBER OF COMMERCE ' H. J. RUSSELL CO. HARLAND, O'CONNOR, TINE, & WHITE HOMART ' INTEGRATED RESOURCES JPI KNIGHTS of COLUMBUS ' LAFAYETTE AMERICAN BANK MARRIOTT CORPORATION METLIFE CAPITAL CREDIT ' UTOPIA MENTAL HEALTH NEW HAVEN SAVINGS BANK NEUROGEN CORPORATION ' NORTHERN TRUST BANK RHODE ISLAND HOSPITAL TRUST ROCKEFELLOR GROUP ' ROUSE CORPORATION SCHNEIDER NATIONAL SHAW'S SUPERMARKET ' SIGMA X1 SOUTHERN NEW ENGLAND TELEPHONE COMPANY STOP AND SHOP COMPANIES ' SWISS BANK TILCON, INC. TOMASSO BROS. ' TOWN OF EAST HAVEN TOWN OF MADISON ULBRICH STEEL ' UNIVERSITY OF CONNECTICUT FOUNDATION UNIVERSITY OF NEW HAVEN UPJOHN COMPANY ' WALMART YALE UNIVERSITY Realty Concepts, Inc. 24 ADDENDA Realty Concepts, Inc. 25 I STRATEGIC SCHOOL PROFILE 2005-06 South Windsor School District IJOSEPH L WOOD,Superintendent Telephone: (860)291-1205 I This profile was produced by the Connecticut State Department of Education in accordance with CT General Statutes 10-220(c). COMMUNITY DATA County: Hartford Public School Enrollment as a Percent of Town Population: 20.6% 2000 Population: 24,412 Public School Enrollment as%of Total Student Population: 95.2% 1990-2000 Population Growth: 10.5% Percent of Adults without a High School Diploma in 2000: 9.3% 2000 Per Capita Income: $30,966 Adult Education Enrollment in 2004-05 School Year: 45 Number of Public Schools: 7 Number of Adults Receiving Diplomas in 2004-05 School Yr.: 14 Number of Nonpublic Schools: 0 District Reference Group(DRG): B DRG is a classification of districts whose students'families are similar in education,income,occupation,and need,and that have roughly similar enrollment. DISTRICT NEED I Current and Past District Need Year District DRG State %of Students Eligible for Free/Reduced-Price Meals 2005-06 5.3 4.9 26.9 2002-03 5.0 N/A 25.4 %of K-12 Students with Non-English Home 2005-06 5.5 6.4 12.6 Language 2000-01 4.0 N/A 12.5 %of Elementary and Middle School Students Above 2005-06 93.9 93.1 88.0 Entry Gr.Who Attended Same School Previous Yr. 2000-01 93.4 N/A 87.0 %of Kindergarten Students who Attended Preschool, 2005-06 85.7 90.0 79.2 Nursery School,or Headstart 2000-01 84.2 N/A 74.7 %of Juniors and Seniors Working More Than 16 2005-06 24.8 16.9 21.7 Hours Per Week 1 2000-01 1 34.4 1 N/A 31.7 I STUDENT ENROLLMENT AND RACE/ETHNICITY IEnrollment Race/Ethnicity Number Percent Grade Range PK-12 American Indian 21 0.4 Total Enrollment 5,084 Asian American 338 6.6 5-Year Enrollment Change 0.5% Black 278 5.5 Projected 2010 Enrollment Hispanic 201 4.0 Elementary 1,940 White 4,246 83.5 Middle School 1,113 Total Minority 2005-06 838 16.5 High School 1,682 1 Total M on 2000-01 1 630 1 12.5 Prekindergarten,Other 69 i I I Realty Concepts, Inc. 26 I ' South Windsor Zoning Regulations ' DESIGNED COMMERCIAL ZONE 5.4 Designed Commercial Zone ' 5.4.1 General. Designed Commercial (DC Zone) shall be designated by the Planning and Zoning Conunis- sion only in accordance with due consideration of the following criteria: Conservation of ' property values;the impact of traffic in the immediate neighborhood; the general character of the neighborhood;the general welfare of the Town;and in consistency with the objectives and principles of the Comprehensive Plan of Development. 5.4.2.1 Permitted Uses The principal permitted uses are: Buildings for offices,retail sales and business/personal ser- vices along with parking and accessory uses serving the uses permitted above. Such accessory uses of land or structures shall be intended and designed only for the use,maintenance or op- eration of the property. 5.4.2.2 Special Exception Uses 1 The following additional uses may be permitted in the Design Commercial Zone as a Special Exception after public hearing, subject to the provisions of Sections 5.5.3, 5.4.4,and all other applicable sections of these regulations. ' Such uses will be allowed only when the Commission has determined that: (1) traffic or other hazards will not be created; i (2) general property values will be conserved; (3) there will be no adverse effects on existing uses in the area; (4) the general welfare of the community will be served; (5) there will be no adverse impacts on the capacity of present and proposed utilities,streets, ' drainage systems,sidewalks,and other infrastructure; (6) no adverse environmental impacts will be created. The Commission may impose additional conditions in accordance with these regulations in ' order to ensure that all criteria enumerated above and/or within a particular use category are satisfied. 5.4.2.2.a. Day care centers for children,duly licensed by the State of Connecticut and any other applica- ble agencies,provided the following conditions are satisfied: (1) no safety hazards are created, particularly with respect to access into and out of the site t and building; (2) any outdoor play area must be substantially level and suited to playground use; (3) any outdoor play area most be located on the site in an area which is removed from any possibility of encroachment by vehicular accidents on adjoining streets; (4) there must be adequate parking to accommodate any anticipated heavy patronage func- tions such as open house,recitals,plays,etc.; 94 Realty Concepts, Inc. 27 i ' Section V:Use Regulations,Commercial ' (5) a school bus turnaround must be provided if any children will be brought to the center by school bus; (6) the surrounding environment must be reasonably free of industrial/commercial pollutants ' and excessive noise at the time of application,and there must be a reasonable expectation that the surrounding area will remain free of pollutants in the future; (7) the surrounding environment must be reasonably physically and verbally non-threatening ' to children and staff at the time of application,and there must be a reasonable expectation that the surrounding area will remain non-threatening in the future; (8) if the day care center is to be a separate building.the site must be screened from adjoining ' sites to the standards established in Sections 10.4.a.1 and 10.4.a.2. Screening may be lo- cated within the required yards. If the day care center is located within a multiple tenant facility,any outdoor play are must be screened from adjoining uses to the standards estab- lished in section 10.4.a.1 and 10.4.a.2. 5.4.3 Procedure The applicant shall file with his application, in seven(7)copies, a General Plan of Develop- ment for all of the property located within the proposed Designed Commercial zone. The Commission shall,after due notice,hold a public hearing on the application and shall take ac- tion thereon, all as provided by the Connecticut General Statutes. If the application is ap- proved,the establishment of the DC zone shall permit the applicant and/or his assigns to pro- ceed with completion of the development set forth in the General Plan of Development, subject to the remaining provisions of these regulations. ' The Commission shall require improvements in the utility, transportation, or public service systems of the Town of South Windsor where in the judgment of the Commission the impact of the proposed development will create a direct adverse condition requiring improvements for safe and proper operation,whether such improvements are on or off the site area.Approval of ' the application shall establish a DC zone for the property described in the application,and the Zoning Map shall be amended accordingly,and one copy of the General Plan of Development and accompanying documents with the approval of the Commission endorsed thereon shall be ' filed with the Town Clerk,as required by the General Statutes. 5.4.4 General Requirements a. Minimum Area.The tract shall consist of a single lot or a number of contiguous lots under one ownership or control having a total area of not less than 30 acres. b. Minimum landscaping and open space uses. ' Parking 1. Not less than ten(10%)percent of the interior of a parking lot containing fifty(50)or more parking spaces shall be landscaped with trees and continuously maintained.The ' Commission may waive up to one-half(1/2) of this ten (10%) percent requirement when consistent with the intent of this section. 2. Planting along the perimeter of a parking area, whether screening, landscaping or ' buffering,will not be considered as part of the ten(101%)percent interior landscaping. 3. Where a parking area abuts the buildings on the subject property,the adjacent border plantings are not considered as part of the interior landscaping. 95 ' Realty Concepts, Inc. 28 ' South Windsor Zoning Regulations ' 4. Planting beds shall have an area of not less than twenty-five(25)square feet,exclud- ing curbing. 5. Planting beds must be distributed as evenly as possible throughout the parking area. ' 6. The parking and landscaping plan shall show a satisfactory method of storm drainage and snow storage,and planting beds shall be protected by curbing. ' 7. The parking lot landscape plan shall be drawn to scale and show the plant list giving common name, height, caliper, eventual spread, the quantity of each, and, when ap- propriate,the spacing. 8. Ground cover alone is not acceptable. Trees selected will be checked for suitability in regard to eventual spread and adaptability to existing soil and climatic conditions. 9. Preparation of beds for trees shall be described. Mulched planting beds shall be pro- vided around all trees and shrubs. 10 Gravel or stone shall not be used for ground cover unless suitably contained within the intended area. ' 11. Trees and bushes planted within five(5)feet of any parking area shall be of a variety capable of withstanding salt damage. ' 12. When possible,existing trees shall be saved by appropriate welling and mounding. 13. In order not to alter excessively the groundwater table,the applicant is encouraged to integrate water detention areas within the overall design of the parking lot. ' Open Space At least ten percent(10%)of the gross site area(in addition to parking area landscaping) ' shall be devoted to open space uses,suitably landscaped and maintained. Such open space may include buffers and planting beds adjacent to buildings. c. Setback,Area and Similar Requirements;Inapplicability of Certain Provisions. ' Except as otherwise provided herein, the provisions of Section 10 shall not apply to any DC zone, provided, however, that the requirements of the Commission for design stan- dards of site improvements shall apply to any such zone, and in addition, every structure ' shall have legal access to an arterial street, and no structure and no group of structures shall be erected in such proximity to any other structure as to constitute a fire hazard,or to prevent adequate light and air from reaching such structure. ' d. Building Height. The building height of any structure within a DC zone shall not exceed forty (40) feet, except that a greater building height for any structure may be permitted where,in the judgment of the Commission, such greater building height is in keeping with the purpose and intent of these regulations and is approved by an affirmative vote of two- thirds of the Commission members. e. Roads,Parking Areas,Sidewalks and Curbing. All roads within a DC zone to be dedicated to the Town shall conform to all applicable Town ordinances and regulations. The design of all other accessways shall be subject to approval by the Commission. ' f. Off-Street Parking Requirements/Loading Spaces. ' 96 Realty Concepts, Inc. 29 ' Section V:Use Regulations,Commercial ' The provisions of Section 13 shall apply to all Designed Commercial zones, provided, however,that the Commission may require an additional number of parking spaces within a DC zone or any phase or unit thereof, as the public interest may require, or may vary such requirements for appropriate reasons provided that such reasons are made part of the ' record.Loading docks will be screened or enclosed. g. Utilities,Sewers,Water Supply,Fire Protection,Storm Drainage. No development plan in a DC zone shall be approved unless adequate public utilities,pub- lic sanitary sewers,and storm drainage are to be provided by the developer or developers, and clear evidence has been furnished of safe and satisfactory means of supplying potable water and fire protection,and unless the proposed utilities,sewers,drainage,potable water ' supply and fire protection have been shown to be adequate to accommodate reasonably anticipated future development within the DC zone. The developer or developers shall also provide fire hydrants at appropriate locations. All Town specifications for finishing ' and installation of water systems and hydrants must be met. h. Utilities. All utilities in the Designed Commercial development shall be placed underground includ- ing electric power transmission lines and telephone lines,unless waived for sufficient rea- sons and so stated. ' i. Buffer Areas. Buffers shall conform to Section 10.4. j. Development of Zone District Over Period of Years. The development of an entire DC zone may be completed in phases or units. A detailed site development plan limited to one or more phases or units may be approved by the Commission. ' Each phase or unit shall be consistent with the General Plans submitted pursuant to these regulations, and to the requirements of these regulations, and shall be capable of inde- pendent existence without the completion of succeeding stages. ' 5.4.5 General Plan of Development. The General Plan of Development shall consist of one or more maps at a scale of not less than ' 1"=100',prepared by an engineer,architect,landscape architect or planner,and accompanying documents,and shall show or indicate: a. Existing structures,existing topography at two(2)foot contours,existing roads and paths, major topographic features, slopes of greater than ten(10%)percent grade and the loca- tion points of scenic interest,and wooded and open areas. b. The location of adjoining properties,the names of the owners of such properties as appear on the latest records in the office of the Assessor;and the existing structures and land uses within 500 feet of the boundaries of the proposed development. c. Present and proposed land uses within the boundaries of the entire proposed development, ' whether commercial, service, recreational or open space, or other, and the acreage as- signed to each. Proposed square footage of building or floor area for all proposed uses shall be shown and described in sufficient detail to clearly indicate the nature and scale of 97 Realty Concepts, Inc. 30 ' South Windsor Zoning Regulations the proposed uses. The proposed footage as shown shall establish the maximum building ' sizes and the areas within which it will be permissible to construct such buildings. d. The location of proposed major thoroughfares,and proposed vehicular and pedestrian cir- culation patterns, including location and dimension of private and public streets, and in- cluding proposals for linkage of roads within the zone to the Town and State Highway system, accompanied by a statement regarding estimated peak hours traffic generated for the development phase under construction. e. Whether property within the entire district is to be developed in phases or units,and if it is to be so developed the anticipated location and acreage of such phases or units. f. The proposed general system of utilities,water,supply,fire protection,drainage,and sew- age disposal, including a statement regarding the projected impact on Town water supply, fire protection, drainage and sewage treatment facilities. The projected location of major culverts and of drainage basins serving the district,whether or not within the district,and ' the projected system of solid waste disposal and its impact on Town facilities for solid waste disposal shall also be indicated. ' g. A soil survey map of the Soil Conservation Service of the United States Department of Agriculture, with summary analysis, with such other information as may be required to show adequate soils data, indicating the type of soils, and their location, and the location of streams. h. The location of any"inland wetland"or"water courses"as defined in Connecticut Public Act No. 155,as amended. ' i. A map or statement indicating the projected amount and locations of open space within the entire district,and the proposals for maintenance of buffers and open space. j. Any projected system for public transportation and its relation to existing systems. ' k. A statement regarding anticipated costs and revenues to the Town as a result of the antici- pated land uses. ' 1. Such other relevant information as the applicant may wish to submit. 5.4.6 Approval ' The General Plan of Development shall, upon approval, be signed by the Chairperson of the Commission,and filed in the Commission's records. a. Approval of the General Plan of Development shall be valid for up to ten(10)years from ' the date of Commission approval. b. If construction has not commenced within the agreed to time,up to thirty(30)months fol- lowing approval, the Commission may, after a public hearing, modify or terminate such approval. 5.4.7 Detailed Site Plan of Development for Issuance of Building Permits. ' No building permit shall be issued with respect to property in a DC zone or any phase or unit whereof except in accordance with approval from the Planning and Zoning Commission ob- tained pursuant to the provisions of its regulations, Section 8, as to such property or such ' phase or unit thereof. 98 Realty Concepts, Inc. 31 t10.2 Schedule of Areas,Yards and Height Requirements Zone Minimum Lot Minimum Lot Minimum Lot Area Width* Depth ' RR 40,000 s.f. 175 ft. 200 ft. A40 40,000 s.f. 150 ft. 200 ft. AA-30 30,000 s.f. 150 ft. 150 ft. A-30 30,000 s.f. 120 ft. 150 ft. A-20 20,000 s.f. 100 ft. 150 ft. RC 30,000 s.f. 150 ft. 150 ft. ' GC 15,000 s.f. 100 ft. 150 ft. GD 3 acres 200 ft. N/A CD 5 acres See Sect.5.4.5.a N/A I 20,000 s.f. 100 ft. 150 ft. MF 15 acres 200 ft. 200 ft. RO 2 acres 200 ft. 200 ft. FP 40,000 s.f. 150 ft. 200 ft. ' OP 5 acres 200 ft. 200 ft. *Lots with frontage on Buckland Road or Sullivan Avenue have a muiumun lot width of 15o feet.Where ' the requirements of Section 10 are greater,the Section 10 requirements apply. Realty Concepts, Inc. 32 ' South Windsor Zoning Regulations ' Zone Maximum Maximum Maximum% Maximum% Stories Height/Feet Lot Coverage Impervious Coverage ' RR 2 '/2 30 10 A40 2 'h 30 10 AA- 2 '/2 30 15 ' 30 A-30 2 %2 30 15 A-20 2 '/2 30 15 ' DRZ 2 '/z 30 20 30 RC 3 45 25 60 GC 2 40 30 65 ' GD 2* 30* N/A 60* CD 5 60 N/A 65 I 2 40 50 65 ' MF 2 35 30 40 RO 2 30 30 50 FP 2 % 30 10 10 ' OP 4 57 1 302 502 'Except where specifically noted otherwise elsewhere in these regulations. ' 2of net buildable land. *Requirements vary. See Section 5.8.5.a for specific requirements. ' 1. Any section of a building more than one hundred fifty(150) feet from a residential zone may be up to forty(40)feet in height. A building seventy-five(75)feet from a residential ' zone shall have a maximum height of twenty(20)feet. Maximum height of a building be- tween seventy-five(75)feet and one hundred fifty(150)feet from a residential zone shall be determined using the same ratio of distance to height. 1 ' Realty Concepts, Inc. 33 COMPARABLE LAND SALES ' Town of SOUTH WINDSOR in HARTFORD County Sale Price $14,000,000 Property 151 Buckland Rd Sale Date 10/19/2000 ' Seller Catholic Cemetaries Assoc. 700 Middletown Ave, North Haven Ct 06473 Vol/Pg 1169/4 Buyer Evergreen Walk LLC ' 231 Central Ave, White Plains Ny 10606 Zone GD Map 27 Block n/a Acres 230.11 ' Lot 15 $/Acre $60,840 Memo n/a $/SQFT $1.40 Town of SOUTH WINDSOR in HARTFORD County Sale $6,000,000 Price Property Buckland Rd Sale Date 4/7/2000 Seller Manchester I84 Assoc. L.P 1109 Rose La, Virginia Beach Ca 23451 Vol/Pg 1137/50 ' Buyer Lowes Home Centers Inc 1203 School St, Wilkesboro NC 28697 Zone GD Map n/a ' Block n/a Acres 14.12 Lot 1,2&3 $/Acre $424,929 Memo 3 lots 1.68,1.00,11.44 - partly in $/SQFT $9.76 Manch Town of SOUTH WINDSOR in HARTFORD County Sale Price $4,500,000 Property Buckland Rd Sale Date 4/7/2000 Seller M/S Town Line Assoc. LLC ' n/a Vol/Pg 1137/111 Buyer Target Corp Minneapolis MN Zone GD ' Map n/a Block n/a Acres 21.66 ' Lot 2 $/Acre $207,756 Memo n/a $/SQFT $4.77 ' Realty Concepts, Inc. 34 Largest Taxpayers-The following table sets forth the Town's ten largest taxpayers, per the Grand List dated October 1,2005. ' Name of Taxpayer Nature of Business Grand Total %of Grand.List Evergreen Walk Lifestyle Center Retail $ 28,092,290 1.36% CT.Light&Power Utility 15,964,890 .77% ' May Company(Filenes) Retailing/Distributor 15,520,694 .75% Town Center of South Windsor Retail 13,490,890 .65% ' Gerber Companies Manufacturing 11,927,607 .580/0 ' Evergreen Walk LLC Retail 11,694,300 .57% Loves Home Centers Inc. Retail 9,938,550 .48% ' DST Realty Manufacturing 9,403,170 .45% ' Target Corp. Retail 9,358210 .45% CT.Water Company Utility 8.361,191 .40% Total $133,751,792 ' Sooice.Town of South Windsor Assessoes Office. ' Realty Concepts, Inc. 35 ' TOWN OF SOUTH WINDSOR Comparison of Annual Expenclitums-By Department ' 2006f2007 20a6/2007 2004/05 2005/06 2005/06 Department Council Description Achud Adopted Estimated Request Approved ' GENERAL GOVERNMENT LEGISLATIVE TOWN COUNCIL 126,702 155,310 155,310 163,763 159,463 Total 126,702 155,310 153,310 163,763 159,463 BOARDS&COMMISSIONS HUMAN RELATIONS COMMISSION 26 2,000 2,000 2,000 2,000 HISTORIC DISTRICT COMMISSION 273 500 500 500 -W ' PUBLIC BUILDING COMMISSION 0 1,020 1,020 4020 520 HOUSING AUTHORITY 3,991 4,908 4,121 4,476 4,476 S.W.REDEVELOPMENT AGENCY 4,835 5,000 5,000 5,000 2,000 INLAND/WETLANDS COMM. 6,903 7,625 7,025 7,625 7,625 ' LAND PRESERVATION ADVISORY 0 480 480 480 480 OPEN SPACE TASK FORCE 42 1,500 1,500 11500 1,500 EMERGENCY RESPONSE 0 0 0 0 0 ' PARS&RECREATION COMMISSION 337 7,500 6,862 7,500 6,100 PLANNING&ZONING COMMISSION 20,889 23,500 22,850 23AW 10AW ZONING BOARD OF APPEALS 3,396 3,800 3,000 4,300 3,800 ECONOMIC DEVELOPMENT COMM. 833 14,000 14,000 14,000 5,000 ' Total 41,525 71,933 68,358 71,901 44,501 ' JUDICIAL PROBATE COURT 7,033 13,818 10,488 10,498 10,488 Total 7,033 13,818 10,488 10„4ss 10,488 ' ELECTIONS REGISTRAR OF VOTERS 105,529 n5,758 115,243 119,526 U7,976 Total _105.529 115,758 115,243 119,526 117,976 EXECUTIVE ' TOWN MANAGER 286,587 292,988 293,563 307,425 318,925 Total 286,597 292,988 293,563 307,425 318,925 ' COMMUNITY DEVELOPMENT PLANNING DEPARTMENT 254,766 263,819 266,4M 273,166 268,3W ' ECONOMIC DEV COORDINATOR 0 0 0 0 0 BUILDING DEPARTMENT 188,726 204,349 203,464 205,751 205,551 Total 443,492 468,168 469,8W 478,917 473,867 ' Realty Concepts, Inc. 36 ' TOWN OF SOUTH WINDSOR Comlxirison of Annual Expenditums-By Department ' 2006/2007 2006/2007 2M/05 2005/06 MN/06 Department Council Description Actual Adopted Estimated Request Approved ' FINANCE ASSESSOR 220,423 243,804 240,380 251,223 246,223 ' BOARD OF TAX REVIEW 126 255 ISO 255 255 COLLECTOR OF REVENUE 147,731 150,760 151,760 136,782 1W4n2 FINANCE OFFICE 253,201 276,450 272,M9 285,448 285,448 Total 623,481 671,269 664" 693,708 68%208 RECORDING&REPORTING ' TOWN CLERK 189,714 188,130 188,130 193,300 193,300 Total 189,714 188,130 188,130 193,300 193,300 ' LAW TOWN ATTORNEY 183,387 171,368 258,552 239,121 214,121 ' Total 183,387 171,368 258,552 239,121 214,121 CENTRAL SERVICES TOWN HALL 387,&W 344,359 343,869 352,947 319,642 ' INFORMATION TECHNOLOGY 366,722 336 N 375,693 044M 429,0M TOTAL QUALITY MANAGEMENT 12,616 28,000 28,000 29,000 18,000 HEALTH&SAFETY COM ffrI'EE 0 3,288 3,288 3,M7 0 ' MEDIA 1,895 9,500 91500 7,000 10,000 Total 768,921 721.345 760,3N 844,820 776,708 ' Total GENERAL GOVERNMENT 2,776,371 2,869,987 2,984,408 3,122,969 2,997,557 PUBLIC SAFETY ' POLICE PROTECTION ADMINISTRATION 475,488 431,307 426,917 311,922 306,587 OPERATIONS 2,122,145 2,011,461 2,176,445 2,984,649 2,690,347 INFORMATION SERVICES 185,998 195,929 154,176 0 0 ' SUPPORT SERVICES 1,649,923 1,6%6 SN 1,566,055 1,656,638 1,574,727 COMMUNITY SERVICES 94,430 125,179 125,179 142AQ 142,440 ' Total 4,527,984 4,420,644 4,448,772 5,095,649 4,714,101 FIRE PROTECTION FIRE MARSHAL 85,946 100,834 118,834 102,475 97,483 ' SW VOLUNTEER FIRE DEPT. 461,895 495,913 495,913 564,295 520,709 HYDRANT'S&WATER LINES 566,229 600,000 SN,082 604,187 604,187 Total 1,114,070 1,196,747 1,202,829 1,270,957 1,222,379 Realty Concepts, Inc. 37 i TOWN OF SOUTH WINDSOR Comparison of Annual Expen&tures By Department 2006/2007 2006/2007 2004/05 2005/06 2005/06 Department Council Description Actual Adopted Estimated Request p-med ' OTHER PROTECTION STREET LIGHTS 318,965 405,972 393,972 482,524 442,5W Total 318,965 405.972 393,972 48ZS24 442,500 Total PUBLIC SAFETY 5,%L019 6,023,363 6,045,573 6,849,130 6,378,9N I PUBLIC WORKS ADMINISTRATION PUBLIC WORKS MANAGEMENT 165,744 168,389 168,389 181,940 194940 ITotal 163,744 168,389 168,389 181,940 181,940 ENGINEERING TECHNICAL SUPPORT 299,355 2W356 287,980 335,975 32-%975 Total 299,355 286,356 287,980 335,975 325,975 ' STREET SERVICES HIGHWAY MAINTENANCE 4902,730 1,976,402 1,964,523 27183,084 2,120,222 MOTOR EQUIPMENT REPAIR 540,216 519,604 611,915 629,050 601,579 ITotal 2,442,946 2,496,006 7,576,438 2,812,134 2,721,801 PARKS&GROUNDS IPROPERTY MAINTENANCE 784,893 1,014,353 1,018,943 1,202,748 1,12LM Total 784,883 1,014,553 1,018,943 1,202,748 1,121,185 PUBLIC BUILDINGS BUILDING MAINTENANCE 873,123 930,828 975,279 993,662 989,662 Total 873,223 930,828 9756279 993,662 989,662 POLLUTION CONTROL REFUSE DISPOSAL 1,512,703 1,716,952 4689,447 1,804,319 1,770,757 ITotal 1,512,703 4716,952 1,689,447 1,804,319 1,770,757 Total PUBLIC WORKS 6,078,754 6,613,084 6,716,476 7,330,778 7,111,320 I I I Realty Concepts, Inc. 38 ' TOWN OF SOUTH WINDSOR Comparison of Annual Expenditures-By Department ' 2006/2007 2006/2007 2004/05 2005/06 2005/06 Department Cow ' Description Actual Adopted Estimated Request Approved RECREATION&LIBRARY RECREATION ' ADMINISTRATION 311,893 329,694 334,915 344,923 344,923 Total 3AS93 329,684 334,915 344,923 344,923 ' LIBRARY LIBRARY 821,478 857,432 837,452 891,777 M777 ' Total 821,478 857,452 857,452 891,777 M777 Total RECREATION&LIBRARY 1,133,371 1,187,136 1,192,367 1,236,700 1,236,700 ' HUMAN SERVICES CONSERVATION OF HEALTH ENVIRONMENTAL HEALTH 85,324 99,734 97,626 103,061 102,061 ' PUBLIC HEALTH NURSE 14,976 18,175 18,175 19,943 19,085 Total 1001300 U7,909 115,801 125,004 121,146 ' HUMAN SERVICES ADMINISTRATION 118,553 10,488 123,498 137,096 132,940 YOUTH AND FA14 Y SERVICES 180,605 211,632 2U,632 227,684 218,939 ADULT AND SENIOR SERVICES 245,761 266,403 262,173 288,914 274,698 ' MINI-BUS SERVICE 35,726 56,193 47,693 49,087 49,087 SHELTERED WORKSHOPS 3,8% V44 4,U4 4,394 4,394 Total 584,539 661,860 6491100 707,175 680,038 Total HUMAN SERVICES 684,839 779,769 764,901 932,179 801,2M ' DEBT SERVICE INTEREST,BONDED DEBT 1,246,598 1,154,805 1,154,805 1,017,876 1,017,876 PRINCIPAL,BONDED DEBT 2,580,000 2,605,000 2,605,000 2,675,000 2,675,000 ' Total DEBT SERVICE 3,926,598 3,759,805 3,759,805 3,692,876 3,692,$74 CAPITAL IMPROVEMENTS 2,235,000 2,716,775 2,736,775 2,985,542 2,785,542 Total CAPITAL IMPROVEMENTS 2XM,000 2,716,775 2,736,775 2,985,542 2,785,542 UNCLASSIFIED CONTINGENCY 47,711 215,000 215,000 215,000 215,000 S.W.PATRIOTIC COMMISSION 12,720 13,500 13,SW 13,500 13AN CEMETERIES 3,000 3,000 3,000 3,040 3,000 Realty Concepts, Inc. 39 ' TOWN OF SOUTH WINDSOR Comparison of Annual Expenditures-By Department ' 2006/2007 2006/M7 2004/05 2005/06 2005/06 Department Council Description Actual Adapted Estimated Request Approved ' UNCLASSIFIED-(continued) WOOD MEMORIAL LIBRARY 7AW 7,500 7,500 7,500 7,500 SALARY CONTINGENCY 0 40,000 40,000 40,000 40,000 ' Total 70,931 279-000 "0-000 279.000 279,000 MUNICIPAL INSURANCE ' CASUALTY&LIABILITY INS. 165AS5 193,161 189,169 193,413 193,413 Total 165,485 193,161 189,169 193,413 193,413 PENSION CONTRIBUTIONS PENSION FUND 175,507 582,945 582,557 857,386 857,386 SOCIAL SECURITY 717,108 774,034 770,217 849,845 806,085 ' Total 892,615 1,356,999 1,352,774 1,707,231 1,663,471 EMPLOYEE INSURANCE ' HEALTH&LIFE INSURANCE 1,724,262 1,970,842 1,972,521 27187,422 1,957,072 Total 1,724,262 1,970,842 1,972,521 2,187,422 1,957,072 ' WORKERS'COMPENSATION INS. 218,351 258,967 255,461 344,121 339,121 Total 218,351 258,967 25SAO 344,121 339= UNEMPLOYMENT COMPENSATION 27,548 10,2W 7,847 10,2W 10,200 Total 27,548 10,2N 7,847 10,2W 10,200 ' Total UNCLASSIFIED 3,099,192 4,069,169 4,056,772 4,724387 4,442,277 TOTAL TOWN EXPENDITURES 25,795,144 28,019,088 28,257,077 30,771,561 29,446,456 TOTAL BOARD OF EDUCATION 49,231,042 52,303,312 52,303,312 55,370,798 54,820,012 ' TOTAL BUDGET 75.026.166 80,322AN 80,560,30 W142,359 84,266,468 - -- Realty Concepts, Inc. 40 Retail Express Pack t� Realty Concepts,Inc. REALTY CONCEPTS INC Counselors-Investment Managers-Appraisers tMai:06074(South Windsor,CT) 2000-2006 Population:Annual Rate 0.92% 2006-2011 Population:Annual Rate 0.55% ' Total Population �AnD ' 30000 5000 20000 5000 ' 10000 � � is I i �5000 i 0 1590- _ 2000 200.6 - - 2011_ Source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRI converted 1990 Census data into 2000 geography.ESRI forecasts for 2006 and 2011. 0"06 ESRI On-demand reports and maps from Business Analyst Online.Order at www.esri.com/bao or call 800-292.2224 5/19/2007 Page 1 of 7 ' Realty Concepts, Inc. 41 Retail Express Pack ' r Realty Concepts,Inc. REALTY CONCEPTS INC Counselors•Investment Managers-Appraisers ' ZIPS:06074(South Windsor,CT) 2000 Population by Sex Males 48.2% ' Females 51.8% 2006 Population by Sex ' Males 48.2% Females 51.8% 2011 Population by Sex Males 48.1% Females 51.9% 2006 Population by Race ' Area 1 ' 90.0 1 I 80.0 i0.o 1011 60.0 {�r 50.0 N 40.0 ' 30.0 20.0 10.0 3 8 5.6 0.3 0.9 1.2 0.0 Nhde Alone Black Alone Amer Indian Alone Asian/Pacific Alone Other Race Alone __ Two or More Races 2006 Hispanic Origin 3.4% Daft Note:Persons of Hispanic Origin may be of any race. ' Source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRI forecasts for 2006 and 2011, ' 02006 ESRI On-demand reports and maps from Business Analyst Online.Order at www.osri.com/bao or call 800-292.2224 5/1912007 Page 2 of 7 ' Realty Concepts, Inc. 42 1 Retail Express Pack Realty Concepts,Inc. REALTY CONCEPTS INC ' Counselors•Investment Managers-Appraisers ZIP*:08074(South Windsor,CT) 2000 Population by Age ' Total 24,254 0-4 6.3% 5-9 8.2% 10-14 8.3% ' 15-19 6.2% 20-24 3.2% 25-34 10.1% 35-44 19.6% ' 45-54 16A% 55-64 9.7% 65-74 7.0% 75-84 3.7% t85+ 1.3% 2006 Population by Age ' Total 25,673 0-4 5.9% 5-9 6.9% 10-14 8.3% 15-19 6.8% ' 20-24 4.4% 25-34 7.8% 35-44 16.3% 45-54 17.8% 55-64 12.5% 65-74 7.2% 75-84 4.5% 85+ 1.7% 2011 Population by Age Total 26,386 ' 0,4 6.0% 5-9 6A% 10-14 7.6% 15-19 7.1% 20-24 4.7% 25-34 8.9% 35-44 12.9% 45-54 18.8% ' 55-64 13.6% 65-74 7.3% 75-84 4.8% 85+ 2.0% ' Median Age 2000 39.0 2006 41.6 2011 42.8 ' Source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRi forecasts for 2006 and 2011. ' Realty Concepts, Inc. 43 Retail Express Pack r , Realty Concepts,Inc. REALTY CONCEPTS INC ' Counselors•fnaestment Managers-Appraisers ZIPS:08074(South Windsor,CT) 2000-2006 Civilian Employed Population 16+Annual Rate 0.56% 2006-2011 Civilian Employed Population 16+Annual Rate 0.95% Total Civilian Employed Population 16+ �Area1 114000 4000 3000 n2000 !11000 ,19 soao 8000 6000 ' 4 5000 ,4 1•, 4000 3000 2000 1000 0 15__90___ _ _ 2000 2005.. _ _2011__.______ Source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRI converted 1990 Census data into 2000 geography.ESRI forecasts for 2006 and 2011. ' 02009 ESRI On-demand reports and maps from Business Analyst Online.Order at www.esd.comMao or call 600.262.2224 W1912007 Page 4 of 7 Realty Concepts, Inc. 44 Retail Express Pack Realty Concepts,Inc. REALTY CONCEPTS INC ' Counselors-Investment Managers-Appraisers ZIPS:06074(South Windsor,CT) 2000-2006 Households Annual Rate 0.91% ' 2006-2011 Households Annual Rate 0.6% Total Households �Area1 0000 9" e000 1 000 6000 5000 � 2000 I 1000 0 1990 2000 2006 2611 Source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRI converted 1990 Census data into 2000 geography.ESRI forecasts for 2006 and 2011. ' 0200e ESRI On-demand reports and maps from Business Analyst Online.Order at www.esri.comthap or call e00.292-=4 8119/2007 Pape b of 7 ' Realty Concepts, Inc. 45 Retail Express Pack r * ' Realty Concepts,Inc. REALTY CONCEPTS INC Counselors-Investment Managers-Appraisers ZIPS:06074(South Windsor,CT) 1990 Households by Income ' Household Income Base 7,870 <$15,000 4.1% $15.000-$24,999 5.2% $25.000-$34,999 10.3% $35.000-$49,999 20.7% ' $50,000-$74,999 31.7% $75,000-$99,999 17.0% $100,000-$149,999 7.6% $150.000+ 3A% ' Median Household Income $57,602 2000 Households by Income Household Income Base 8,889 ' <$15,000 4.3% $15,000-$24,999 5.2% $25,000-$34,999 6.7% $35,000-$49,999 11.5% $50,000-$74,999 23.3% $75,000-$99,999 20.9% $100,000-$149,999 17.6% $150,000-$199,999 6.2% $200,000+ 4.3% Median Household Income $73.680 2006 Households by Income ' Household Income Base 9,374 <$16,000 2A% $15,000-$24,999 4A% $25,000-$34,999 4.7% $35,000-$49,999 8.1% ' $50.000-$74,999 17A% $75,000-$99,999 18.2% $100,000-$149,999 26.8% $150,000-$199,999 8.9% ' $200,000+ 9.2% Median Household Income $91,345 2011 Households by Income ' Household Income Base 9,661 <$16,000 1.7% $15,000-$24,999 3.0% $25,000-$34,999 3.5% $35.000-$49,999 6.2% $50,000-$74.999 13.9% $75,000-$99,999 15.0% $100,000-$149,999 30.3% ' $150,000-$199,999 11.7% $200,000+ 14.5% Median Household Income $108,346 ' 2000-2006 Median Household Income Annual Rate 3.5% 2006-2011 Median Household Income Annual Rate 3.47% ' Data Note: Detail may not sum to totals due to rounding.Income represents annual Income for the preceding year.Income for 2009 and 2011 is expressed in current dollars,including an adjustment for inflation. source:U.S.Bureau of the Census,2000 Census of Population and Housing.ESRt converted 1990 Census data into 2000 Geography.ESRI forecasts for 2006 and 2011. ' 02006 ESRI On-demand reports and maps from Business Analyst Online.Order at www.esri.condbao or call 800-292.2224 6/19/2007 Page 6 of 7 Realty Concepts, Inc. 46 ' ��' �� Retail Express Pack t Realty Concepts,Inc. REALTY CONCEPTS INC ' Counselors•Investment Managers-Appraisers ZIP*:06074(Sauth Windsor,CT) ' 2006 Households by Net Worth Total 9,374 <$15,000 8.0% $15.000-$34,999 6.4% ' $35,000-$49,999 3.3% $50,000-$74,999 5.9% $75,000-$99.999 3.7% $100,000-$149,999 8.4% ' $150,000-1249,999 11.5% $250,000-$499,999 21 A% $500,000+ 31.3% Median Net Worth $267,946 Average Net Worth $801,984 2006 Households by Disposable Income Total 9,374 <$15,000 4A% $15,000-$24,999 5.1% $25,000-$34,999 7.6% $35,000-$49,999 14A% ' $50,000-$74,999 28.2% $75,000-$99,999 19.3% $100,000-$149,999 12.7% $150.000-$199,999 4.5% ' $200,000+ 3.9% Median Disposable Income $63.600 Average Disposable Income $82,259 ' 2000 Housing Units 9,023 Owner Occupied Housing Units 87.6% Renter Occupied Housing Units 10.6% ' Vacant Housing Units 1.8% 2006 Housing Units 9.544 Owner Occupied Housing Units 89.0% ' Renter Occupied Housing Units 9.3% Vacant Housing Units 1.8% ' 2011 Housing Units 9.851 Owner Occupied Housing Units 88.9% Renter Occupied Housing Units 9.2% Vacant Housing Units 1.9% Data Note:Disposable income is after-tax household income.Disposable income forecasts are based on the Current Population Surrey,U.S.Census Bureau.Net Worth Is total household wealth minus debt,secured and unsecured.Net Worth includes the home equity,equity in pension plans,net equity in vehicles,IRAs and Keogh accounts,business equity,interest-samin assets and mutual fund shares,stocks,etc.Examples of secured debt include home mortgages and vehicle loans,examples of unsecured debt include credit card debt,certain bank loans,and other outstanding bills.Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board.Detail may not sum to totals due to rounding. Source: U.S.Bureau of the Census,2000 Census of Population and Housing.ESRI forecasts for 2008 and 2011. ' Realty Concepts, Inc. 47 Retail Goods and Services Expenditures Realty Concepts,Inc. REALTY CONCEPTS INC Counselors•Investment Managers-Appraisers ZIPS:06074(South Windsor,CT) ' Top Tapestry Segments: Demographic Summary 2006 2011 In Style 31.9% Population 25,673 26,386 Suburban Splendor 22.9% Households 9,374 9,661 Exurbanites 120% Families 7,050 7,195 ' Cozy and Comfortable 8.5% Median Age 41.6 42.8 Sophisticated Squires 7.7% Median Household Income $91,345 $108.346 Spending Average Potential Amount Index spent Total Apparel and Services 113 $3,089.23 $28,958,476 Man's 122 $629.02 $5.896,398 Women's 105 $978.49 $9,172,381 Children's 128 $570.04 $5,343,542 Footwear 60 $300.58 $2,817,652 Watches&Jewelry 169 $315.66 $2,958,959 Apparel Products and Services' 201 $295.45 $2,769,544 Computer Computers and Hardware for Home Use 160 $361.59 $3,389,539 Software and Accessories for Home Use 160 $50.41 $472,552 ' Entertainment&Recreation 159 $5,252.60 $49.237,915 Fees and Admissions 175 $1,068.53 $10,016,440 Membership Fees for C1ube 179 $292.92 $2,745,817 Fees for Participant Sports,excl.Trips 172 $195.52 $1,832,820 ' Admission to Moviw7heatre/OperalBailet 163 $240.60 $2,255,350 Admission to Sporting Events,excl.Trips 173 $99.07 $928,699 Fees for Recreational Lessons 189 $240.43 $2,253,754 TV/Video/Sound Equipment 149 $1,625.82 $15,240,476 ' Community Antenna or Cable Television 146 $677.38 $8,224,562 Color Televisions 160 $202.28 $1,896,171 VCRs,Video Cameras,and DVD Players 156 $62.40 $584,933 Video Cassettes and DVDs 147 $75.96 $712,039 Video Game Hardware and Software 153 $54.75 $513,209 Satellite Dishes 156 $3.43 $32,188 Rental of Video Cassettes and DVDs 147 $90.94 $852,469 Sound Equipmene 149 $249.88 $2,342,364 Rental and Repair of TV/Sound Equipment 148 $8.81 $82,541 ' Pets 175 $724.13 $6,788,038 Toys and Games 156 $304.65 $2,855,789 Recreational Vehicles and Fees' 164 $669.30 $6,274,038 SportslRecreation/Exercise Equipments 124 $278.71 $2,612,647 ' Photo Equipment and Suppliese 162 $228.71 $2,143,944 Reading? 161 $352.74 $3,306,543 Food 148 $12,212.18 $114,476,974 Food at Home 145 $7,151.98 $67,042,647 Bakery and Cereal Products 146 $1,056.66 $9,905,092 Meat,Poultry,Fish,and Eggs 143 $1,852.30 $17,363,446 Dairy Products 146 $781.72 $7,327,858 Fruit and Vegetables 147 $1,260.44 $11,815,399 ' Snacks and Other Food at Homee 146 $2,200.86 $20.030,852 Food Away from Home 152 $5,060.20 $47,434,327 Alcoholic Beverages 151 $868.73 $8,143,493 Nonalcoholic Beverages at Home 144 $805.67 $5,677,559 ' 02006 ESRI OnAemand reports and maps from Business Analyst Online.Order at www esd comfbao or call 800-292-2224 511912G07 Page 1 of 8 Realty Concepts, Inc. 48 ' Retail Goods and Services Expenditures lei, Realty Concepts,Inc. REALTY CONCEPTS INC ' Counselors•Investment Managers-Appraisers YIPS:06074(South Windsor,CT) ' Spending Average Potential Amount Index Spent Total ' Financial Investments 193 $9,028.70 $84,635,034 Vehicle Loans 146 $8,660.22 $81,180,861 Health Nonprescription Drugs 143 $162.70 $1,525,189 Prescription Drugs 139 $788.33 $7,389,834 Eyeglasses and Contact Lenses 159 $136.97 $1,283,965 Home ' Mortgage Payment and Basice 183 $14,950.00 $140,141,256 Maintenance and Remodeling Services 187 $3,327.39 $31,190,945 Maintenance and Remodeling Materials70 175 $636.83 $5,969,688 ' Utilities,Fuel,and Public Services 148 $6,277.88 $58,848,839 Household Furnishings and Equipment Household Textiles" 165 $219.19 $2,054,699 Furniture 165 $1,019.19 $9,553,903 ' Floor Coverings 190 $160.05 $1,500,353 Major Appliances'Z 160 $455.38 $4,268,770 Housewares73 130 $133.53 $1,251,742 Small Appliances 154 $57.55 $539,507 ' Luggage 175 $17.94 $168,206 Telephones and Accessories 63 $35.16 $329,619 Household Operations Child Care 167 $694.35 $6,508,810 ' Lawn and Garden14 161 $699.71 $6,559,095 Moving/Storage/Freight Express 145 S75.63 $708,961 Housekeeping Supplies's 151 $1,140.95 $10,695,287 Insurance Owners and Renters Insurance 163 $718.27 $6,733,032 Vehicle Insurance 152 $2,084.41 $19,539,296 Life/Other Insurance 164 $1,062.65 $9,961,256 Heatth Insurance 146 $2,630.74 $24,660,554 Personal Care Products's 148 $666.45 $6,247,322 School Books and Supplies'? 135 $158.73 $1,487,958 Smoking Products 132 $653.57 $6,126,539 Transportation Vehicle Purchases(Net Outlay)t8 148 $8,662.49 $81,202,178 Gasoline and Motor Oil 146 $2,697.84 $25,289,556 ' Vehicle Maintenance and Repairs 153 $1,637.41 $15,349,089 Travel Airline Fares 169 $663.31 $6,217,881 ' Lodging on Trips 172 $684.11 $6,412,822 Auto/Truck/Van Rental on Trips 179 $80.88 $758,142 Food and Drink on Trips 164 $752.57 $7,054,605 ' Data Nob:The Spending Potential Index(SPI)Is household-based,and represents the amount spent for a product or service relative to a national average of 100.Detail may not sum to totals due to round(ng. Source:Expenditure data are derived from the 2001,2002 and 2003 Consumer Expenditure Surveys,Bureau of Labor Statistics.ESRI forecasts for 2006 and 2011. ' Realty Concepts, Inc. 49 SOUTH WINDSOR, CT q w Town Holi-t M0&#ivan Ave.,South Wmdsor,CT 0607d (860)6,U-25 J i '^oaOR.co� M%*hours Monday-Friday 8.'00 am b A30 pm unless Wherwise shed. W Rabe CURRENT MILL RATE: 32.54 Soath Wndsots NO Rate Histay Gmdustyar MiRRate 1982 5030 ' 1983 51.60 1994 44.70 Revatashom Year Pbaw in(1) 1995 42.70 Phae in(2) ' 1986 39.10 Pbaae in(3) 1997 37.40 Phae in(4) 1998 36.90 Pbasein(5) 1999 39.70 1990 40M 1991 40.50 1992 4050 1993 4130 ' 1994 37.00 Revaluation Yaw Phse io(1) 1995 3331 Phm in(2) 1996 31.02 Phuein(3) ' 1997 33.05 1999 33.05 1999 34.68 2000 36.01 2001 37.55 ' 2002 29.79 Ravalwtim Year 2003 31-23 2004 3t.95 ' 2005 32.54 <--Cmyent ' The mil mte is the number ofdollas per dwo and dodge ofasae=W vabm. lixmq&for to"pwpertysa, at$100,000.00 $100,000.001.03254=$3254.00 (.03123 is taeatill nre�vieedtq IOODamatarrxepadoflaj Try our *"I Mil{Rate Cabilator ' Irt�llwr.sou�daucpplpet a�s0afiaieW ' Realty Concepts, Inc. 50 J - MAY 2 2 2007 SOUTH MNOSOR PLANNING OW, May 18, 2007 Hand Delivered Planning and Zoning Commission Of the Town of South Windsor Attn: Marcia A. Banach, Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Confirmation of authorization to submit An�lication for Approval o General Plan of Development("Application") pursuant to Sections 5 4 5 and 812_f the Zoning Regulations of the Town of South Windsor Connecticut ("Regulations") to permit a retail site development of real properties known as 22 Wheeler Road 2 Smith Street 7 Smith Street and 367 Smith Street located in the Town of South Windsor Connecticut(collectively, "subject property"), submitted by Downeast Associates Limited Partnership ("Downeast") with partial access to Downeast's subiect property utilizing an existing access driveway located on the westerly side of real property_ owned by the Plaza at Buckland Hills LLC("Buckland Hills") known as 1524 Pleasant Valley Road Manchester Connecticut("Buckland Hills property Dear Chairperson Patrick Kennedy: Please be advised that the undersigned Buckland Hills authorizes the filing of the above-referenced Application by Downcast. Specifically, Buckland Hills confirms that Downcast will be provided access rights to utilize the existing access driveway located on the westerly side of the Buckland Hills property to accommodate a site development of Downcast's subject property with approximately 357,035 square feet of retail development, as depicted on the Application's Plan entitled, "South Windsor Towne Plaza, Phase I& Phase lI,"prepared by CPH Engineers, Inc., dated May 18, 2007. If you have any questions, please do not hesitate to contact the undersigned. Thank you for your, and the Commission's, anticipated cooperation and assistance concerning this matter. Very truly yours, Plaza at Buckland Hills, LLC By: Hlc-4 4t c- f r-,c Duly Authorized Ll Dated: May/, 2007 Michael E, McCarty, President cc: Downeast Associates Limited Partnership Community/Lifestyle Centers Division Christopher J. Smith,Esq. CPH Engineers, Inc., A. Carpenter, P.E. 472063 v.01 S 1 j PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 5/23/07 TO: Matt Galligan, Fred Shaw, Michael Gantick, Rich Bond, Walter Summers, Jeff Doolittle Ray Favreau, Karl Reichle, Mark Owens, Steve Lavigueur, Chris Dougan, Bob Deptula John Caldwell, Dennis Sheridan, Ron Asselin FROM: Marcia A. Banach, AICP, Director of Planning The Planning&Engineering Departments have received plans for the following projects: Appl 07-31 P, Downeast Associates General Plan of Development Location: southerly of Smith Street, easterly of Wheeler Road, northerly of Pleasant Valley Road ❑ Site Plan ❑ Subdivision No. Acres 56 Zone DC ❑ Industrial ❑ Commercial ❑ Residential No. Lots/Units Water: ® Public ❑ Private Well Sewerage: Z Public ❑ Septic System Project Description: 3 75,03 5 sf of retail development Future Town-owned property involved? ❑Yes ®No ❑ new street(s) ❑ new detention area ❑ new open space/recreation area ❑ active ❑passive Planning Department notes: Please comment by 6/15/07 and return to the Planning Department. N se', - Town O-Psoadl' ?v; w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 SOR.CO TELEPHONE (860) 644-2511 May 23, 2007 CERTIFIED MAIL 7006 2150 0005 7640 3671 Town Clerk Town of Manchester 41 Center Street Manchester, CT 06040 Re: Notice to Adjoining Municipalities Dear Madam/Sir: In accordance with Connecticut General Statutes concerning notification to municipalities regarding Planning&Zoning Commission applications that could affect the abutting town, we hereby notify you of the application submitted by Downeast Associates Limited Partnership, Inc. (Appl 07-31 P). The request is for approval of a General Plan of Development approval in accordance with section 5.4.5 of the Designed Commercial Zone for the approval of approximately 357,035 sf of retail development, to be known as South Windsor Towne Plaza, on property located on the southerly side of Smith Street, northerly side of Pleasant Valley Road and easterly side of Wheeler Road(2, 7, and 367 Smith Street, 22 Wheeler Road), DC zone. This application has not yet been scheduled for public hearing. If you have any question,please feel free to contact the Planning Department at 644-2511, ext. 253. Very truly yours, .100 Ivan Michele R. Lipe,AICP Assistant Director of Planning MRL cc: Mike Pellegrini, Manchester Planning Department RECEIVED MAY 2 2 2007, SOUTH WINDSOR PLANNING DEFT. May 18, 2007 Hand Delivered Planning and Zoning Commission Of the Town of South Windsor Attn: Marcia A. Banach, Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Confirmation of authorization to submit Application for Approval of General Plan of Development("Application"),pursuant to Sections 5.4.5 and 8.1.2 of the Zoning Regulations of the Town of South Windsor, Connecticut ("Regulations") to permit a retail site development of real properties known as 22 Wheeler Road 2 Smith Street, 7 Smith Street, and 367 Smith Street, located in the Town of South Windsor, Connecticut(collectively, "subject property") submitted by Downeast Associates Limited Partnership ("Downeast") with partial access to Downeast's subject property utilizing an existing access driveway located on the westerly side of real property owned by the Plaza at Buckland Hills, LLC("Buckland Hills"), known as 1524 Pleasant Valley Road, Manchester, Connecticut("Buckland Hills property") Dear Chairperson Patrick Kennedy: Please be advised that the undersigned Buckland Hills authorizes the filing of the above-referenced Application by Downeast. Specifically, Buckland Hills confirms that Downeast will be provided access rights to utilize the existing access driveway located on the westerly side of the Buckland Hills property to accommodate a site development of Downeast's subject property with approximately 357,035 square feet of retail development, as depicted on the Application's Plan entitled, "South Windsor Towne Plaza, Phase I&Phase II," prepared by CPH Engineers, Inc., dated May 18, 2007. If you have any questions, please do not hesitate to contact the undersigned. Thank you for your, and the Commission's, anticipated cooperation and assistance concerning this matter. Very truly yours, Plaza at Buckland Hills, LLC By: Hlca,4_c- f 1-7 Duly Authorized Dated: May/, 2007 Michael E, McCarty, President cc: Downeast Associates Limited Partnership Community/Lifestyle Centers Division Christopher J. Smith, Esq. CPH Engineers, Inc., A. Carpenter, P.E. 472063 v.01 S 1 '. /'L J MAC ?_2 607 90Uth " C INLANDWE1U0 SAGENCY �p�ySERVA710N COMNUSSION PURSUANT TO THE TOWN OF SOUTH WINDSOR ZONING REGULATIONS SECTION 5.4.5 (F): STATEMENT OF PROJECTED IMPACT ON TOWN: Water Suppiy Based on discussion with Connecticut Water Company, Public Potable Water Supply is currently available to the subject property to support the proposed development. The development is proposed to generate the need for a maximum average flow requirement of daily 35,703.5 gallons per day. Based on discussion with the Connecticut Water Company the existing supply system for the area has ample resource availability to accommodate the flows necessary to serve it. Final coordination and documentation of the construction measures and specifications for the construction elements will be addressed during the final plan process. Fire Protection Fire hydrants and internal fire protection system are incorporated within the development of the project for fire protection. Sufficient area is available around all buildings for emergency vehicle access. Based on the discussion with the Connecticut Water Company there is sufficient water supply to accommodate the fire protection needs for the subject property. Final fire protection design and delivery volumes and pressures will be evaluated, coordinated and documented prior to construction. Construction measures and specifications for the system elements will be addressed during the final plan process. It is anticipated that the property tax benefits of the property and project may provide the additional revenue to supplement fire protection staff that may be needed to serve the project. Drainage The proposed post-developed drainage system(s) flows will match pre-existing flows resulting in a "zero" net increase in discharge rates of discharge from the property. This will be achieved primarily with the utilization of underground galley "type" detention systems for each basin and an above ground detention pond for a portion of Phase II treatment system. Water quality measures are planned to be used in accordance with the 2004 CTDEP Stormwater Quality Guidelines. The use of a "series" of water quality features is intended to be implemented on the property to achieve water quality goals. The discharges will be made to match the pre-developed conditions in the post-development and also match the same locations as the pre-developed conditions. Discharges are anticipated to be maintained on the southwest, northwest and southeast areas of the property. Final details of the construction of those facilities will be addressed during the final plan process. e A � I PURSUANT TO THE TOWN OF SOUTH WINDSOR ZONING REGULATIONS SECTION 5.4.5 (F): STATEMENT OF PROJECTED IMPACT ON TOWN: (Continued) Sewage Treatment Facilities According to a discussion with Mr. Fred Shaw the Superintendent of the Town of South Windsor Water,Pollution Control Authority on May 17, 2007, there is ample capacity in the Town's sanitary sewer treatment system to support our development. The development is proposed to generate the need for a maximum average wastewater flow of daily 35,703.5 gallons per day. Mr. Shaw referenced concern about a section of 10" PVC sewer pipe which crosses Smith Street to Clark Street which, in his opinion, is near or at capacity. As part of the final engineering of this project this area of concern will be evaluated and necessary improvements will be designed to address any downstream capacity issues. The Clark Street Pump Station which is located southwest of the site serves the area of the development and has been reported to have sufficient capacity to serve the subject property. Final coordination and documentation of the construction measures and specifications for the construction elements will be addressed during the final plan process. Promected System of Solid Waste Disposal The proposed development will provide ample areas, including appropriate screening as required by the Town of South Windsor Zoning Regulations for the collection of solid waste and recycling, as typically required of commercial/retail developments. It is anticipated that it will be the responsibility of each tenant to contractually employ solid waste removal services to have their solid wastes taken regularly and disposed off-site at government regulated disposal facilities. SOIL SURVEY OF STATE OF CONNECTICUT RP'"IE® , 7007 S.Windsor Retail 702000 702100 70 00 702300 702400 702500 70 600 702700 702800 70z o WiNDSOR PIA DEPT. 7031po 703 00 yco �O N i + TI C c-mG S sp'�'` f��� •' z m +e r r H 00 Ti �s co< y, O O Z icut Z om N0 -n v ;�r m03 Q-1 y 47 n m 0 a, s � g D w ' too w 't m a to T 702000 702100 702200 702300 702400 702500 702600 702700 702800 702900 703000 703100 703200 Meters Feet "' `�" 0 50 100 200 0 150 300 600 900 1,200 USDA ►vamrA Rcsowm Web Soil Survey 1.1 5/12/2006 Qiwz—CooxvratlonScryke National Cooperative Soil Survoy Page I of SOIL SURVEY OF STATE OF CONNECTICUT MAP LEGEND MAP INFORMATION 0 Soil Map Units s Cities Source of Map: Natural Resources Conservation Service 0 Detailed counties Web Soil Survey URL: http://websoilsurvey.nres.usda.gov 0 Detailed States Interstate Highways Coordinate System: UTM Zone 18 Roads Soil Survey Area: State of Connecticut --�� Rails Spatial Version of Data: 3 water Soil Map Compilation Scale: 1:12000 Hydrography Oceans AYAYAYAY Escarpment,bedrock vnvnvA— Escarpment,non-bedrock ti���• Gulley IIIIIIIIIIIIIII Levee .......... Slope v Blowout ® Borrow Pit 3K Clay Spot ♦ Depression,closed Eroded Spot x Gravel Pit Gravelly Spot Gulley Lava Flow ® Landfill Map comprised of aerial images photographed on these dates: 14 Marsh or Swamp 4/23/1990 O Miscellaneous Water Rock Outcrop + Saline Spot Sandy Spot 31 Slide or Slip 0 Sinkhole x Sodic Spot Spoil area The orthophoto or other base map on which the soil lines were compiled and U Stony spot digitized probably differs from the background imagery displayed on these maps. As a result,some minor shifting of map unit boundaries may be evident. O Perennial Water USDA NaftwA Resmmes W Wet Spot Web Soil Survey 1.1 5/12/2006 Cmernfin Serdee National Cooperative Soil Survey Page 2 of 3 Soil Survey of State of Connecticut S.Windsor Retail Map Unit Legend Summary State of Connecticut Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 77 29A Agave n.fine sandy lc any 0 to 3 percent slopes 32A Haven and Enfield soils,0 to 3 percent rl" 4" slopes 32B l Mavca and Enfield soils,3 to 8 percent aihsi 'rl" slopes 37C Manchester gravelly sandy loam,3 to . 15 percent slopes 191.1 0 +, Mom— A�_ a... i, as Y 615E1•► nt A1R �s tear e.r Lly lJ9H IP Mm on� 8 * s 307 Urban land d191i• •]'ice 308 . Udorthents,smoothed 4QM6.- 4 USDA Natural Resources Web Soil Survey 1.1 5/12/2006 Conservation Service National Cooperative Soil Survey Page 3 of 3 r N I SOIL SUMMARY The Soils identified in the Soil Survey Map for subject site on the preceding pages are not classified as hydric soil types, are generally well drained, and flooding frequency is none as described by the NRCS. The minimum depth to the seasonal high water table according to NRCS is greater than 5 ft. ENSR ( AECOM 2 Technology Park Drive LREFCEjjV 11 Phelps Way/PO Box 506 Westford,MA 01886 MAY 2 2 z0�� Willington,CT 06279 (978)589-3000 (860)429-5323 FAX(978)589-3035 SOUTH W/NDSORP FAX(860)429-5378 www.ensr.aecom.com �NNINGp�pT WETLAND ASSESSMENT REPORT PROPOSED RETAIL/COMMERCIAL DEVELOPMENT SOUTH WINDSOR TOWNE PLAZA PLEASANT VALLEY ROAD, SOUTH WINDSOR,CT Prepared by: ENSR Corporation Willington,CT Prepared for: CPH Engineers,Inc. Vernon,CT May 18,2007 ENSR I AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 1 of 19 WETLAND ASSESSMENT REPORT PROPOSED RETAIL/COMMERCIAL DEVELOPMENT SOUTH WINDSOR TOWNE PLAZA PLEASANT VALLEY ROAD,SOUTH WINDSOR,CT 1.0 INTRODUCTION AND OVERVIEW This report has been prepared by ENSR Environmental Consultants to summarize wetland and watercourse investigations conducted north of the existing Plaza at Buckland Hills retail development in South Windsor,Connecticut. ENSR has been retained by CPH Engineers, Inc.to conduct investigations to identify and delineate the jurisdictional wetlands and watercourses west of Buckland Road, south of Smith Street, east of Wheeler Road, and north of Pleasant Valley Road. The roughly 57 acre subject site generally consists of well-drained soil types formed in glacial outwash surficial deposits. Much of the site has been fallow for many years subsequent to various farming and earth moving operations. The western portion of the site is generally in open grassland and old field habitat,while the northern and eastern portions have developed into scrub and woodland secondary growth habitats. Upon review of the soil, hydrologic, and vegetative conditions on the site, it is ENSR's opinion that there are no jurisdictional wetland or watercourse areas on the subject site. A small man-made basin exists in the southeast part of the site that functions for stormwater infiltration of runoff from the existing retail development. It is ENSR's opinion that this basin does not contain the requisite conditions to be classified as either a jurisdictional wetland or watercourse. As described below,there are no other areas on the site which ENSR believes meet statutory criteria for local, state, or federally-defined wetland/watercourse resources. Figure 1 provides an Existing Conditions Plan of the site. Proposed development of the site accordingly does not propose any direct impact to any jurisdictional wetlands or watercourses or within the Upland Review Area as defined in the South Windsor Wetland/Watercourse Regulations. Potential indirect impacts are proposed to be avoided by the use of infiltration measures for treating stormwater runoff as well as sediment and erosion control best management practices during construction. Accordingly, it is ENSR's opinion that the proposed development does not meet the criteria as a"regulated activity"or a"significant impact activity"as defined in Connecticut General Statutes 22a-36 to 22a-45 and the South Windsor Wetland/Watercourse and Conservation Regulations. To the extent that there may be indirect minimal impacts, it is ENSR's opinion that these are not likely to cause or have the potential to cause adverse impacts on any regulated area. 1 I I /�/,{ram- �`�` \}�*- � i ( * �\ *� ,� • s*/ !/* * , IJli l l`w Mwt \'I it ���y �"' ',.* i •1:' _,_. � =� 1 f/.(..`�, W11 TM \; Am Al I iT }`--'-�.- , ENSR AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 3 of 19 2.0 SITE INVESTIGATIONS and SUMMARY OF EXISTING CONDITIONS ENSR conducted site investigations on several days in May of 2007 to inventory natural resource features and assess the identified natural resources relative to local, state, and federal jurisdictional criteria specified above. Soil and Wetland Scientists inventoried the soil and vegetative conditions and applied statutory criteria to determine the presence/absence of potential regulated areas. ENSR used the criteria of the Connecticut Inland Wetlands and Watercourses Act and the South Windsor Inland Wetlands and Watercourses Regulations to determine the presence/absence of jurisdictional wetlands and watercourses on the subject site. The criteria employed are also consistent with those specified to determine jurisdictional limits under Section 404 of the Federal Clean Water Act. The roughly 57-acre subject site generally consists of well-drained soil types formed in glacial outwash surficial deposits. Much of the site has been fallow for many years subsequent to various farming and earth moving operations. The western portion of the site is generally in open grassland and old field habitat(see Photo 1,Appendix A),while the northern and eastern portions have developed into scrub and woodland secondary growth habitats (Photo 2). Table 1 presents a listing of plant species observed on the site. Soil conditions on and in the vicinity of the site are indicated in Appendix A as mapped by the USDA Natural Resource Conservation Service(NRCS). On-site investigations are consistent with these designations. The subject site consists of well-drained to excessively well-drained soil types such as Merrimac,Enfield and Manchester series. NRCS soils mapping from circa 1960 indicates that much of the site at that time was mapped as Merrimac series. The updated NRCS mapping indicates much of the western portion of the site as"Udorthents, smoothed", reflecting the past grading/leveling of the site and creation of an elevated berm that extends along Wheeler Road and Smith Street. Despite this past grading,the characteristics of the site's soils are largely maintained relative to drainage characteristics. The mapped Merrimac,Enfield and Manchester soil series are all reported by NRCS to have negligible surface runoff with rapid permeabilities in the substratum. In short,the mapped and observed soil conditions are not reflective of hydric or wetland conditions,but rather are consistent with well-drained upland conditions. ENSR � AECOM Wetland Assessment Report Pleasant Valley Road, South Windsor, CT Page 4 of 19 Table 1: Plant Species Observed Common Name Scientific Name Relative Abundance Poison Ivy Toxicodendron radicans Common Evening Primrose Oenethra biennis Occasional Japanese Knotweed Polygonum cus idatum Sparse Autumn Olive Elea gnus s . Common Common Reed Phra mites australis Sparse Smooth Sumac Rhus glabra Occasional Red Cedar Juni erus vir iniana Occasional Sta horn Sumac Rhus Nina Occasional Wild Grape Vitis SPP. Occasional Multi-flora Rose Rosa multi flora Common Jewelweed Impatiens ca ensis Occasional Norway Maple Acer latanoides Occasional Red Maple Acer rubrum Occasional Honey Locust Gleditsia triancanthos Occasional Tartarian Honeysuckle Lonicera tatarica Common Goldenrod Solida o SPP. Common Black Oak Quercus velutina Occasional Asiatic Bittersweet Celastrus orbiculatus Occasional Catalpa Catalpa bignoniodes Occasional Pin Cherry Prunus pensylvanica Occasional Cottonwood Po ulus deltoids Occasional Sensitive Fern Onoclea sensibilis Common American Elm Ulmus Americana Occasional Black Birch Betula lenta Occasional Glossy Buckthorn Rhamnus an ula Common Willow Salix spp. Occasional Joe Pye Weed Eu adorium maculatum Occasional American Beech Fa us gTndifolia Occasional As shown on Figure 1, several locations on or near to the site are noteworthy relative to jurisdictional status under the Inland Wetland and Watercourses criteria. The first is in the southeast portion of the site adjacent to the developed portion of the Plaza site. A small man-made basin exists in this area that functions for stormwater infiltration of runoff from the existing retail development. The area,roughly 50 feet by 100 feet, has been excavated several feet in depth and lined with rip-rap. Two stormwater discharges from the developed site direct runoff into the basin. There is no surface water discharge observable from the basin. During ENSR's reviews the basin was dry,although evidence of some ponding was noted in form of stained leaves. ENSR placed flags Al-A7 to define this infiltration basin. Due to the heavy rip-rapping, examination of soils in the basin was difficult, although from the observations made the soils did not present ENSR AECOM Wetland Assessment Report Pleasant Valley Road, South Windsor,CT Page 5 of 19 characteristics supportive of hydric or poorly drained conditions. Vegetative cover in the basin is sporadic, although occasional wetland plants(willow and rush)were noted. Appendix B provides photographs of this basin(see Photo 93). It is ENSR's opinion that this man-made stormwater treatment/infiltration feature does not meet the statutory criteria as either a wetland(no hydric soils) or a watercourse(no defined wetland plant community and contains water only in response to direct precipitation events). The infiltration rate of stormwater within this basin appears to be relatively rapid. Just to the east of this infiltration basin a second small area was investigated as a potential wetland resource (Figure 1). This is a small(25x15 ft) area of common reed(Phragmites australis)that has formed again below a stormwater discharge source from the existing development(Appendix B,Photo#4). Phragmites is known as an aggressive, invasive, non-native species common to disturbed sites. No surface water, saturated, or strong indicators of surface water were present within this area, and the soil characteristics were not consistent with hydric criteria. Accordingly, it is ENSR's opinion that this small patch of Phragmites is not a wetland or watercourse area. North of these two locations, at 367 Smith Street, a culvert was noted under Smith Street (see Photos#5 and 6). The south side of this culvert extends into the mowed lawn of this lot. While it is likely that overland flow passes through this mowed lawn during periods of higher runoff to be conveyed under Smith Street through the culvert,ENSR encountered no evidence that this lawn area supports either wetland soils,vegetation, or hydrology conditions. North of Smith Street, a more defined channel forms with bordering vegetated wetland conditions along side of it. The final area of note is in the southwest portion of the site. An excavated depression is located on the site just north of Pleasant Valley Road,with an outlet culvert leading toward the roadway(Photo#7). It appears that the basin may have been planned as a detention/infiltration basin,however no drainage is directed into it. Neither wetland soils nor wetland vegetation occur within the depression, and accordingly the area is not classified as a jurisdictional wetland. To the south of Pleasant Valley Road a small watercourse is present that conveys flow to the west. The NRCS soils mapping indicates this feature as Quarry Brook,which flows west to Whaples Brook. This watercourse is more than 100 feet off of the property line. 3.0 PROPOSED DEVELOPMENT AND MITIGATING MEASURES The proposed project will develop the site with retail/commercial space and associated parking and infrastructure. Based upon discussions with CPH Engineers, Inc.,the proposed stormwater measures will incorporate best management practices in full compliance with the CTDEP's Stormwater Quality Manual. Consistent with the soil and surficial geologic conditions of the site,the stormwater management plan is intended to focus on infiltration of pre-treated stormwater runoff to ensure no increase in the peak ENSR A ( ()N,--J Wetland Assessment Report Pleasant Valley Road, South Windsor, CT Page 6 of 19 rate of runoff as well as effective treatment of stormwater quality. Infiltration is considered among the most preferred stormwater management measures due to the high quality of treatment afforded as well as its effect on maintaining groundwater levels, stream baseflows, and wetland moisture levels. Stormwater is anticipated to be directed in three directions from the site via infiltration measures: to the southeast toward the existing infiltration basin via an existing swale; to the southwest toward the excavated depression adjacent to Pleasant Valley Road; and to the northwest to the drainage system in Wheeler Road. An operations and maintenance plan will be developed to address the long-term effectiveness of the stormwater management measures by regular inspections and cleaning of the various treatment devices. Proposed development of the site accordingly does not propose any direct impact to any jurisdictional wetlands or watercourses or within the Upland Review Area as defined in the South Windsor Wetland/Watercourse Regulations. Potential indirect impacts are proposed to be avoided by the use of infiltration measures for treating stormwater runoff as well as sediment and erosion control best management practices during construction. Accordingly, it is ENSR's opinion that the proposed development does not meet the criteria as a"regulated area" or a"significant impact activity" as defined in Connecticut General Statutes 22a-36 to 22a-45 and the South Windsor Wetland/Watercourse and Conservation Regulations. To the extent that there may be indirect minimal impacts, it is ENSR's opinion that these are not likely to cause or have the potential to cause adverse impacts on any regulated area. Dennis J. Lowry Principal Wetland Scientist ENSR Willington, CT ENSRIAECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 7 of 19 APPENDIX A USDA SOIL SURVEY MAPPING SOIL SURVEY OF STATE OF CONNECTICUT Pleasant Valley Road, South Windsor, CT 702000 702100 702200 702300 702400 702500 702600 702700 702800 702900 703000 703100 %w � o v a"y v cM 11l s ti OW �4i O M �•a •h ..,._ o .,,", n e i �F Haft� N t n a U v• y.2 1. "'z";.,� .;� x., � t"""` � as s .! T i. 'F, ?� •• ,. -. Y" v l 4 r, 3• a �� � � :�s�°' '91�MIP � ✓' -�s� v ._^.9 47 i i { L .. u h � b �.t +Y1 1 '4h"+va '° } "d • � ay r t#. rt�'y.Aw. ".R�'Y."ar , r� 702000 702100 702200 702300 702400 702500 702600 702700 702800 702900 703000 703100 Meters i Feet ` 0 50 100 200 0 150 300 600 900 1,200 USDA Natural Resources Web Soil Survey 1.1 5/15/2007 �Conservation Service National Cooperative Soil Survey Pag e 1 of3 SOIL SURVEY OF STATE OF CONNECTICUT Pleasant Valley Road South Windsor CT MAP LEGEND MAP INFORMATION Soil Map Units ® cities Source of Map: Natural Resources Conservation Service 0 Detailed Counties Web Soil Survey URL: http://websoilsurvey.nres.usda.gov Detailed States Interstate Highways Coordinate System: UTM Zone 18 Roads Soil Survey Area: State of Connecticut -+--�— Rails Spatial Version of Data: 4 Water Soil Map Compilation Scale: 1:12000 Hydrography Oceans AyAyAyAy Escarpment,bedrock vnvnvnv. Escarpment,non-bedrock Gulley nnuunnw Levee .......... Slope v Blowout ® Borrow Pit X. Clay Spot Depression,closed — Eroded Spot Y Gravel Pit Gravelly Spot ti. Gulley A Lava Flow ® Landfill Map comprised of aerial images photographed on these dates: 4L Marsh or Swamp 4/23/1990 O Miscellaneous Water v Rock Outcrop + Saline Spot Sandy Spot 3) Slide or Slip O Sinkhole * Sodic Spot Spoil area The orthophoto or other base map on which the soil lines were compiled and o Stony Spot digitized probably differs from the background imagery displayed on these maps. As a result,some minor shifting of map unit boundaries may be evident. O Perennial Water USDA Natural Resources Wet Spot Web Soil Survey 1.1 5/15/2007 Conservation service National Cooperative Soil Survey Page 2 of 3 Pleasant Valley Road,South Soil Survey of State of Connecticut Windsor,CT Map Unit Legend Summary State of Connecticut Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 29A Agawam fine sandy loam,0 to 3 1.5 l A percent slopes 29B Agawam fine sandy loam,3 to 8 0.1 0.1 percent slopes 32A Haven and Enfield soils,0 to 3 percent 18.8 12.3 slopes 32B Haven and Enfield soils,3 to 8 percent 8.1 5.3 slopes 37C Manchester gravelly sandy loam,3 to 5.8 3.8 15 percent slopes 37E Manchester gravelly sandy loam, 15 to 1.7 1.1 45 percent slopes 65D Cheshire fide sandy ldah!, 15 to 35 3.1 2.0 percent slopes,extremely stony 66C Narragansett silt loam,8 to 15 percent 2.1 1.4 slopes 681) Narragansett silt loam, 1`5 to 25` 0.6 0.4 percent`slopes,extremely stony 232B Haven-Urban land complex,0 to 8 3.7 2.4 percent slopes 306 Udorthents-Urban land complex 10.9 7.1 307 Urban land 53.9 35.4 308 Udorthents,smoothed 42.0 27.5 (J$jA Natural Resources Web Soil Survey 1.1 5/15/2007 �Conservation Service National Cooperative Soil Survey Page 3 of 3 ENSR I AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 9 of 19 Merrimac Soil Series The Merrimac series consists of very deep,somewhat excessively drained soils formed in glacial outwash.They are nearly level to very steep soils on outwash terraces and plains and other glaciofluvial landforms.Slope ranges form 0 to 35 percent. Saturated hydraulic conductivity is high or very high.Mean annual temperature is about 48 degrees F. and mean annual precipitation is about 42 inches. Ap--O to 10 inches;very dark grayish brown(I OYR 3/2)fine sandy loam,light brownish gray (1OYR 6/2)dry;weak fine and medium granular structure;very friable;many fine roots; 10 percent fine gravel;strongly acid;abrupt smooth boundary.(6 to 14 inches thick) Bw1--10 to 15 inches;brown(7.5YR 4/4) fine sandy loam;weak fine and medium granular structure;very friable;common fine roots; 10 percent fine gravel;strongly acid;clear wavy boundary. Bw2--15 to 22 inches;dark yellowish brown(I OYR 4/4)gravelly sandy loam;weak fine and medium granular structure;very friable; few fine roots; 15 percent gravel;strongly acid;clear wavy boundary. Bw3--22 to 26 inches;dark yellowish brown(10YR 4/4)gravelly loamy sand;very weak fine granular structure;very friable; few fine roots;25 percent gravel;moderately acid clear wavy boundary.(Combined thickness of the Bw horizons is 6 to 34 inches thick.) 2C--26 to 65 inches; 80 percent yellowish brown(1 OYR 5/4)and 20 percent dark grayish brown (1 OYR 4/2)very gravelly sand;single grain;loose;stratified;few fine roots in upper 4 inches;40 percent gravel, 10 percent cobbles;moderately acid. RANGE IN CHARACTERISTICS: Solum thickness ranges from 18 to 30 inches.Rock fragments are mainly granite or gneiss,but up to 25 percent are flat,fine-grained slate,shale,or phyllite fragments.The upper part of the solum commonly has 5 to 20 percent gravel but includes cobbles in some pedons and the lower part 5 to 30 percent.The substratum contains 25 to 55 percent gravel and 5 to 15 percent cobbles.Total volume of rock fragments in the particle-size control section is less than 35 percent.Clay content is less than 18 percent.Reaction ranges from extremely acid to moderately acid unless limed. The Ap horizon has hue of 7.5YR or 10YR,value of 3 or 4,and chroma of 2 to 4.Undisturbed areas have an A horizon with value of 2 to 3,and chroma of 1 or 2 that is 1 to 4 inch thick. Some pedons have a thin,light colored E horizon below the A.The Ap,A and E horizons are fine sandy loam,sandy loam,or very fine sandy loam in the fine-earth fraction. The Bw horizon has hue of 7.5YR or 1OYR in the upper part and 7.5YR to 2.5Y in the lower part. Value ranges from 3 to 6 and chroma from 3 to 8.Texture of the upper part of the Bw horizon is fine sandy loam,sandy loam,or very fine sandy loam in the fine-earth fraction.It has granular or subangular blocky structure or the horizon is massive.The lower part of the B horizon is sandy loam,coarse sandy loam,loamy coarse sand,or loamy sand in the fine-earth fraction. Sandy loam textures do not extend below a depth of 27 inches,but a minimum thickness of 5 inches of sandy ENSR I AEC®M Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 10 of 19 loam overlies any lower B or 2C horizon that is loamy fine sand or coarser.The B subhorizon that lies above the 2C horizon in many pedons is single grain. Some pedons have a BC horizon that is similar to the lower part of the Bw. The 2C horizon has hue of 10YR to 5Y and ranges widely in value and chroma.It consists of stratified coarse sand,sand,gravel,and cobbles and has a weighted texture of gravelly or very gravelly sand or coarse sand. Some pedons have thin lenses of loamy fine sand or fine sand. GEOGRAPHIC SETTING:Merrimac soils are level to very steep soils on glacial outwash plains and valley trains,and associated kames,eskers,stream terraces and water deposited parts of moraines.The steeper slopes are on the margin escarpments of terraces and plains,and on eskers and kames. Slope ranges from 0 to 35 percent.The soils formed in water sorted gravelly and sandy material derived mainly from granitic,gneissic and some schistose rocks.Mean annual precipitation ranges from 28 to 55 inches;mean annual air temperature ranges from 45 to 50 degrees F.,mean growing season ranges from 120 to 200 days. GEOGRAPHICALLY ASSOCIATED SOILS: These are the Agawam,Hinckley, Sudbury, Scarboro, Walpole and Windsor soils on nearby landscapes.The well drained Agawam soils are coarse-loamy over sandy or sandy-skeletal.The excessively drained Hinckley soils are sandy- skeletal.The very poorly drained Scarboro soils are in depressions.The moderately drained Sudbury soils are on adjacent,slightly lower landforms.The somewhat poorly drained poorly and drained Walpole soils are in drainageways and on low landforms.The excessively drained Windsor soils are have loamy fine sand to sand textures in the Bw horizon and lack rock fragments. DRAINAGE AND PERMEABILITY: Somewhat excessively drained.Runoff is negligible to medium.Saturated hydraulic conductivity is high or very high. USE AND VEGETATION: Most areas are cultivated and used for growing hay,pasture,silage, corn, or truck crops. Some areas are used to grow tobacco in the Connecticut River Valley in Massachusetts and Connecticut. Some areas are forested with mostly white pine,gray birch, hemlock,red maple,and red,black,white,and scarlet oaks. ENSR-, AECQM Wetland Assessment Report Pleasant Valley Road,Sotith Windsor,CT Page 11 of 19 Enfield Soil Series The Enfield series consists of very deep,well drained loamy soils formed in a silty mantle overlying glacial outwash.They are nearly level to sloping soils on outwash plains and terraces. Slope ranges from 0 to 15 percent.Permeability is moderate or moderately rapid in the surface layer and subsoil and rapid or very rapid in the substratum.The mean annual temperature is about 49 degrees F.and the mean annual precipitation is about 50 inches. Ap--O to 7 inches; dark grayish brown(IOYR 4/2)silt loam;moderate fine granular structure; friable;many very fine and fine roots;5 percent fine gravel;strongly acid;abrupt smooth boundary.(6 to 12 inches thick) Bwl--7 to 16 inches;strong brown(7.5YR 5/6)silt loam;weak medium subangular blocky structure;friable; common very fine and many fine roots; 5 percent fine gravel; strongly acid; clear wavy boundary. Bw2--16 to 25 inches;light olive brown(2.5Y 5/4)silt loam;weak medium subangular blocky structure; friable,few very fine and common fine roots; 5 percent fine gravel; strongly acid; abrupt wavy boundary. (Combined thickness of the Bw horizons is 12 to 36 inches) 2C--25 to 60 inches;brown(IOYR 5/3)very gravelly sand;single grain;loose;stratified;45 percent gravel and 5 percent cobbles;strongly acid. RANGE IN CHARACTERISTICS: Thickness of the solum ranges from 16 to 40 inches and typically corresponds to the depth of sand and gravel.Rock fragments range from 0 to 5 percent in the solum and from 0 to 70 percent in the substratum.The fragments are mainly rounded pebbles and typically make up 75 percent or more of the total rock fragments.Unless limed,the soil is very strongly acid to moderately acid. The Ap horizon has hue of 7.5YR or 1 OYR,value of 3 or 4 and chroma of 2 to 4.Dry value is 6 or more.Undisturbed pedons have a thin A horizon with value of 2 or 3 and chroma of 1 through 3.The Ap or A horizon is silt loam or very fine sandy loam.It has weak or moderate granular structure and is friable or very friable. The upper part of the B horizon has hue of 7.5YR or 1 OYR,value of 4 or 5 and chroma of 3 to 8. The lower part of the B horizon has hue of 7.5YR to 2.5Y,value of 4 to 6 and chroma of 3 to 6. The B horizon is silt loam or very fine sandy loam.It has weak granular or weak subangular blocky structure or the horizon is massive.Consistence is friable or very friable. The 2C horizon is neutral or has hue of 2.5YR to 5Y,value of 4 to 6 and chroma of 0 to 6.It is commonly stratified sand and gravel.Texture of individual strata ranges from coarse to fine sand to loamy sandy in the fine earth. GEOGRAPHIC SETTING: Enfield soils are nearly level to sloping soils on terraces and outwash plains. Slopes range from 0 to 15 percent,but are generally less than 8 percent.The soils formed in a silty mantle over stratified sandy and gravelly fluvial materials derived from a variety ENSR I AECQM Wetland Assessment Report Pleasant Valley Road, South Windsor,CT Page 12 of 19 of acidic rocks.Mean annual temperature is 45 to 52 degrees F.,mean annual precipitation is 40 to 50 inches;and the growing season is 120 to 195 days. GEOGRAPHICALLY ASSOCIATED SOILS: These are the Agawam,Branford, Brid eg hampton,Broadbrook,Hartford,Haven,Hinckley,Merrimac,Narragansett,Ninigret, Rainbow,Ravnham,Raypol,Scio,Tisbury,Walpole, Wapping,Windsor and Unadilla soils.The moderately well drained Tisbury and poorly drained Raypol soils are associated in a drainage sequence.Agawam,Branford,Copake,Haven and Narragansett soils are coarse-loamy over sandy or sandy-skeletal.Belgrade,Hero,Ninigret, Scio and Tisbury soils have redoximorphic features within a 24 inch depth.Bernardston,Broadbrook and Newport soils are coarse-loamy and have a dense till substratum.Bridgehampton,Hartland and Unadilla soils have a coarse-silty particle-size control section.Hartford and Merrimac soils are sandy.Hinckley and Windsor soils are coarse-textured and excessively drained.Pollux and Riverhead soils are coarse-loamy and have a stratified substratum.Rainbow and Wapping soils are moderately well drained soils formed in glacial till.Raynham and Walpole soils are poorly drained soils in low terrace areas. DRAINAGE AND PERMEABILITY: Well drained. Surface runoff is negligible or low. Permeability is moderate or moderately rapid in the solum and rapid or very rapid in the substratum. Saturated hydraulic conductivity is moderately high or high in the solum and high or very high in the substratum. USE AND VEGETATION: Most areas are used for cultivated crops,hay or pasture.Common crops are silage corn,vegetables,tobacco and nursery stock. Some areas are wooded or used for community development. Common trees are red,white and black oak,hickory,white ash,red maple,sugar maple,black birch,beech,hemlock and white pine. Manchester Soil Series The Manchester series consists of very deep,excessively drained soils formed in sandy and gravelly glacial outwash and stratified drift.They are nearly level to steep soils on outwash plains,terraces,kames,deltas and eskers. Slope ranges from 0 to 45 percent. Saturated hydraulic conductivity is high or very high in the surface layer and subsoil,and very high in the substratum. Mean annual temperature is about 50 degrees F.and mean annual precipitation is about 48 inches. Ap--O to 9 inches;dark brown(7.5YR 3/2)gravelly sandy loam;weak medium granular structure;very friable;many fine and common medium roots;20 percent gravel; strongly acid; clear smooth boundary. (6 to 10 inches thick) Bw--9 to 18 inches;reddish brown(5YR 4/3)gravelly loamy sand;very weak fine and medium granular structure;very friable; few fine roots;25 percent gravel;strongly acid;clear wavy boundary.(4 to 20 inches thick) C--18 to 65 inches;reddish brown(5YR 4/4)very gravelly sand;single grain;loose; 50 percent gravel;very strongly acid. ENSR I AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 13 of 19 RANGE IN CHARACTERISTICS: Thickness of the solum ranges from 12 to 24 inches.Rock fragments,mainly rounded pebbles,range from 15 to 50 percent in the solum and from 35 to 70 percent in the substratum. The weighted average volume of rock fragments from 10 to 40 inches is more than 35 percent.Unless limed,the soil very strongly acid to moderately acid. The Ap horizon has hue of 5YR to 1 OYR,value of 3 or 4 and chroma of 2 to 4.Undisturbed pedons have a thin A horizon with value of 2 or 3 and chroma of 1 to 3.The Ap or A horizon is sandy loam,fine sandy loam,loamy fine sand or loamy sand in the fine earth fraction.It has weak granular structure and is friable or very friable. The Bw horizon has hue of 5YR or 2.5YR,value of 4 or 5 and chroma of 3 to 8. Texture in the fine-earth fraction is loamy sand,loamy fine sand or sandy loam in the upper part of the horizon and loamy fine sand,loamy sand or sand in the lower part of the horizon. Sandy loam texture does not extend below a depth of 10 inches.The Bw horizon has weak granular structure or it is single grain.Consistence is very friable or loose. The C horizon has hue of 5YR or 2.5YR,value and chroma of 3 to 6.The horizon is commonly stratified sand and gravel.Fine earth texture in individual layers is coarse sand,sand or loamy sand. GEOGRAPHIC SETTING: Manchester soils are nearly level to steep soils on terraces, outwash plains,kames,deltas and eskers. Slope ranges from 0 to 45 percent.The soils formed in sandy and gravelly glaciofluvial materials and stratified drift derived mainly from a red sedimentary rocks and basalt.Mean annual temperature is 45 to 52 degrees F.,mean annual precipitation is 38 to 50 inches and the growing season is 140 to 185 days. DRAINAGE AND PERMEABILITY:Excessively drained. Surface runoff is negligible to high. Saturated hydraulic conductivity is high in the surface layer,and high or very high in the subsoil and substratum.The soils are droughty. USE AND VEGETATION: Most areas are forested or in brushy vegetation. Cleared areas are used for hay,pasture and silage corn. Small areas,mostly irrigated,are used for tobacco, vegetables and nursery stock.Many areas are in community development.Common trees are white,red and black oak,gray birch,aspen,white pine and pitch pine.Gravel is commonly excavated from areas of these soils. DISTRIBUTION AND EXTENT: Glaciofluvial landforms in the Connecticut River Valley of Connecticut;MLRA 145.The series is of moderate extent. ENSR I AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 14 of 19 APPENDIX S PHOTOGRAPHS ENSR 1 AEC®M Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 15 of 19 Photo# 1: General view of west side of site looking east. May 2007. Photo #2: General view of east side of site. May 2007. ENSR ( AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor, CT Page 16 of 19 Photo#3: Stormwater infiltration basin in southeast part of site.May 2007. Photo#4: Small Phragmites patch in southeast part of site.May 2007. ENSR � AECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT ••, 17• 19 kn �• � a3 - � w y = _ Photo 1 under II I Street at 367 Smith Street.May 2007. Photo - 1 1 at 367 Smith Street looking 1 I from ENSREAECOM Wetland Assessment Report Pleasant Valley Road,South Windsor,CT Page 18 of 19 Photo#7: Excavated depression and outlet culvert toward Pleasant Valley Road in southwest corner of site. AN SHIPMAN &GOODWINLLP. COUNSELORS AT LAW Christopher j. Smith Phone: (860)251-5606 Fax: (860)251-5318 RECEIVED cjsmith(@goodwin.com May 21, 2007 MAY 2 2 LUU1 Hand Delivered South Windsor INLAND WETLANDS AGENCY Planning and Zoning Commission CONSERVATION COMMISSION Of the Town of South Windsor Attn: Marcia A. Banach, Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Application for Approval of General Plan of Development ("Application pursuant to Section 5.4.5 of the Zoning Regulations of the Town of South Windsor, Connecticut ("Regulations"), to permit a retail site development of real properties known as 22 Wheeler Road, 2 Smith Street, 7 Smith Street, and 367 Smith Street, located in the Town of South Windsor, Connecticut (collectively, "subject property"). Application submitted by the owner of subject property, Downeast Associates Limited Partnership ("Downeast"). Dear Chairperson Patrick Kennedy: Please be advised that the undersigned represents the owner/applicant Downeast with regard to the above-referenced Application for approval of a proposed General Plan of Development, as provided by Section 5.4.5 of the Zoning Regulations of the Town of South Windsor ("Regulations"). Downeast is the owner of the subject property that is included in the Application. Three of the subject properties, 22 Wheeler Street, 2 Smith Street and 7 Smith Street, are currently located in the Development Commercial Zone District ("DC") as provided by the Regulations ("DC properties"). Downeast's Application proposes a retail site development over these three properties. Although not included in the specific site development proposal, the Application also depicts an adjacent lot owned by Downeast that is currently located in the Rural Residential Zone District ("RR"), and is known as 367 Smith Street ("RR property"). This adjacent lot may be the subject of a future application by Downeast to rezone 367 Smith Street from RR to DC to accommodate a possible expansion of the proposed Basic Development Plan. However, 367 Smith is not proposed to be included in the Basic Development Plan site development, and is only shown for informational/disclosure purposes. ONE CONSTITUTION PLAZA HARTFORD,CONNECTICUT 06103-1919 1 860-215-5000 1 WWW.SHIPMANGOODWIN.COM r As you are aware, the Planning and Zoning Commission of the Town of South Windsor ("Commission") recently sent notice to Downeast of the Commission's proposal to rezone Downeast's DC properties to the Buckland Road Gateway Development Zone ("GD"). Downeast will be respectfully objecting to this proposed change of zone because the proposed change of zone will adversely impact the subject site development proposal that has been under consideration by Downeast over the past number of months. Indeed, it is only because of the Commission's immediate effort to change the zoning designation of Downeast's DC properties, that Downeast has been forced to file this Application without the benefit of review by the Commission's professional staff. Downeast looks forward to working with the Commission, and the Commission's professional staff, in processing this exciting site development proposal under the DC Regulations, whereby the final development is beneficial to Downeast, the Commission, and the Town of South Windsor. As provided by Section 5.4.5 of the Regulations, Downeast hereby submits the following Application and support documents: 1. Duplicate original Application for General Plan of Development as provided by Section 5.4.5 of the Regulations, duly executed by the owner/applicant Downeast; 2. Three sets of maps depicting existing structures, roads and paths, and existing conditions of the subject property as provided by Section 5.4.5(a) ; 3. Three sets of documents depicting the location of adjoining properties and names of property owners, and existing structures and land uses within 500 of the subject property, as provided by Section 5.4.5(b); 4. Three sets of documents depicting present and proposed land uses within the General Plan of Development, including, but not limited to, proposed square footage for the retail structures, as provided by Section 5.4.5(c); 5. Three sets of documents depicting the location of proposed major thoroughfares, pedestrian and vehicular circulation patterns, public and private streets, and road linkages. A "Traffic Impact and Access Study," prepared by Vanasse & -2 - Associates, Inc., dated May 2007, is also included which provides a comprehensive analysis of pre and post- development traffic generation, and recommended traffic mitigation measures to ensure that the General Plan of Development will not adversely impact levels of service ("LOS") for the immediate intersections, as provided by Section 5.4.5(d); 6. Three sets of plans depicting the three phases of the General Plan of Development with associated acreage, as provided by Section 5.4.5(e); 7. Three sets of documents depicting the general system of utilities and improvements required to service the development, and three copies of a "Statement of Projected Impact on Town," as provided by Section 5.4.5(f); 8. Three sets of a soil survey map, with a summary of soils data, as provided by Section 5.4.5(g); 9. Three copies of a "Wetlands Assessment Report," prepared by ENSR Corporation and dated May 19, 2007, confirming that there are no regulated areas on the subject DC properties, and no regulated activities associated with the General Plan of Development. Although not required, Downeast filed a Minimal Impact Application with the Inland Wetland/Watercourse and Conservation Commission of the Town of South Windsor. Three copies of the application form and cover letter are included in this submittal for the Commission's convenience. These documents are submitted pursuant to Section 5.4.5(h); 10. Three copies of a map depicting open space within the DC zoned properties, with provision for the proposed first two phases of development under the subject General Plan of Development, as provided by Section 5.4.5(i); 11. Three copies of a plan depicting information relative to the fact that Downeast will consider any recommended improvements to accommodate public transportation - 3 - relative to the site development, and will work with the Commission and any public transportation authority to ensure integration of such with the overall public transportation system servicing the area, as provided by Section 5.4.50); 12. Three copies of a "Fiscal Impact Analysis," prepared by Realty Concepts, Inc., dated May 19, 2007, as provided by Section 5.4.5(k); and 13. Filing fee in amount of$600. In addition, I enclose an authorization letter from Buckland Hills, LLC, the owner of adjacent property known as 1524 Pleasant Valley Road, Manchester, Connecticut, dated May 18, 2007, confirming that Downeast is authorized to submit the Application and will be provided access rights to utilize the existing access driveway located on the westerly side of the Buckland Hills property to accommodate the proposed retail site development of Downeast's subject property with approximately 357,035 square feet of retail development, as depicted on the Application's Plan entitled, "South Windsor Towne Plaza, Phase I & Phase II," prepared by CPH Engineers, Inc., dated May 18, 2007. As discussed with Marcia A. Banach, AICP, Director of Planning for the Town of South Windsor, this Application is submitted pursuant to Section 5.4.5 of the Regulations. However, this Application also satisfies the provisions of Section 8.1.2 of the Regulations. Downeast looks forward to working with the Commission and community in providing a retail site development of the subject property that everyone will be proud of. -4 - i If you have any questions, please do not hesitate to contact the undersigned. Thank you for your, and the Commission's, anticipated cooperation and assistance concerning this matter. Very yours, Christophe J. Smith Agent and Attorney for Downeast Associates Limited Partnership cc: Downeast Associates Limited Partnership, (w/enclosures) CPH Engineers, Inc., A. Carpenter, P.E., (w/enclosures) Vanasse & Associates, Inc., (w/enclosures) Realty Concepts, Inc., (w/enclosures) ENSR Corporation, (w/enclosures) 472063 v.01 S1 - 5 - ld30 DUNN y090NIM H1/i0S CONNECTICUT DEPARTMENT OF ENVIRONMENTAL PROTECTION GIS CODE#:— 79 Elm Street Z001 ForOEPUSOONY ' Hartford,CT 06106-5127 Z dW Gina McCarthy,Commissioner 034333a Statewide Inland Wetlands & Watercourses Activity Reporting Form Please complete this form in accordance with the instructions. Please print or type. PART I:To Be Completed By The Inland Wetlands Agency Only 1. DATE ACTION WAS TAKEN: Year Month 2. ACTION TAKEN: 3. WAS A PUBLIC HEARING HELD? Yes No 4. NAME OF AGENCY OFFICIAL VERIFYING AND COMPLETING THIS FORM: (print) (signature) PART II:To Be Completed By The Inland Wetlands Agency Or The Applicant 5. TOWN IN WHICH THE ACTION IS OCCURRING: South Windsor Does this project cross municipal boundaries? Yes No X If Yes,list the other town(s)in which the action is occurring: S. LOCATION: USGS Quad Map Name: Manchester,Connecticut AND Quad Number: 41072-G5-TF-024 Subregional Drainage Basin Number: 4000 or 4500 7. NAME OF APPLICANT,VIOLATOR OR PETITIONER: Kevin Sims 8. NAME&ADDRESSILOCATION OF PROJECT SITE: 22 Wheeler Road 2 Smith Street 7 Smith Street 367 Smith Street Briefly describe the action/project/activity: Construction of a 357,035 square feet of Retail/Commercial Development 9. ACTIVITY PURPOSE CODE: D 10. ACTIVITY TYPE CODE(S): NO 14 10 9 2 11. WETLAND/WATERCOURSE AREA ALTERED[must be provided in acres or linear feet as indicated]: Wetlands: 0 acres Open Water Body: 0 acres Stream: 0 linear feet 12. UPLAND AREA ALTERED[must be provided in acres as indicated]: 0 acres 13. AREA OF WETLANDS AND/OR WATERCOURSES RESTORED,ENHANCED OR CREATED: 0 acres [must be provided In acres as indicated] DATE RECEIVED: PART Ili:To Be Completed By The DEP DATE RETURNED TO DEP: FORM COMPLETED: YES NO FORM CORRECTED/COMPLETED: YES NO REV.2/2006 A TIME FRAMES AND PROCEDURES FOR SUBMITTING APPLICATION&PLANS 1. Consult Planning Department for fee schedule. This application must be signed by the applicant and owner of the property and submitted in duplicate with all maps (3 copies) and documents (3 copies) required on attached checklist. If the owner is not available to sign the application a letter must be submitted by the owner granted permission to the applicant. Incomplete applications may result in rejection by the Planning and Zoning Commission. 2. The applicant shall be responsible for displaying a sign on the property that states that an application is pending before the Commission. The sign shall be visible from a town street and shall be displayed for at least ten (10) days before the scheduled meeting. Signs are available in the Planning Department, South Windsor Town Hall. 3. For any application for a zone change or special exception use, the applicant shall also notify abutting property owners in writing by certified mail within seven (7) calendar days of the time an application is submitted that an application is pending in front of the Commission. The applicant is required to provide a copy of the certified letter and to whom the letter was sent. The applicant may also be requested by the Commission to notify other property owners at the direction of the Commission. (If an application is submitted to the Planning and Zoning Commission and the Inland Wetlands Agency/Conservation Commission simultaneously, one letter addressing both applications can be sent.) 4. All prospective applicants are urged to confer with Town Planning Department and Engineering Department staff prior to submission of any application to the Commission. 5. Plans are officially received at regular meetings (generally 2nd and 4th Tuesday of the month) of the Planning& Zoning Commission. 6. Plans must be submitted as complete plans - - which includes application plus all required information contained on checklist. It is the applicant's responsibility to ensure that all information required on the checklist is submitted in one package at the time of submission - - including landscaping plans, architectural elevations, traffic report, etc. Note: If the applicant is required to go in front of the Architectural Design Review Committee, it is imperative that the applicant fulfill the requirements on the checklist at the time of the meeting. 7. After review, Town staff will notify the applicant of requested/required modifications. 8. The Commission itself needs to have 4 sets of clean plans at their meeting, and staff needs two sets. Therefore, if there were no plan revisions, an additional three sets is required prior to the meeting day. If the applicant revises plans, six new sets must be submitted. If a Public Hearing is required (or optional but likely) then seven sets are required ten days in advance of the public hearing (one set for the Town Clerk's office). Revised plans should be complete packages (applicant may disassemble previously submitted plans and reuse sheets if so desired). 10/2001 TRAFFIC IMPACT AND ACCESS STUDY SOUTH WINDSOR TOWNE CENTER SOUTH WINDSOR, CONNECTICUT Prepared for: CPH ENGINEERS, INC. VERNON, CONNECTICUT �CON/yF'. *_ �=May 2007 No.21868 c� =�,�: li 5 21/0+ Prepared by: VANASSE&ASSOCIATES, INC. 10 New England Business Center Drive Suite 314 Andover, MA 01810 (978)474-8800 Copyright 0 2007 by VAI All Rights Reserved CONTENTS EXECUTIVESUMMARY............................................................................................................. 1 StudyArea.......................................................................................................................... 1 ExistingConditions............................................................................................................ 1 FutureConditions...............................................................................................................2 AnalysisResults.................................................................................................................3 Recommendations...............................................................................................................4 Conclusions........................................................................................................................4 INTRODUCTION...........................................................................................................................5 Project Description.............................................................................................................5 Study Methodology •5 EXISTINGCONDITIONS..............................................................................................................7 Geometry............................................................................................................................7 ExistingTraffic Volumes...................................................................................................9 MotorVehicle Crash Data................................................................................................ 10 FUTURECONDITIONS.......................................................................................... .................... 12 Background Traffic Growth............................................................................................. 12 Site-Generated Traffic...................................................................................................... 14 Trip Distribution and Assignment.................................................................................... 15 Future Traffic Volumes—Build Condition...................................................................... 15 TRAFFIC OPERATIONS ANALYSIS......................................................................................... 17 Methodology..................................................................................................................... 17 AnalysisResults............................................................................................................... 18 G:W917\reports\T1AS 051807.doe CONTENTS (Continued) i CONCLUSIONS AND RECOMMENDATIONS........................................................................23 Recommendations.............................................................................................................23 Conclusions. •23 G:\4917\reports\T1AS 051807.doe FIGURES No. Title 1 Site Location Map 2 2007 Existing Peak Month Traffic Volumes 3 2009 No-Build Peak Month Traffic Volumes 4 Estimated Trip Distribution 5 Estimated Trip Assignment Traffic Volumes 6 2009 Build Peak Month Traffic Volumes G:\4917\reports\TIAS 051807.doc TABLES No. Title 1 Existing Roadway Traffic-Volume Summary 2 Accident Data Summary 3 Trip Generation Summary 4 Trip Distribution Summary 5 Summary of Peak-Hour Traffic-Volume Increases 6 Level-of-Service Criteria for Signalized Intersections 7 Level-of-Service Criteria for Unsignalized Intersections 8 Intersection Level-of-Service Summary 9 Summary of Vehicle Queue Analysis 10 Mitigated Intersection Level-of-Service Summary GA4917\reports\T1AS 051807.doc EXECUTIVE SUMMARY Vanasse & Associates, Inc. (VAI) has conducted a Traffic Impact and Access Study (TIAS) in order to assess the traffic impacts associated with a proposed retail development to be located on the north side of Pleasant Valley Road in the Town of South Windsor, Connecticut. This study reviews access requirements, safety considerations, and identifies and analyzes existing traffic conditions and future traffic conditions with the proposed project. This study was prepared in general accordance with the Connecticut State Traffic Commission (STC)guidelines for the preparation of Traffic Impact Studies(TISs). STUDY AREA The study area contains three locations in the vicinity of the project site in the towns of South Windsor and Manchester,Connecticut,which includes the following intersections: • Pleasant Valley Road at I-84 Westbound Ramps • Pleasant Valley Road at the Plaza at Buckland Hills Drive • Pleasant Valley Road at Croft Drive/Manchester Trail EXISTING CONDITIONS A comprehensive field inventory of traffic conditions on the study area roadways was conducted for this project in November 2006. The field investigation consisted of an inventory of existing roadway geometrics, and operating characteristics, as well as land use information within the ' study area. Traffic Volumes Traffic volumes were counted both mechanically and manually in November 2006. All traffic volumes were collected on Friday, November 17 and Saturday November 18, 2006, so as to capture time periods when public schools were in session. Automatic Traffic Recorder (ATR) counts were conducted on Pleasant Valley Road east of Croft Drive for a forty-eight hour period. Manual turning movement counts (TMCs) and vehicle classification counts were conducted GA4917VreportATIAS 051807.doc I duringFriday evening 4:00 to 6:00 PM and Saturday midday (11:00 AM to 2:00 PM) peak Y g ( ) periods at the above study locations. The ATR data gathered as part of this study was collected during the month of November. Traffic-volume data compiled by the Connecticut Department of Transportation (ConnDOT) indicated that November Friday and Saturday traffic volumes are approximately 12 percent and 11 percent lower than the peak month (June and July for Friday and May, June, and July for Saturday) volumes, respectively. To reflect the peak month conditions, the collected Friday and Saturday ATR data were increased by 12 percent and I 1 percent,respectively. Analysis of the peak-period traffic counts indicates that the evening peak-hour occurs between 5 and 6 PM and the Saturday midday peak-hour occurs between 11 AM and 12 PM. It should be noted that the individual peak-hour volumes for each intersection were used to present a"worst- case"scenario. Pleasant Valley Road in the vicinity of the project site was estimated to carry approximately 9,280 vehicles per day (vpd) on a typical weekday and 8,930 vpd on Saturday during the peak month. Weekday evening peak hour traffic flow is approximately 9.0 percent of daily traffic flow. Similarly, Saturday midday peak hour traffic flow is approximately 7.5 percent of Saturday daily traffic volume. Accident Analysis The accident data for the study intersections were obtained from ConnDOT for the calendar years 2003 to 2005,to identify crash trends and/or safety deficiencies in the study area. Review of the accident data indicated that the Pleasant Valley Road intersection with I-84 westbound ramps experienced the most accidents during this time period, and most of the recorded accidents were angle or rear-end type accidents. No fatalities were observed during this time period. FUTURE CONDITIONS Background Traffic Growth To determine traffic growth in the study area, historic traffic count data collected by ConnDOT were reviewed. This data indicates that there has been a slight decrease in traffic volumes over the past several years. For the purpose of this study, a conservative (high) 2.0 percent per year compounded annual growth rate was used to account for general background traffic growth. Development b Specific p v Others Research was conducted to identify any specific background developments that would have an impact on the traffic operating conditions within the study area by the 2009 Build year. Discussions with the Towns of South Windsor and Manchester indicated there are several projects either approved or being constructed within 1 mile of the project site. Traffic associated with these developments is obtained from their respective traffic report and incorporated into the 2009 No-Build traffic volumes. GA4917Veports\TTAS 051807.doc 2 Site-Generated Traffic Volumes Traffic volumes expected to be generated by the proposed facility were forecast using trip-generation data from the Seventh Edition of the Institute of Transportation Engineers (ITE) Trip Generation manual,' based on ITE Land Use Code(LUC)813 and LUC 820. The proposed development consists of approximately 357,035 square foot (sf) of retail space. Based on ITE data, during the weekday evening peak hour, the site will generate 1,619 vph (785 vehicles entering and 834 vehicles exiting) with 1,533 vph new to the roadway system (742 vehicles entering and 791 vehicles exiting. During the Saturday midday peak hour, the site will generate approximately 2,164 vph (1,115 vehicles entering and 1,049 vehicles exiting) with 2,094 trips new to the roadway system (1,080 vehicles entering and 1,014 vehicles exiting). Other generated trips are pass-by trips on the existing roadway. jANALYSIS RESULTS Pleasant Valley Road at I-84 Westbound Ramps Under the 2007 Existing condition, this signalized intersection operates at an overall LOS C during the weekday evening peak hour and LOS D during the Saturday midday peak hour. Under the 2009 No-Build condition, this intersection would operate at an overall LOS D during the weekday evening peak hour and LOS E during the Saturday midday peak hour. Under the 2009 Build condition, the intersection would operate at an overall LOS F during both study peak periods. Recommendations are proposed to mitigate this intersection. Pleasant Valley Road at the Plaza at Buckland Hill Drive Under the 2007 Existing condition, this signalized intersection operates at an overall LOS C during both study peak periods. Under the 2009 No-Build condition, this intersection would operate at an overall LOS C during both study peak periods. Under the 2009 Build condition,the intersection would operate at an overall LOS F during both study peak periods. Recommendations are proposed to mitigate this intersection. Pleasant Valley Road at Croft Drive/Manchester Trail Under the 2007 Existing condition, both northbound and southbound movements operate at LOS B during both study peak periods at this unsignalized intersection. Under the 2009 No- Build condition, the northbound movements would operate at LOS C during both study peak periods, and the southbound movements at LOS B during both study peak periods. Under the 2009 Build condition, the northbound movements are expected to operate at LOS E during the weekday evening peak hour and LOS F during the Saturday midday peak hour. The southbound movements are expected to operate at LOS F during both study peak periods. Recommendations are proposed to mitigate this intersection. 'Trip Generation, Seventh Edition;Institute of Transportation Engineers;Washington,D.C.;2003. GA4917keports\TIAS 051807.doe 3 RECOMMENDATIONS Pleasant Valley Road at I-84 Westbound Ramps The eastbound approach is proposed to be reconstructed to provide one extra shared through and right turn lane. The northbound I-84 westbound off-ramp is proposed to add an exclusive left-turn lane. Signal timing and coordination offset should also be adjusted. Pleasant Valley Road at the Plaza at Buckland Hills Drive An exclusive right turn lane is proposed to be added to the westbound direction to accommodate the expected right turn volumes. The existing westbound outside shared/through and right-turn lane will be designated as a through lane. Signal timing and coordination offset should also be adjusted. 1 Pleasant Valley Road at Croft Drive The unsignalized intersection is proposed to be signalized as part of the project. The existing pavement width of Manchester Trail can accommodate three lanes with two southbound exiting lanes and one northbound entering lane. Pavement markings on Manchester Trail are recommended to show one exclusive left turn lane and one shared through and right turn lane. It is recommended that the eastbound Pleasant Valley Road approach be widened to provide an exclusive left turn lane into the site. Signal timings at the intersection are proposed to be coordinated with the adjacent Buckland Hill Plaza Drive and I-84 westbound ramps intersections. In addition to the proposed roadway/intersection mitigation measures, the following measures should be incorporated on site: • Any vegetation or signs should be placed in such a way as to not exceed 24 inches in height so sight distance is not obstructed. • STOP signs should be installed and STOP bars be marked at the internal site drive intersections as appropriate,placing them behind any pedestrian crosswalks. CONCLUSIONS The roadways and intersections within the study area are expected to experience general traffic volume increases in the area due to the proposed development. With the recommended on-site and off-site improvements in place, the study intersections are not expected to experience significant delays as a result of the proposed development. GA49MreportsMAS 051807.doc 4 INTRODUCTION VAI has conducted a TIAS to assess the traffic impacts associated with the proposed retail development to be located on the east side of Wheeler Road and south side of Smith Street in South Windsor, Connecticut. This study reviews access requirements, safety considerations, and identifies and analyzes existing traffic conditions and future traffic conditions with the proposed project. PROJECT DESCRIPTION The project site is located south of Smith Street and east of Wheeler Road. The site is bounded by several residential properties in the east, Smith Street in the north, the Manchester town line in the south, and Wheeler Road in the west. The proponent proposes to construct a 357,035 square foot (sf) retail development, including a 207,035 sf stand-alone building and 150,000 sf of separate retail space. Access to the site will be provided by two existing roadways. One is Manchester Trail which connects to Pleasant Valley Road in the north and across Croft Drive; the other is the Plaza at Buckland Hills West Drive which also connects to Pleasant Valley Road from the north. Figure 1 shows the site location in relation to the local roadway network. STUDY METHODOLOGY This study was prepared in general accordance with the State of Connecticut STC guidelines for the preparation of Traffic Impact Studies (TISs); and was conducted in three distinct stages. The first stage involved an assessment of existing traffic conditions in the study area and included an inventory of roadway geometrics, observations of traffic flow, and collection of daily and peak-period traffic counts. In the second stage of the study, future traffic conditions were projected and analyzed. Specific travel demands forecasts for the project were assessed along with future traffic demands due to expected traffic growth independent of the project. In accordance with state guidelines for the preparation of TISs, the Build Year of 2009 was analyzed. Consequently, two future conditions were analyzed: 2009 No-Build peak-month peak-hour condition without the proposed development and 2009 Build Year peak-month peak-hour condition. The traffic analysis conducted in stage two identifies existing or projected future roadway capacity, traffic safety, and site access issues. GA4917VeportATIAS 051807.doc 5 ..� a 14 0 * e; r•••<�:• .. it -af-� -IELLIN 33 r / y f _ ... ref � �` o• W —y0, f. .� ����. �r``�'/~` • •a r' ! art'-•r.""'- ( `.`�S• r - ` ,� ! ' r/ O ` -_ ��. �i* 46 n off' � /`� � � � "� ,. (.'. C �� �•J{��E " `�� � ° �� 11 l Plc 61� �,,� Jp��^.Y /{.. ! \ ��� +F , 11C / y: , Aff In SIT •-'',�� \� \ :l �r \SIRR 4�� - ���:� � �� �) 9 I 'i $ • ('1 ,�j �.Ali: 4 �f-t+. ' j,l _� �C r✓ � ; I, ":< r 1i ive 50 -- / all v Ou ` . �. t �; ��•I , 1, ". cl�we C�.�a o golf Cburse In east Venasse.&=Associates, Inc. Site Location Map R:\4917\4917slm.dwg 5/16/2007 2:46:20 PM EDT Copyrlght.©2006 by VAi. All Rights Reserved. The third stage of the study presents and evaluates measures to address traffic and safety issues, if any, identified in stage two of the study. GA4917\reports\TIAS 051807.doe 6 EXISTING CONDITIONS A comprehensive field inventory of traffic conditions on the study area roadways was conducted in November 2006. The field investigation consisted of an inventory of existing roadway geometrics,traffic volumes, and operating characteristics, as well as posted speed limits and land use information within the study area. The study area for the-project was selected to contain three major intersections in the vicinity of the project site through which project-related traffic would travel and are listed below. • Pleasant Valley Road at Croft Road/Manchester Trail • Pleasant Valley Road at the Plaza.at Buckland Hill driveway • Pleasant Valley Road at I-84 westbound ramps GEOMETRY Roadways Pleasant Valley Road Pleasant Valley Road is a two to four-lane arterial roadway that is under local jurisdiction and has a general east-west alignment in the study area. It connects Main Street in the west in the Town of South Windsor and Buckland Street in the east in the Town of Manchester. ' Posted speed limits are 30 miles per hour (mph) in the study area. East of the Plaza at Buckland Hills Drive, Pleasant Valley Road carries a four-lane cross-section, with two travel lanes per direction. Extra turning lanes are provided at major intersections. Sidewalks are provided on both sides of the street. Land use along Pleasant Valley Road,within the study area, consists primarily of shopping plazas and vacant land. G:\OINeports\TIAS 051807.doe 7 Intersections Pleasant Valley Road at Croft Road/Manchester Trail The Pleasant Valley Road intersection with Croft Road/Manchester Trail is a four-leg unsignalized intersection with stop controls on the Croft Road and Manchester Trail approaches. The westbound Pleasant Valley Road approach provides an exclusive left-turn lane, a shared through and right-turn lane, and approximate 2-foot wide shoulders on both sides. The eastbound Pleasant Valley Road approach provides an approximate 12-foot wide general purpose lane, a 6-foot wide marked median, and 2-foot wide shoulders on both sides. The northbound Croft Road approach provides a general purpose lane in each direction, separated by a double yellow center line and with no shoulders. The southbound Manchester Trail approach provides an approximate 39-foot wide unmarked lane with no shoulders. Crosswalks do not exist at the intersection. Land uses at the intersection consist of vacant land. Pleasant Valley Road at Buckland Hills Mall Drive/The Plaza at Buckland Hills Drive The Pleasant Valley Road intersection with Buckland Hills Mall Road/The Plaza at Buckland Hills Drive is a four-leg signalized intersection. The eastbound Pleasant Valley Road approach provides an approximate 12-foot wide exclusive left-turn lane, a 12-foot wide shared through and right-turn lane, and 2-foot wide shoulders. The westbound Pleasant Valley Road approach provides two 12-foot wide general purpose lanes and 2-foot wide shoulders. The northbound Buckland Hills Mall Drive provides one approximate 12-foot wide exclusive left-turn lane and one 14-foot wide shared through and right-turn lane. The southbound Buckland Hills Plaza Drive provides one two 12-foot wide exclusive left turn lane, one 12-foot wide through lane, and an approximate 16-foot wide channelized right-turn lane. Crosswalks are marked on the easterly and northerly legs. Signal timing consists of three phases, including one lead phase for the westbound Pleasant Valley Road movements, one phase for Pleasant Valley Road both directions, and one phase for the northbound and southbound movements. Land uses at the intersection consist of a shopping plaza and several residential lots. Pleasant Valley Road at I-84 Westbound Ramps The Pleasant Valley Road intersection with I-84 westbound ramps is a four-leg signalized intersection. The eastbound Pleasant Valley Road approach provides one approximately 12-foot wide exclusive left turn lane, two 12-foot wide through lane, one 13-foot wide exclusive right turn lane, and 2-foot wide shoulders. The westbound Pleasant Valley Road approach provides two 12 to 13-foot wide exclusive left turn lanes, one 12-foot wide through lane, one 12-foot wide exclusive right turn lane, and 2-foot wide shoulder. The northbound I-84 westbound ramps approach provides one approximately 12-foot wide exclusive left-turn lane,one through lane,one exclusive right turn lane, and one 3-foot wide shoulder. The northerly approach is a one-way northbound roadway entering the Plaza at Buckland Hill. Crosswalks exist across the all intersecting approaches except the easterly Pleasant Hill Road approach. Signal timing consists of four phases, including one lead phase for the westbound and westbound Pleasant Valley Road movements, one phase for Pleasant Valley Road both directions, one fully-actuated pedestrian phase, and one phase for the northbound movements. Land uses at the intersection consist of several restaurants. G:OINeports\TIAS 051807.doe 8 EXISTING TRAFFIC VOLUMES In order to determine existing traffic-volume demands and flow patterns within the study area, automatic traffic recorder(ATR) counts, manual turning movement counts (TMCs), and vehicle classification counts were conducted. All traffic counts were conducted on Friday and Saturday in November 2006, to capture time periods when public schools were still in session. The ATR count was conducted for a 48-hour period on Pleasant Valley Road, east of Croft Drive. Critical time periods were examined during Friday evening and Saturday midday periods. The peak commuter period TMCs were conducted in fifteen-minute intervals during Friday evening (4:00 to 6:00 PM)and Saturday midday(11:00 AM to 2:00 PM)peak periods. Seasonal Adjustments In order to evaluate the potential for seasonal fluctuation of traffic volumes within the study area, the Connecticut STC was contacted. Discussions indicated that according to most recent continuous count station data, the weekday average daily traffic (ADT) data for the month of November was approximately 12 percent lower than the peak month (June or July) data. The Saturday ADT data for the month of November was approximately 11 percent lower than the peak month(May,June,or July)data. For the purpose of this study,the collected Friday evening and Saturday midday TMC data as well as the weekday and Saturday ATR data were increased to these peak-month conditions,accordingly. In addition,to reflect the 2007 existing condition,a 2 percent growth rate was applied to the 2006 collected volumes. A summary of 2007 existing daily traffic volumes is provided in Table 1. The 2007 existing Friday evening and Saturday midday peak-month peak-hour traffic volumes are depicted on Figure 2. Table 1 EXISTING ROADWAY TRAFFIC-VOLUME SUMMARY Weekday Friday Evening Peak Hour Saturday Saturday Midday Peak Hour Daily Percent Daily Percent Volume Volume of Daily Predominant Volume Volume of Daily Predominant Location (vpd)a (vph)b Traffic` Flow' (vpd)' (vph) Traffic Flow Pleasant Valley Road,east of Croft 9,280 830 9.0 53.4%,EB 8,930 670 7.5 54.2%,EB Drive Source: ATR counts conducted by VAI,November 2006. 'Two-way daily traffic expressed in vehicles per day,adjusted to 2007 peak month condition. bTwo-way peak-hour volume expressed in vehicles per hour. `The percent of daily traffic that occurs during the peak hour. 'EB=Eastbound. As presented in Table 1, daily traffic flow on Pleasant Valley Road is approximately 9,280 vehicles per day (vpd) on a typical peak-month Friday and 8,930 vpd on a peak-month Saturday. The Friday evening peak hour traffic flow is approximately 9.0 percent of the weekday daily total, while the Saturday midday peak hour traffic flow is approximately 7.5 percent of the Saturday daily total. Friday evening peak-hour has an approximately 53.4 percent eastbound directional flow and Saturday midday peak-hour directional flow is also to the east with approximately 54.2 percent. GA4917VepoRs\nAS 051807.doc 9 BUCKLAND HILLS PLAZA MANCHESTER TRAIL 1 3 1 w z 0 0 t.2 m N M L.66 4-650 r-367 1'* �2s2 ROAD rt26 PLEASANT r**34 VALLEY 30� � I � 47-- � I � 21' ���► 426� a m 455, v1,•>n 497—+ a 14Z N 6Z ^"> 264--+ 0 z oa F-w 00 0 KX U)W U O � BUCKLAND HILLS MALL D BUCKLAN HILLS PLAZA MANCHESTER TRAIL 1 ' z 1 w z 0 m 0 *_0a m i87 •-353 T c •--327 14 r8 ROAD r-1139 PLEASANT `*23 VALLEY 281 � I �► 37-- �► 33� � I �► 367� w 0 a 331—► o n 584---► 7--+ a 15--+ 0 z Qd O 00 0� POf U O 3 BUCKLAND HILLS Note: Imbalances exist due to numerous curb cuts and side streets that are not shown. 2007 Existing 1A1 Transportation Engineers&Planners Peak Hour Traffic Volumes R:\4917\4917nt1.dwg 5/18/2007 12:52.44 PM EDT _ Copyright©2007 by VAL NI Rights Rsesrved. ' A review of the traffic counts indicates that the Friday evening peak-hour generally peak-period occurs between 5:00 and 6:00 PM and the Saturday midday peak hour occurs between 11:00 AM and 12:00 PM. The counts are provided in the Appendix of this report. MOTOR VEHICLE CRASH DATA Motor vehicle crash data at the study intersections were obtained from Connecticut Department of Transportation for the calendar years 2003 to 2005, to identify crash trends and/or safety deficiencies in the study area. Motor vehicle crash data for study locations was researched to determine the type of incident, severity, and roadway conditions for each incident. A summary of the data is provided in Table 2. As can be seen from Table 2, the study locations were recorded to experience a total of 16 accidents during the three-year period. Of them, 14 accidents were reported at the Pleasant Valley Road intersection with I-84 westbound Ramps, 1 accident at the Plaza. at Buckland Hills Drive, and 1 accident at Croft Drive. It can also be seen from the table that 75 percent(12 accidents)of the recorded accidents were involved with property damage only. It ' should be noted that there were no fatal accidents reported during the review year period from 2003 to 2005. i 1 1 1 1 1 GA4917keports\TIAS 051807.doe 10 Table 2 ACCIDENT DATA SUMMARY$ Pleasant Valley Road at The Plaza at 1-84 westbound Scenario Croft Drive Buckland Hills Ramps Year: 2003 0 0 2 2004 0 0 7 2005 1 1 5 Total 1 1 14 Averageb 0.33 0.33 4.67 Type: Angle/Sideswipe 0 0 6 Rear-End 0 0 6 Head-On 0 1 0 ' Hit Fixed Object 1 0 2 Other or Unknown 0 0 0 Total 1 1 14 Time of Day: Weekday(7:00-9:00 AM) 0 0 2 Weekday(4:00-6:00 PM) 0 0 2 Remainder of Dav 1 1 10 Total 1 1 14 Pavement Conditions Dry 1 0 6 Wet 0 0 5 Snow 0 0 3 Icy 0 1 0 Unknown 0 0 0 Total 1 1 14 Day of Week: Monday through Friday 1 1 11 Saturday and Sunday 0 0 3 Total 1 1 14 Severity: ' Fatal Accident 0 0 0 Injury Type A` 0 1 0 Injury Type Bd 0 0 0 Injury Type C' 1 0 2 ProneM Daman Only 0 0 12 Total 1 1 14 'Source: ConnDOT(Manchester)crash data,2003 through 2005. bAverage accidents over three-year period. 'Injury Type A: Incapacitating Injury as defined by ConnDOT. dInjury Type B: Noncapacitating Evident Injury as defined by ConnDOT. 'Injury Type C: Possible Non Evident Injury as defined by ConnDOT. ' GA4917\reports\T1AS 051807.doc I 1 FUTURE CONDITIONS To determine the impact of site-generated traffic volumes on the roadway network under future conditions, baseline traffic volumes in the study area were projected to the year 2009. Traffic ' volumes on the roadway network at that time, in the absence of the project(that is,the No-Build condition), would include existing traffic, new traffic due to general background traffic growth, and traffic related to specific development by others expected to be completed by 2009. Inclusion of these factors resulted in the development of 2009 No-Build traffic volumes. Anticipated site-generated traffic volumes were then superimposed upon these No-Build traffic-flow networks to develop the 2009 Build volume conditions. BACKGROUND TRAFFIC GROWTH Traffic growth is a function of the expected land development in the immediate area and the surrounding region. Several methods can be used to estimate this growth. A procedure frequently employed estimates an annual percentage increase in traffic growth and applies that percentage to all traffic volumes under study. The drawback to such a procedure is that some turning volumes may actually grow at either a higher or a lower rate at particular intersections. An alternative procedure identifies the location and type of planned development, estimates the traffic to be generated, and assigns it to the area roadway network. This procedure produces a more realistic estimate of growth for local traffic. However, the drawback of this procedure is that the potential growth in population and development external to the study area would not be ' accounted for in the traffic projections. To provide a conservative analysis framework,both procedures were used. Specific Development By Others Research was conducted in order to determine if there were any projects that would have an impact on future traffic volumes at the study area intersections. Based on the discussions with the Towns of South Windsor and Manchester,there are several development projects close to the ' study area and they are listed in the following. • The Evergreen Walk mixed-use development is to be located on Buckland Road north of ' Pleasant Valley Road in South Windsor. The project consists of a 250 room hotel, a 75,000 sf indoor recreation area, 650,000 sf of office space, and 375,000 sf of retail use ' GA491 NeportATIAS 051807.doc 12 ' for a total of 1,230,000 sf. The project related trips were obtained from the traffic study2 for the project and incorporated into the 2009 No-Build traffic networks. • A proposed hotel development with 107 rooms is to be located off Pleasant Valley Road to the south of the study project site in Manchester,Connecticut.The project related trips were obtained from the traffic statement3 for the project and were incorporated into the 2009 No-Build traffic networks. • A proposed cinema expansion is located off Redstone Road east of Buckland Hill Street in Manchester, Connecticut. The project involves expanding the existing 89,900 sf, 16 screen Showcase Cinema by 16,059 A, to provide 776 additional seats and 2 screens. The project related trips were obtained from the traffic study4 for the project and were incorporated into the 2009 No-Build traffic networks. • A proposed BJ's Discount Club is to be located off Tolland Turnpike in east side of Buckland Street in Manchester, Connecticut. The project consists of 140,496 sf of ' development, including 119,598 sf discount club, 14,580 retail, 3,000 sf restaurant, 3,120 sf fast food restaurant with drive-through, and a 12 fuel position gas station. The project related trips were obtained from the traffic study' for the project and incorporated into the 2009 No-Build traffic networks. General Background Traffic Growth To determine traffic growth in the study area, historic traffic count data provided by STC were reviewed. This data indicates that there has been a slight decrease in traffic volumes over the ' past several years. For the purposes of this analysis, a 2.0 percent annual growth rate was selected. Therefore, a 2.0 percent per year compounded annual growth rate was used to account for general background traffic growth. The historical STC data is provided in the Appendix. Roadway Improvement Projects Manchester Public Works Department (DPW) was contacted to identify any roadway ' improvement projects along the Pleasant Valley Road in the general study area by the Build year of 2009. Discussions with the Manchester DPW indicated that a Buckland area transportation study is conducted which covers the Pleasant Valley Road corridor. The report is not completed at this time. Although mitigation measures are expected to be proposed in the report, it is believed that no mitigation actions are going to be implemented by the year 2009. For the purpose of this study,no planned roadway improvements are assumed at the study intersections. ' No-Build Traffic Volumes The 2009 No-Build peak-month peak-hour traffic-volume networks were developed by applying the 2.0 percent per year compounded annual background traffic growth rate to the existing peak- month peak-hour traffic volumes, and adding the site specific developments identified above. Figure 3 shows the 2009 No-Build weekday evening and Saturday midday peak-month peak-hour ' traffic-volume networks. 2 Traffic Impact Study,Proposed Evergreen Walk Mixed-use Development,South Windsor,Connecticut;F.A.Hesketh ' &Associates,Inc.;July 2001 3 Traffic Statement,Proposed Hotel Hampton Inn and Suites,Manchester,Connecticut;Close,Jensen and Miller,P.C,; April 2006 4 Traffic Impact and Access Study,Manchester,Connecticut;Greenman-Pedersen,Inc;August 2006 5 Traffic Impact Study,Proposed BJ's,Manchester,Connecticut;F.A.Hesketh&Associates,Inc.;February 2006 ' G:\4917Veports\TIAS 051807.doc 13 BUCKLAND HILLS PLAZA I MANCHESTER TRAIL I r 3 I w z 0 N 1-2 t0 M M t-93 4-676 �-462 4-451 PLEASANT �j(► t"36 VALLEY ���► r2 ROAD r 643 31--+ 501—► * 525--► 1� 59 '1 I f 14Z I 6� ro 298'i �o o o z 0a Coots �� � m< C) _ 3 ' BUCKLAND HILLS MALL I BUCKLAND HILLS PLAZA I MANCHESTER TRAIL I r z w z 0 4-0 Nrn'* 4-125 4-783 I11 408 4-521 PLEASANT j�► —24 VALLEY 1 l� �*880 ROAD r-1505 29-- 48—+ I 34� �_ I 463—► 416—► T n 736—► to W 7� O 15--+ 434'� n m 1 z z Da. 0 0� 00P-< BUCKLAND HILLS Note: Imbalances exist due to numerous curb cuts and side streets that are not shown. I 2009 No-Build ' Transportation Engineers &Planners Peak Hour Traffic Volumes R:\4977\4st7et2.dtrg 5/18/2007 12.55:36 tM e0r Cowkht©2007 by VAL NI Rights Reserved. SITE-GENERATED TRAFFIC The proposed facility consists of 357,035 sf of retail development. Of the total building size, approximately 207,035 sf will be used for a stand-alone retail store and 150,000 sf for a strip- type retail center. In order to estimate the number of trips that will be generated by the project, statistics published by the Institute of Transportation Engineers (ITE) Trip Generation manual6 for similar land uses were examined. For the purposes of this study, the ITE Land Use Codes (LUC) 813 and LUC 820 were used to forecast the generated vehicle trips. Using the independent variable, trips were projected for the proposed development and the results are presented in Table 3. As can be seen from Table 3, generated trips by the proposed development consist of new and pass-by trips. Pass-by trips are those trips made into the site by those motorists who are already on the roadway system adjacent to the site. They enter the site as an intermediate stop on their way to their respective primary destination. ConnDOT suggests a maximum pass-by rate of the lower of 20 percent of the site-generated traffic or 10 percent of the adjacent street traffic. In this case, 20 percent of the site traffic is higher than 10 percent of the adjacent street traffic. The overall effect of the pass-by trip phenomena is that the increases on traffic due to a project on the . adjacent roadway system are reduced. Table 3 PROPOSED SITE TRIP-GENERATION SUMMARY Time Period/ Total Retail Total Retail Pass-By Direction Store Trips? Center Trips Trips' New Trips Weekday Daily 10,188 8,840 1,024 18,004 Weekday Evening: Entering 392 393 43 742 Exiting 409 425 43 791 ' Total 801 818 86 1,533 Saturday Daily 11,904 11,930 986 22,848 Saturday Midday: Entering 529 586 35 1,080 Exitin 508 541 35 1,014 ' Total 1,037 1,127 70 2,094 'Based on ITE LUC 813,trip rates,and 207,035 sf. bBased on ITE LUC 820,regression mode,and 150,000 sf. '10%adjacent roadway traffic assumed. As shown in Table 3, during the weekday evening peak hour, the site will generate approximately 1,533 new vehicles per hour (vph) (742 vehicles entering and 791 vehicles exiting). During the Saturday midday peak hour, the site will generate approximately 2,094 new vph(1,080 entering and 1,014 vehicles exiting). ' 6Trip Generation, Seventh Edition;Institute of Transportation Engineers;Washington,D.C.;2003. G:W917treports\T1AS 051807.doc 14 TRIP DISTRIBUTION AND ASSIGNMENT The directional distribution of the site-generated trips to and from the proposed development is typically a function of population densities, areas of employment, existing traffic patterns at area ' intersections, and prevailing traffic conditions on area roadways. Considering the nature of the project, it was determined that the trip distribution will follow the existing roadway traffic patterns. Figure 4 illustrates the estimated trip distribution patterns for the proposed ' development. These patterns are shown in Table 4 as well. Table 4 TRIP-DISTRIBUTION SUMMARY Direction ' Roadway (To/From) Percent Pleasant Valley Road West 13 ' East(Entering) 65 East(Exiting) 35 I-84 Westbound Ramp South(Entering) 22 South(Exiting) 52 Total 100 FUTURE TRAFFIC VOLUMES—BUILD CONDITION In accordance with ConnDOT guidelines for the preparation of TISs, the 2009 Opening Year Build year condition was analyzed. The 2009 Opening Year Build year networks were developed by superimposing the traffic expected to be generated by the proposed development ' during the respective peak-hours onto the 2009 No-Build peak-month peak-hour traffic-volume networks. The weekday evening and Saturday midday trip assignment networks are graphically depicted on Figure 5. The 2009 Opening Year Build weekday evening and Saturday midday ' peak-month peak-hour traffic-volume networks are graphically depicted on Figure 6. A summary of peak-hour projected traffic-volume increases in the site proximity are shown in ' Table 5. As shown in Table 5,2009 Opening Year project-related traffic-volume increases in the vicinity of the site are anticipated to range from 18.7 to 27.6 percent, with vehicle increases ranging from 199 to 1,057 vph during the study peak periods. The highest increase in volume is expected on Pleasant Valley Road to the east of I-84 westbound ramps. ' GA4917\reports\T1AS 051807.doc 15 BUCKLAND HILLS PLAZA MANCHESTER TRAIL SITE } 3 I w 1 13% 65%� PLEASANT VALLEY ROAD o 00 Of 35% 0 W� ' BUCKLAND HILLS 52% j t 22% MALL A*IBM= MM Trip Distribution Summary TransportationEngineers Planners R:\4917\4917tr1p.dwg 5/18/2007 1:09.40 PM EDT Copyright©2007 by VAL All Rights Reserved. 1 SITE New Pass—By Total Trips Trips Trips 785 O 791 43 834 Out 791 43 834 MANCHESTER Total 1 533 86 1 619 BUCKLAND HILLS TRAIL PLAZA I } a 3 I w z o N t 275 `* L408 PLEASANT f—_37 VALLEY 4 F-237 ROAD —482 ' 102, 271—► 277--► —6--► 411—i 0 z ' 0(L 1—w 00 m:2 W_ Qf W U) U� � BUCKLAND HILLS MALL SITE New Pass—By Total Trips Trips Trips In 1,080 35 1,115 Out 1,014 35 1,049 MANCHESTER Total 2 094 70 21s4 BUCKLAND HILLS ' TRAIL PLAZA I 3 I w ' z 0 N ro M 1_390 4_580 PLEASANT VALLEY �► 4 36o ROAD f-702 145,' 350--+ 355—► —5--* 527� M N Z D 4 ~ 00 m< Of 1 U)Of U 0 3 ' BUCKLAND HILLS ' To Scale Figure 5 Trip Assignment IAN Transportation Engineers&Planners R:\4917\4917tr1p1.dwg 5/18/2007 1:03.51 PM EDT Copyright©2007 by VAL A9 Rlghts Reserved. IBUCKLAND HILLS MANCHESTER SITE PLAZA TRAIL Q 3 w z 0 O1 o N I 1� M M c —9 22�425 0 _ 88( r1643PLEASANT r36 VALLEY 2 ROAD 133-..* 55' 2� * 495 + * 870- 11 4) ,n n 709"Z z 0a I-w a000� 0w Ww U� I_ BUCKLAND HILLS MALL BUCKLAND HILLS fS—IT-E—i PLAZA MANCHESTER TRAIL I a I 3 I w z 0 .o rMi o In4-390 N M •-37 c r--740 �783 p f-1223 PLEASANT � _248 VALLEY 1� J-8 ROAD r1505 174, ** 48� * 34.5 458� to C 766--r 0 I r 1091-► 7� N 15Z 961-' �m r 0 Go 0a r no0� w� U on 3 BUCKLAND HILLS I Note: Imbalances exist due to numerous curb cuts and side streets that are not shownNot To Scale Figure . • 2009 Build IAN Transportation Engineers & Planners Peak Hour Traffic Volumes R:\4917\4917nt3.dwg 5/18/2007 1:04:18 PIA EDT Coowfaht 0 2007 by VAL All Rights Reserved. Table 5 SUMMARY OF PEAK-HOUR TRAFFIC-VOLUME INCREASES3 2009 Traffic-Volume Percent Increase 2009 Opening Increase No-Build vs. Location/Peak Hour No-Build Year Build No-Build vs.Build Build 2009 Pleasant Valley Road, west of Croft Drive: Weekday Evening 1,062 1,261 199 18.7 Saturday Midday 984 1,256 272 27.6 Pleasant Valley Road, east of I- 84 Westbound Ramp: Weekday Evening 4,019 4,778 759 18.9 Saturday Midday 4,354 5,411 1,057 24.3 I-84 Westbound Ramp, south of Pleasant Valley Road: Weekday Evening 2,851 3,425 574 20.1 Saturday Midday 3,113 3,878 765 24.6 'In vehicles per hour. ' GA4917VVorts\TIAS 051807.doc 16 TRAFFIC OPERATIONS ANALYSIS Measuring existing and future traffic volumes quantifies traffic flow within the study area. To assess quality of flow, roadway capacity and vehicle queue analyses were conducted under Existing, No-Build, and Build traffic-volume conditions. Capacity analyses provide an indica- tion of how well the roadway facilities serve the traffic demands placed upon them, with vehicle queue analyses providing a secondary measure of the operational characteristics of an intersec- tion or section of roadway under study. METHODOLOGY Levels of Service A primary result of capacity analyses is the assignment of level of service to traffic facilities under various traffic-flow conditions. The concept of level of service is defined as a qualitative measure describing operational conditions within a traffic stream and their perception by motor- ists and/or passengers. A level-of-service definition provides an index to quality of traffic flow in terms of such factors as speed, travel time, freedom to maneuver, traffic interruptions, comfort,convenience,and safety. Level of service (LOS) is defined in the Highway Capacity Manual' by six levels. They are given letter designations from A to F, with LOS A representing the best operating conditions and LOS F representing the worst. Since the level of service of a traffic facility is a function of the traffic flows placed upon it, such a facility may operate at a wide range of levels of service, depending on the time of day, day of week, or period of year. Tables 6 and 7 summarize the levels of service and delay criteria for signalized and unsignalized intersections,respectively. 7Transportation Research Board;Highway Capacity Manual;4`h Edition,Washington,D.C.;2000. GAOINeports\TIAS 051807.doc 17 Table 6 LEVEL-O&SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONSa Average Control Delay Level of Service (Seconds Per Vehicle) A < 10.0 B 10.1 to 20.0 C 20.1 to 35.0 D 35.1 to 50.0 E 50.1 to 80.0 F >80.0 aSource: Highway Capacity Manual; Transportation Research Board;Washington,DC;2000;page 16-2. Table 7 LEVEL-OF-SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONSa Average Control Delay Y Level of Service (Seconds Per Vehicle) A < 10.0 B 10.1 to 15.0 C 15.1 to 25.0 D 25.1 to 35.0 E 35.1 to 50.0 F +50.0 aSource: Highway Capacity Manual; Transportation Research Board;Washington,DC;2000;page 17-2. ANALYSIS RESULTS Level-of-service analyses were conducted during the weekday evening and Saturday midday peak-hours for 2007 Existing, 2009 No-Build, and 2009 Build conditions for the intersections within the study area. The intersection capacity was analyzed using Synchro software (version 6). Synchro software is based on Highway Capacity Manual calculation methodology. The intersection analysis results are summarized in Table 8, with detailed calculation sheets presented in the Appendix. The following is a summary of level-of-service analyses for the intersections within the study area. ' GA4917WepoitATIAS 051807.doe 18 ' Table 8 INTERSECTION LEVEL-OF-SERVICE SUMMARY Signalized 2007 Existing 2009 No-Build 2009 Build ' Intersection/Peak Hour V/C' Delays LOS' V/C Delay LOS V/C Delay LOS Pleasant Valley Road at 1-84 Westbound Ramp Weekday Evening 0.65 29.3 C 0.87 48.2 D 1.08 >100 F Saturday Midday 0.71 37.8 D 0.94 64.6 E 1.30 >100 F Pleasant Valley Road at the Plaza at Buckland Hill Drive Weekday Evening 0.45 26.7 C 0.54 28.6 C 0.85 90.6 F Saturday Midday 0.41 27.2 C 0.49 28.5 C 1.11 >100 F rUnsignalized Intersection/ 2007 Existing 2009 No-Build 2009 Build Critical Movement/Peak Hour Demandd Delay LOS Demand Delay LOS Demand Delay LOS Pleasant Valley Road at Croft Drive NB Croft Drive Weekday Evening: 29 13.6 B 30 16.4 C 30 45.3 E Saturday Midday: 27 15.0 B 28 17.9 C 28 >100 F SB Manchester Trail Weekday Evening: 50 11.7 B 53 13.6 B 478 NCO F Saturday Midday: 67 11.0 B 71 12.2 B 588 NC F ' 'Volume to capacity. bDelay in seconds per vehicle. 'Level of service. dDmmand in vehicles per hour. 'NC=Not Calculated.Delay was not calculated by Synchro program for this condition. ' Pleasant Valley Road at I-84 Westbound Ramps Under the 2007 Existing condition, this signalized intersection operates at an overall LOS C during the weekday evening peak hour and LOS D during the Saturday midday peak hour. Under the 2009 No-Build condition, this intersection would operate at an overall LOS D during the weekday evening peak hour and LOS E during the Saturday midday peak hour. Under the 2009 Build condition,the intersection would operate at an overall LOS F during both study peak periods. Pleasant Valley Road at the Plaza at Bucldand Hill Drive Under the 2007 Existing condition, this signalized intersection operates at an overall LOS C during both study peak periods. Under the 2009 No-Build condition, this intersection would ' operate at an overall LOS C during both time periods studied. Under the 2009 Build condition, the intersection would operate at an overall LOS F during both study peak periods. ' Pleasant Valley Road at Croft Drive/Manchester Trail Under the 2007 Existing condition, both northbound and southbound movements operate at LOS B during both study peak periods at this unsignalized intersection. Under the ' GA49 I NWrts\TIAS 051807.doc 19 2009 No-Build condition,the northbound movements would operate at LOS C during both study peak periods, and the southbound movements at LOS B during both study peak periods. Under the 2009 Build condition, the northbound movements are expected to operate at LOS E during the weekday evening peak hour and LOS F during the Saturday midday peak hour. The southbound movements are expected to operate at LOS F during both study peak periods. QUEUE ANALYSIS Queues were examined at the critical Pleasant Valley Road intersections with the Plaza at Buckland Hills Drive and Manchester Trails (site driveway). The analysis results are summarized in Table 9. Table 9 SUMMARY OF VEHICLE QUEUE ANALYSISa,b 2009 Build Queue Turning Lane 95`h Queue Time Period/Approach Avg./95`h Storage Length Over Capacity Pleasant Valley Road at Plaza Drive Weekday Evening: Pleasant Valley Road EB LT 1/2 4 No Pleasant Valley Road EB TH/RT 33/45 44 Yes Pleasant Valley Road WB LT/TH/RT 18/24 38 No Distribution Center Drive NB LT 0/1 13 No Distribution Center Drive NB TH/RT 1/3 13 No ' Plaza Drive SB LT 12/15 15 No Plaza Drive SB TH/RT 1/2 15 No Saturday Midday: Pleasant Valley Road EB LT 1/2 4 No Pleasant Valley Road EB TH/RT 36/47 44 Yes Pleasant Valley Road WB LT/TH/RT 40/60 38 Yes Distribution Center Drive NB LT 0/1 13 No Distribution Center Drive NB TH/RT 0/1 13 No Plaza Drive SB LT 16/19 15 Yes Plaza Drive SB TH/RT 1/2 15 No ' Pleasant Valley Road at Croft Drive` Manchester Trail SB LT/TH/RT Weekday Evening: Err 10 Yes Saturday Midday: Err 10 Yes 'In vehicles. bFrom Synchro queue output. ' 'Only 951h queues are available. EB = eastbound; WB = westbound; NB = northbound; SB = southbound; LT = left-turn; TH=through movement;RT=right-turn. ' GA491AreportATIAS 051807.doe 20 NIITIGATION As can be seen from Tables 8 and 9, all three study intersections are expected to experience increasing delays with decreased levels of service as a result of future development. To accommodate the project related traffic and vehicle queues, mitigation measures are proposed at the three intersections and the improved level of service analysis are summarized in Table 10 and presented below. The detailed analysis sheets are attached in the Appendix. Pleasant Valley Road at I-84 Westbound Ramps The eastbound approach is proposed to be reconstructed to provide one extra shared through and right turn lane. The northbound I-84 westbound off-ramp is proposed to add an exclusive left-turn lane. Signal timing and coordination off-set should also be adjusted. With the proposed mitigation measures, the intersection is expected to have an overall LOS D during both the weekday evening peak hour and Saturday midday peak hour. In addition, all movements are expected to operate at LOS E or better during the study peak periods. Pleasant Valley Road at the Plaza at Buckland Hills Drive An exclusive right turn lane is proposed to be added to the westbound direction to accommodate the expected large right turn volumes. The westbound outside shared through and right turn lane will be designated as a through lane. Signal timing and coordination off-set should also be adjusted. With the proposed mitigation measures, the intersection is expected to have an overall LOS C during the weekday evening peak hour and LOS D during the Saturday midday peak hour. In addition,all movements are expected to operate at LOS E or better during the study peak periods. Pleasant Valley Road at Croft Drive The unsignalized intersection is proposed to be signalized as part of the project. The existing pavement width of Manchester Trail could accommodate three lanes with two southbound exiting lanes and one northbound entering lane. Pavement marking on Manchester Trail is recommended to show one exclusive left turn lane and one shared through and right turn lane. The eastbound Pleasant Valley Road is recommended to add an exclusive left turn lane into the site. Signal timings at the intersection is proposed to coordinate with the adjacent Buckland Hill Plaza Drive and I-84 westbound ramps intersections. With the proposed mitigation measures, the intersection is expected to have an overall LOS C during the weekday evening peak hour and the Saturday midday peak hour. In addition, all movements are expected to operate at LOS E or better during the study peak periods. GA4917VeportATIAS 051807.doc 21 1 Table 10 MITIGATED INTERSECTION LEVEL-OF-SERVICE SUMMARY 2009 Build with 2009 No-Build 2009 Build Proposed Improvements Intersection/Peak Hour V/C' Delayb LOS' V/C Delay LOS V/C Delay LOS Pleasant Valley Road at I-84 Westbound Ramps Weekday Evening 0.87 48.2 D 1.08 >100 F 0.96 37.9 D Saturday Midday 0.94 64.4 E 1.30 >100 F 0.99 47.1 D Pleasant Valley Road at the Plaza at Buckland Hills Drive Weekday Evening 0.54 28.6 C 0.85 90.6 F 0.83 30.2 C Saturday Midday 0.49 28.5 C 1.11 >100 F 0.90 39.4 C Pleasant Valley Road at Croft Drive/Manchester Traild Weekday Evening -- -- -- -- -- -- 0.78 22.2 C Saturday Midday -- -- -- -- -- -- 0.85 28.0 C 'Volume to capacity. bDelay in seconds per vehicle. °Level of service. 'Unsignalized under future conditions without mitigation. r GA4917WportATIAS 051807.doc 22 CONCLUSIONS AND RECOMMENDATIONS RECOMMENDATIONS In addition to the proposed roadway/intersection mitigation measures, the following measures should be incorporated on site: • Any g or vegetation signs should be placed in such a way as to not exceed 24 inches in tm height so sight distance is not obstructed. • STOP signs should be installed and STOP bars be marked at the internal site drive intersections as appropriate,placing them behind any pedestrian crosswalks. CONCLUSIONS rThe previous sections of this traffic report detailed the analysis procedures and results of this traffic study. The roadways and intersections within the study area are expected to experience general traffic volume increases in the area due to the proposed development. With the recommended on-site and off-site improvements in place,the study intersections are not expected to experience significant delays as a result of the proposed development. ' G:MAreportATIAS 051807.doe 23 , �, ,- , -�-" !-1- �- 1. 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I I I ---.�', I 1�,.:,- -.1- ,�,,, *� -,- .':, � - "zj - -. : -�:-"- , " -,-,,,.--,--, -� - I 1, . , ,� , I � , , ., -1:'-.,,�,---� , � .- , ,-'�, : - :-,",-, ", I I t-�;�- � -,-z�, ,: :"- 1 ,,..�-� ;,- -, ,�,":z� , �, I I I I. . I 1.-�I � ��':,','�::,�,-:�,�� ,, . -,,,� :� - I ,--1 t --,�.I . ., I I. . � � I -, - , - -.I I� .I �,I ,I� -.�I .- "�I� � I '1�1, ,I- - - I. I� ,, . r - "- , . I APPENDIX ,. TRA -Nc,-, UI TT C) -MIU.S;•f c6 cGt u _I-Rl§ CA L1.JC.A x DATA c�NN c rc I I I . DATA TRH�ENE�tA IUN C LPA P"'.ANALYSIS' 'i KSI E I`�. y' "I " I�;-,I;-I,-,--< y t 3 - [ S,_ i.- I - \,,- �,,,-, ,-,'.,�",-,,,-� -:��,�-,- ,�: ,�,'�, ,, - "- � `� .,--,-,��-,�- --,-,- -: -�� --- - \\ ,( l _ �` -: k 4 ,�-:� `�` 3 ?:l �c - - Lam• a, L S J -i C 1 `„ - Y -_ l �•. SFl-'!,._ 3` {,� ,'� n S -01 r lost ;`'toy r Won, 7 SO Von .. _ '. G'"T'l7�TJC7!'1�tA•'7 1�T C1ll'1'lT J:3�7ST t'`+ ': .. Page 1 Accurate Counts Location : Pleasant Valley Road East 978-664-2565 Location :of Croft Drive City/State: Manchester,CT 49170001 Site Code:49170001 Counter : 14016 W$_ _ _ _ _ __-------------7- Start -1 -Nov-O P}B Hour Totals 413 Hour Totals Combined Totals Time Fri Mornin Afternoon Morning Afternoon Morning Afternoon Morning Afternoon Morning Afternoon 14 52 5 65 ' fi2:15 12 49, - ; 12:30 6 62 1 48 12 45 6 38,_ 37 4 73 13 255 01:00 10 62 7 60 1 Yfi5 69' 2 72 01 M 3 40 0 44 0145 2 49. 21 210. 0 61 9 237 02:00 5 62 6 43 fl2 1'5 1 49 1 52 .. -. .. 02:30 2 92 4 53 5 0 64 - 8- 264. � 3 50 14 204 03:00 2 66 0 46 0315 2 79" 0. 02 un 2 79 3 73 11,03145 , 5 76 1 _ 3�0 - 53: 6 234 z7 53}'.; 04:00 4 77 6 63 U4<-T5 3 �2` 92" 04:30 4 84 6 92 0445 6 �0- �I'7-, 3'fi3 ,t8" 95 35 3422 S55 05:00 1 79 11 119 0515 8 89 fi2 84 05:30 5 83 29 77 05<45 7 91 _ 21 342 85 1".f) , 06:00 10 90 33 89 fl631.5 2fi 80 38' 97- .. - ... 06:30 16 82 69 76 0645 24 87 71 3396. 65 216 327, 8 07:00 25 81 93 64 ' i17 15 16 62 1Q2 61` 07 30 38 68 93 55 V77�451 33 6 1 fi`2 278 -" - 1.fi 38 4fl0 218, ail 2 494 08:00 37 71 71 51 Q815 42 62 7 3 08:30 22 55 64 35 0845" 27 52`..- fi2$;; 240, "` 69,, 30 279 150._ 09:00 25 57 63 30 fl9:1,5 31t3f 146 23 09:30 36 63 51 25 1i9s45 30 38" 1 2' 2fl7 5l 34 10:00 35 33 48 21 10.15 35 31. 10:30 33 20 58 23 1"Q.45 50 2C, 153 11fl 49.` 19 203 80;. `.. 11:00 39 27 54 18 15 41 13,41 55: ' '92 ' .a .. . 11:30 45 15 71 5 1,1".45— -- -- .51 — 12: - - 17i:i %88 64 5 2244 -- 40 42® i 28-1 Total 878 29261715 2596 2593 5522 Percent 23.1% 76.9% 39.8% 60.2% 32.0% 68.0% Page I Accurate Counts Location : Pleasant Valley Road East 978-664-2565 Location :of Croft Drive City/State:Manchester,CT 49170001 Counter : 14016 Site Code:49170001 Start 13-Nov-06 Tue Wed Thu WI'� Fri PA Sat lsd Sun Week Average Time NB SB NB SB NB SB NB SB Na SB NB SB wolk-6 FiB 96 12:00 AM * * 38 13 53 29 46 21 01:00 * * * * * 21 9 38 19 30 14 02:00 * * * * * 8 14 17 11 * 12 12 03:00 * * .' * * * * 11 6 g 12, '. * 10 9 04:00 * * * * 17 35 16 13 16 24 0500; 21 8a 14 27 * 18 56 06:00 * *; * 71 216 19 72 * 45 144 07:00 Ir * * * * * * 112 .,. y, `67 171 " 90 286' 08:00 * * * * * * 128 279 102 206 * * 115 242 0.9:00 * * 122';: 211 168 282 " 145 246 10:00 * * * * * * 153 203 220 * 186 284 1100 * *:, * .� , 244 12:00 y PM * * * * * * 237 255 270 * * 254 288 Ei4:0o .. 210 *..284 283 247 260 02:00 * x * 264 204 308 288 * 286 246 234 260 266 280 250'r 04:00 * * * * * 313 342 286 294 300 318 NIVANOM Film 06:00 * * * * * 339 327 255 243 297 285 08:00 240 150 190 122 * 215 136 09:b0 * * * 207 11 200 89 * 204 100 16:00 * * * _ * * * * 110 89 127 62 * * 118 76 11:00 _._''_... * _—*� * * ��. 88' 40 80 �._61 -- * _:__— '' _._ 84' _.. ..._..50_ Lane 0 0 0 0 0 0 0 0 3804 4311 3767 4120 0 0 3787 4213 0 _. -- - 0 0 0 8115 7887 -..__ --._..-0 8000. ......_.__. AM 11:00 07:00 11:00 10:00 11:00 11:00 Peak Vol. -_ .,__ 176 400 254 366 215 290 PM- - .. _..__. . . Peak 17:00 17:00 17:00 12:00 17:00 17:00 Vol. 342 388 318 320 330 352 Comb. 0 0 0 0 8115 7887 0 8000 Total ADT Not Calculated Accurate Counts N/S Street : I-84 EB Ramps 978-664-2565 File Name :491700A 1 E/W Street: Pleasant Valley Road Site Code :49170001 City/State : Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : I Groups Printed-Cars Plaza Dr �- Pleasant Valley Rd Route 84 EB Ramps Pleasant Valley Rd _ From North From East From South From West Start Time Left Thru, Right Left, Thru Ri ht Left Thru_ Ri ht Left Thru Ri ht Int.Total - - --- - 11:00 i 0 0 01 218 62 140 16 41 108 8 114 57 764 ' 11:15 0 0 01 199 51 137 23 37 94 5 117 47 710 11:30 0 0 0 i 236 46 153 16 31 104 9 112 71 778 11:45 : 0 0 0I 224 85 159I 25 39 149 9 128 66 884 Total 0 0 0' 877 244 589 1 80 148 455! 31 471 241 3136 12:00 0 0 0- 247 76 163 17 36 111 7 148 104 909 12:15 0 0 0 267 79 167 16 31 127' 8 127 67 889 12:30 0 0 0 248 71 173 17 34 98 5 109 99 854 12:45 0' 0 0 244_ 73 152 j 17 27 116 i 9 153 66 857- - Total 0 - 0 0 i 1006 299 - 6551 67 128 --452; -29-- 537 336 3509 13:00 . 0 0 Oi 247 68 175 17 21 80 7 133 66 814 13:15 0 0 0 274 64 172 26 23 112 4 124 78 877 13:30! 0 0 01 255 87 186 14 33 98 6 161 97 937 13:45; 0 0�0 I 246 77 180 16 26 95 4 130 88 862 Total 0 0 01-1022 296 713 73 103 385 21 548 329 3490 Grand Total 0 0 01 2905 839 1957 220 379 12921 81 1556 906 10135 Apprch% 0 0 0 51 14.7 34.3 11.6 20 68.31 3.2 61.2 35.6 Total% 0 0 0 1 28.7 8.3 19.3 2.2 3.7 12.7 0.8 15.4 8.9 Plaza Dr j Pleasant Valley Rd j Route 84 EB Ramps Pleasant Valley Rd From North----__]____ From East I From South From West App. Int. Start Time Left 1 Thru Right Total I Left From Right Total Left Thru Right Total Left l Thru Right Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of Peak Hour for Entire Intersection Begins at 11:45 11:45I 0 0 0 01 224 85 159 4681 25 39 149 2131 9 128 66 2031 884 12:00 0 0 0 01 247 76 163 4861 17 36 111 1641 7 148 104 2591 909 12:15 0 0 0 01 267 79 167 5131 16 31 127 1741 8 127 67 2021 889 12:30 I 0 0 0 0 1 248 71 173 492 i 17 34 98 149 I 5 109 99 213 854 Total 0 0 0 0 986 311 662 19591 75 140 485 7001 29 512 336 877 3536 Volume %App' 0 0 0 50.3 15.9 33.8 10.7 20 69.3 3.3 58.4 38.3 _Total PHF 000 .000 .000 .66- 923 .915 .957 .955 .750 .897 .814 .822 .806 .865 .808 .847 .972 ' Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 - - Peak Hour for Each Approach Begins at: 41:00 13 00 11:30 12:45 +0 mins. 11 0 0 0 0 247 68 175 490 16 31 104 151 , 9 153 66 228 +15 mins. 1 0 0 0 0 274 64 172 510 25 39 149 213 7 133 66 206 - +30 mins. 0- 0 0- 0 255 87 186 528 17 36 111 164 4 124 78 206 +45 mins. ; 0 0 0 0 246 77 180 503, 16 31 127 1741 6 161 97 264 Total ; 0 0 0 0 11 2222 296 713 20311 74 137 491 7021 26 571 307 904 Volume; 1 I %App. 1 0 0 0 50.3 14.6 35.1 i 10.5 19.5 69.9 j 2.9 63.2 34 Total -- - -- --- - ----- PHF .000 .000 0-0--0 .000! .932 .851 .958 .9621 .740 .878 .824 .8241 .722 .887 .791 .856 r f Accurate Counts N/S Street :1-84 EB Ramps 978-664-2565 File Name :491700A1 E/W Street:Pleasant Valley Road Site Code :49170001 City/State : Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 j Plaza Dr Pleasant Valley Rd Route 84 EB Ramps Pleasant Valley Rd From North �— From East From South From West ' Start Time i Left Thru i Right Total ApPLeft Thru Right Total Left Thru Rig thth Total I Left j Thru1 Rightpp I Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 11:45 11:45 0 0 0 0 229 85 160 4741 25 39 150 214 9 129 66 204 892 12:00 ! 0 0 0 0 251 77 163 491 17 36 113 166 7 149 106 262. 919 12:15 ! 0 0 0 0 273 81 169 523 18 31 130 179 8 128 67 203 905 12:30 0 0 0 0 253 73 173 4991 17 34 99 150I 5 110 101 216 865 Total 0 0 0 0 1006 316 665 19877 77 140 492 709i 29 516 340 885 3581 ' Volume { %Total ; 0 0 0 50.6 15.9 33.5 i 10.9 19.7 69.4 3.3 58.3 38.4 — PHF 1 00 _000 000 .000 .921 .929 .961 .9— .770 .897 .820 .828 .806 .866 .802 .844 .974 1 Plazar In Out In Total I 1__3 �-� -8341 I I 0 0 Right Thru Left i _ I Peak Hour Data �80 North ml co• _,�.,. c10D �;2 -4 i Peak Hour Begins at 1145 Cars �'rn •M.rn Trucks 1 I I I Left Thru Right 77 1401 492; 1346i 7091 2055 Out to Total Route 84 EB m s Accurate Counts N/S Street : 1-84 EB Ramps 978-664-2565 File Name :491700A1 E/W Street: Pleasant Valley Road Site Code :49170001 City/State : Manchester,CT Start Date : 11/18/2006 Weather : Clear Page No : 1 r Plaza Dr Pleasant Valley Rd Route 84 EB Ramps Pleasant Valley Rd I From North_ j From East _ From South _From West Start Time Left i Thru Right App. Left Thru Right App' i Left Thru;Right i App' Left Thru Right App Int. Total Total ___l_ Total Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 11:45 11:451 0 0 0 Oi 5 0 1 6i 0 0 1 1 1 0 1 0 1 8 12:00 ; 0 0 0 0 1 4 1 0 5 0 0 2 21, 0 1 2 3 10 12:15 0 0 0 0 6 2 2 10 2 0 3 51 0 1 0 1 16 12:30 0 0 0 0 • 5 2 0 7 0 0 1 1 0 1 2 3 11 Total 0 0 0 0 20 5 3 28 2 0 7 9 0 4 4 8 45 Volume %Total 0 0 0 71.4 17.9 10.7 22.2 0 77.8 0 50 50 PHF .000 .000 .000 .000 1, .833 .625 .375 .7001 .250 .000 .583 .450 .000 1. 0 .500 .667 ' Plaza Dr i ----- _Out In Total i 3] Ol =3I 0 01 01 Right Thru Left i I Peak Hour Data 6 '1 I o J.. North si cool iwi m -- -- i i ! ;Peak Hour Begins at 11:45 N t6 v Trucks10 L IL I I Left Thru Right -- 2'_--0L— 7: 24j T E33 Out In Total Route 84 EB Ramps ' Accurate Counts N/S Street : Buckland Hills Plaza Drive 978-664-2565 File Name :491700A2 E/W Street: Pleasant Valley Road Site Code :49170002 1 City/State : Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 Groups Printed-Cars Plaza Dr Pleasant Valley Rd i Mall Dr ! Pleasant Valle Rd I From North From East From South i - From West - start-Time- - - - - South Start Time Left Thru Ric ht Left_Thru Right Left I Thru Right Left, Thru Ri ht Int.Tota - ----- - 11:00 66 2 5 0 60 15! 3 7 581 6 84 0 306 11:15 89 2 4 1 53 7 2 3 1 , 7 87 2 258 11:30 90 3 9 2 61 141 0 2 51 6 72 2 266 _ 11:45 _76 3 _ 7 _ 0 59 141 4 2 2 8 70 0 ___ 245 Total 321 10 25 3 233 50 j 9 14 661 27 313 4 1075 ' 12:00 79 0 12 0 71 18 1 4 21 4 79 1 271 12:15 92 3 6 0 72 14 2 2 1 7 70 0 269 12:30 103 10 61 2 79 15 1 2 1I 5 71 3 298 12:45 I 99 6_ 11 ! -_3 _ 62 _ 23 2 3 _ 2 8 73 4 296 ' Total 373 19 35_ 5 284 70 1 6 11 6 1 24 293 8 1134 13:00 f 109 9 131 2 61 21 ! 1 2 1 I 11 71 4 305 13:15 102 3 9 0 64 181 3 2 0 9 71 2 283 13:30 99 4 8 4 69 21 ' 0 6 3( 4 66 3 287 13:45 95 3 8 1 66 19 0 4 0; 5 71 3 275 ----- --Total ', 405 19 38 j 72 79 ! 4 14 4 j 29 279 Grand Total 1099 48 98 i 15 777 199 19 39 76 80 885 24 3359 Apprch% 88.3 3.9 7.9 1 1.5 78.4 20.1 14.2 29.1 56.7 8.1 89.5 2.4 Total% 32.7 1.4 2.91 0.4 23.1 5.9 0.6 1.2 2.3 2.4 26.3 0.7 Plaza Dr Pleasant Valley Rd Mall Dr I Pleasant valley Rd �- - - From North I From East From South _ From West App. I App' Left I Thru Right App' left Thru Ri ht App. Int. ' Start Time Left_ Thru Right Left Thru Right j Totals ! - g Total g Total Total �---- _ Total i _.. -- Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 12:30 12:30 103 10 6 119 1 2 79 15 96 i 1 2 1 4' S 71 3 79 298 12:45 : 99 6 11 116 j 3 62 23 881 2 3 2 71 8 73 4 85 296 13:00 109 9 13 1311 2 61 21 841 1 2 1 41 11 71 4 86 305 _ 13:15_ 102 _ 3_ 9 1141 0 64 18 82' 3 2 0 5 _9 71 2 82 283 Total ; 413 28 39 4801 7 266 77 350 7 9 4 20 33 286 13 332 1182 Volume 1. - App. i 86 5.8 8.1 2 76 22 I 35 45 20 1 9.9 86.1 3.9 Total i .947 .700 .750 - .916 .583 .842 .837 .911 .583 .750 .500 .714 .750_ .979 .813 .965 .969 ' Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Each Approach Begins at: 12:00 i 11:00 11:00 +0 mins. 103 10 6 119 ! 0 71 18 891 3 7 58 681 6 84 0 901 +15 mins. 99 6 11 116 I 0 72 14 861 2 3 1 61 7 87 2 96 +30 mins. I 109 9 13 131 12 79 15 96 0 2 5 7 I 6 72 2 80 +45 mins. ( 102 3 9 114 j 3 62 23 88 1 4 2 2 8 i_ 8 70 0 78 Total Volume 413 28 39 4801 5 284 70 359 9 14 66 891 27 313 4 344 I %App ! 86 5.8 8.1 1.4 79.1 19.5 1 10.1 15.7 74.2 I 7.8 91 1.2 - Total - - -I-- --- - PHF 1 .947 .700 .750 .9161 .417 .899 .500 .896 899 761 .935 .563 .500 .284 .32 .844 Accurate Counts N/S Street : Buckland Hills Plaza Drive 978-664-2565 File Name :491700A2 E/W Street:Pleasant Valley Road Site Code :49170002 City/State :Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 i Plaza Dr Pleasant Valley Rd Mall Dr i Pleasant Valley Rd From North From East_ From South — From West ' App. Int. Start Time Left Thru Right Total j Left Thru I Right TAotal j Left Thru j Right I Total I Left Thru Right Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 12:30 12:301 103 10 6 1191 2 79 15 96 1 2 1 41 5 71 3 79 298 ' 12:45; 99 6 11 116; 3 62 23 88 2 3 4 9 8 75 4 87 300 13:00 109 9 13 131 ! 2 62 21 85 1 2 1 4 I 11 74 4 89 309 13:15 i 102 3 9 1141 0 67 18 85 3 2 0 51 9 72 2 83 287 Total °Volume 413 28 39 480 7 270 77 354 j 7 9 6 22 . 33 292 13 3381 1194 ' %Total ) 86 5.8 8.1 2 76.3 21.8 1 31.8 40.9 27.3 ; 9.8 86.4 3.8 PHF _9 .700 .750 .916 .583 854 .837 2.92 .583 .750 .375 .611 .750 .973 .813 .949 .966 47 a r Out In In Total 119 r 480 5991. i 1 1 91 281 413 ' Right Thru Left 1 i �J 1 i_► � i ' Peak Hour Data O - North �I� -i � IJcc Sig N 0,'� ---► Peak Hour Begins at 12:30ca N m— '. N �it CarsIL w 3lrl `-1 o Trucks _ m N— + 1 ,l * ► ' l Left _Thru Right i 2] F-7011 Out In Total II Or Accurate Counts N/S Street :Buckland Hills Plaza Drive 978-664-2565 File Name :491700A2 E/W Street:Pleasant Valley Road Site Code :49170002 ' City/State :Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 1 Plaza Dr Pleasant Valley Rd Mall Dr Pleasant Valley Rd From North From East _ From South _ From West Start Time Left Thru Right Total Left Thru Right Total PP. ILeft Thru Right Total Left Thru I Right App. Int Total Total L --=--=----'- -=— Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 12:45 12:45 0 0 0 01 0 0 0 0 0 0 2 2� 0 2 0 2 4 ' 13:00 0 0 0 0 0 1 0 11 0 0 0 01 0 3 0 3 4 13:15 0 0 0 0i 0 3 0 31 0 0 0 Ol 0 1 0 1 4 13:30� 1 0 0 1 0 1 0 1 ; 0 0 0 0 0 1 0 1 3 Total 1 0 0 1 1 0 5 0 5 0 0 2 2 0 7 0 7 15 Volume Total { 100 0 0 0 100 0 0 0 100 0 100 0 ---%A to - -- — PHF' .250 .000 .000 .250' .000 .417 .000 .417 1 .000 .006 .25-_ .250 _000 .583 .000 .583 .938 a r In j Out In Total i j [ 0 0 1 ' Right Thru Left 4j �► I i Peak Hour Data _ i�0 North soi- Lo m l6 C r J —i L----► (Peak Hour Begins at 12:45 4 —� N of« Trucks � —' m iNl :s 0j i Left Thru Rirht F�— 0 2 1.0I !- 2 [-1 Out In Total Mal Dr Accurate Counts N/S Street :Croft Drive/Manchester Tr. 978-664-2565 File Name :491700A3 E/W Street:Pleasant Valley Road Site Code :49170003 City/State :Manchester,CT Start Date : 11/18/2006 Weather : Clear Page No : 1 ' _ Groups Printed-Cars Mancheste- r Trail i Pleasant Valley Rd Croft Dr Pleasant Valley Rd From North From East From South �_ From West !'----Start Time LeftT Thru Right Left Thru!_R�d ht> Left i Thru Right i Left 1 Thru Right Int.Total ---- -- ' 11:00 0 0 11 3 60 0 1 0 51 9 80 0 169 11:15 0 0 11 4 47 0 1 2 0 4; 12 77 2 159 11:30 0 0 6 4 59 0 j 2 1 2; 5 81 3 163 11:45 0 0 13 6 62 0, 1 0- 41 6 81 2 175 Total : 0 0 41 i 17 228 0 6 1 151 32 319 7 666 12:00 2 0 141 5 76 21 1 0 6 0 67 0 173 12:15; 0 0 13 4 56 0 1 1 0 0 6 76 1 157 12:30 0 0 151 6 78 0 I 0 0 5 7 77 1 189 12:45 0 0 9 1 _ 3 74 01 1 0 6 3 83 0 179 Total ! 2 0 51 18 284 21 3 0 17 16 303 2 698 13:00 0 0 15 5 73 0 3 0 41 7 82 3 192 13:15 0 0 21 6 63 0 j 1 0 3 i 8 80 0 182 13:30 1 0 9 i 4 68 1 ! 1 0 51 5 68 1 163 13:45 0 0 171 3 72 0' 2 0 7 6 73 3 183 Total 1 0 62 18 276 1 7 o 19 26 303 7 720 Grand Total 3 0 154 53 788 3 16 1 51 ( 74 925 16 2084 ' Apprch% ; 1.9 0 98.1 6.3 93.4 0.4 23.5 1.5 75 7.3 91.1 1.6 Total% 0.1 0 7.4 2.5 37.8 0.1 0.8 0 2.4 I 3.6 44.4 0.8 Manchester Trail 1 'Pleasant Valley Rd ; Croft Dr j Pleasant Valley Rd From North From East I From South From West Start Time I Left Thru ;Right ApLeft! Thru j Right, App' Left Thru'Ri ht' App' , Left Thru Right App Int. ' Total I_ _ Total i g Total i g Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 12:30 12:30 : 0 0 15 15' 6 78 0 84' 0 0 5 51 7 77 1 85 189 12:45 0 0 9 9 3 74 0 77 1 0 6 71 3 83 0 86 179 13:00 0 0 15 15 j 5 73 0 78 i 3 0 4 71 7 82 3 92 192 13:15 0 0 21 21 i 6 63 0 69 j 1 0 3 4 8 80 0 88 182 Total Volume I 0 0 60 601 20 288 0 308 i 5 0 18 23 25 322 4 351 742 ' %App. 0 0 100 I 6.5 93.5 0 21.7 0 78.3 7.1 91.7 1.1 Total PHF L2000 .000 .714 .7141 .833 .923 .000 .917 .417 .000 .750 .821 .781 .970 .333 .954 .966 ' Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Each Approach Begins at: 13:00 12:30 13:00 111:00 +0 mins. 0 0 15 151 6 78 0 84 3 0 4 7 1 9 80 0 89 +15 mins. 0 0 21 21 j 3 74 0 77 1 0 3 41 12 77 2 91 +30 mins. 1 0 9 10 j 5 73 0 78; 1 0 5 61 5 81 3 89 +45 mins. '; 0 0 17 171 6 - 63 0 691 2 0 7 9 __6 81 2 89 Total 1 0 62 63 20 288 0 3081 7 0 19 26 32 319 7 358 Volume; -- %App.T ; 1.6 0 98.4 6.5 93.5 0 26.9 0 73.1 8.9 89.1 2 otal I __ PHF I_250 .000 .738 _ .750 .833 .923 .000 .917 .583 .000 .679 .722 .667 .985 .583 .984 ' Accurate Counts N/S Street : Croft Drive/Manchester Tr. 978-664-2565 File Name :491700A3 E/W Street: Pleasant Valley Road Site Code :49170003 City/State : Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 Manchester Trail Pleasant Valley Rd Croft Dr Pleasant Valley Rd From North From East From South From West _ _ - -- Start Time i Left Thru Right_ ! Left Thru ; Right I Total Left! Thru Right Total, Left Thru I Right App. Int. — _ Total Total Total Peak Hour Analysis From 11.00 to 13.45 Peak 1 of 1 Peak Hour for Entire Intersection Begins at 12:30 12:30 0 0 15 15 6 78 0 84 0 0 5 5` 7 77 2 86 190 12:45 0 0 9 9 3 74 0 77 1 0 6 7 3 84 0 87 180 13:00 ; 0 0 15 151 5 73 0 78 1 3 0 5 81 7 82 4 93 194 _ 13:15 _ 0_ 0 21 _ 21 1 6 64 0 701 1 0 3 41 8 81 0 89 184 Total - Volume 11 0 0 60 60 20 289 0 309 5 0 19 24:, 25 324 6 355 748 1 %Total 0 0 100 6.5 93.5 0 20.8 0 79.2 7 91.3 1.7 PHF 1 .000 .000 .714 .714 i .833 .926 .000 .920 .417 .000 .792 .750(__.781__964 .375 .954 .964 ' Manchester I rail I out In Total 25 !_8 i . �60j--01 01 i Right Thru Left I ' Peak Hour Data o F N ;U lal� North s.o__ iw m — — w ` >—" M,� ► f Peak Hour Begins att 12:30 ! 1 ��' r-0 5 N i w ;m�� 1 Cars ° =U)' 0 i Trucks o 1-d _ --.------ Left Thru Ri ht L� 51 0 19 ' I i 261 1 24 11 50 Out In Total Croft Dr I Accurate Counts N/S Street :Croft Drive/Manchester Tr. 978-664-2565 File Name :491700A3 E/W Street: Pleasant Valley Road Site Code :49170003 ' City/State :Manchester,CT Start Date : 11/18/2006 Weather :Clear Page No : 1 Manchester Trail .T_Pleasant Valley Rd Croft Dr - Pleasant Valley Rd From North From East _ From South __From West Start Time Left Thru Right App' ' Left Thru LRight' App Left Thru Right App' Left Thru Right App Int. _ Total _Total Total Total Total Peak Hour Analysis From 11:00 to 13:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 11:15 11:15 0 0 0 0 0 0 0 Oi 2 0 0 21 0 1 0 1 3 11:30. 0 0 0 0! 1 1 0 2 0 0 0 0! 0 2 0 2 4 11:45i 0 0 0 0 1 0 0 0 01 0 0 0 0 0 1 0 1 1 12:00': 0 0 0 01 0 3 0 31 0 0 1 1 i 0 — 2 0 2j 6 Total 0 0 0 0; 1 4 0 5 2 0 1 3 0 6 0 6 14 ' Volume I App. 0 0 0 20 80 0 66.7 0 33.3 0 100 0 Total _ PHF 000 .000 .000 .000.250 .333 .000 .417 .250 .000 .250 .375; .000 .750 .000 .750 .583 Manchester Trail Out In Total 0 j__ 0 0 I Right Thru Left j I j Peak Hour Data 1 �° North si ` 1" m T O _ N � N O ` >— t ► ; Peak Hour Begins at 11:15 1 _ , j I� [ow Trucks of E x 1 Left Thru Right �. 2 0 1 — -— C�J —i____3� Out In Total Croft Dr ' Accurate Counts N/S Street : 1-84 EB Ramps 978-664-2565 File Name :49170001 E/W Street: Pleasant Valley Road Site Code :49170001 City/State : Manchester,CT Start Date : 11/17/2006 Weather :Clear Page No : 1 Groups Printed-Cars Plaza Dr Pleasant Valley Rd Route 84 EB Ramps 1 Pleasant Valley Rd From North From East From South ! From West -- -- __ - Start Time Left`_ Thru Right Left Thru I Right 1 Left Thru Right I Left I Thru Right Int.Total 16:00 0 0 0'_ 246 65 10811 17 13 76 4 93 52 674 ' 16:15 0 0 01 242 73 1171 22 14 71 ! 8 93 58 698 16:30 0 0 01 245 71 119! 28 22 751 6 95 63 724 16:45 : 0 0 0 247 63 121 ! 28 22 78 1 9 99 56 723 - --- ---- -- - r -- - ----t- --- ---- Total 0 0 0 980 272 465', - 95 71 3001 27 380 229 2819 17:00 0 0 0 251 63 118 1 16 29 881 9 105 50 729 17:15 0 0 01 252 67 1321 25 13 81 1 2 99 62 733 17:30 0 0 0 ! 271 70 162 33 20 1081 4 116 58 842 17:45 0 0 0 ` 265 68 155 28 17 961 3_ill 55 798 _ Total 0 0 0, 1039 268 567! 102 79 3731 18 431 225 3102 Grand Total 0 0 01 2019 540 1032 197 150 673 I 45 811 454 5921 Apprch% 0 0 0 56.2 15 28.71 19.3 14.7 661 3.4 61.9 34.7 ' Total% 0 0 0 I 34.1 9.1 17.41 3.3 2.5 11.41 0.8 13.7 7.7 - Plaza Dr Pleasant Valley Rd Route 84 EB Ramps Pleasant Valley Rd ! From North From East ; From South From West r � - Start Time Left Thru I Right Total 1 Left Thru Right Total I Left Thru Right( Total Left Thru Right Total Total ' Peak Hour Analysis From16:00 to 17:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:00 ; 0 0 0 01 251 63 118 432 16 29 88 1331 9 105 50 164 729 17:15 0 0 0 01 252 67 132 451 25 13 81 1191 2 99 62 163 733 17:30 0 0 0 0 271 70 162 5031 33 20 108 161 4 116 58 178 842 17:45 0 0 0 265 68 155 4881 28 17 96 141i 3 111 55 169 798 Total 0 0 0 0 1039 268 567 18741 102 79 373 554, 18 431 225 674 3102 Volume App. 0 0 0 55.4 14.3 30.3 18.4 14.3 67.3 2.7 63.9 33.4 ' Total _ _ _ _ P . 000 .000 .000 000 .958 957 .875 .931 .773 .681 .863 HF .8601 .500 .929 .907 .947 .921 Peak Hour Analysis From 16:00 to 17:45-Peak 1 of 1 ' Peak Hour for Each Approach Begins at: __ - 17:00 i 17:00 +0 mins. : 0 0 0 0 . 251 63 118 4321 16 29 88 1331 9 105 50 164 +15 mins. : 0 0 0 0 I 252 67 132 451 j 25 13 81 1191 2 99 62 163 +30 mins. 0 0 0 01 271 70 162 503 I 33 20 108 1611 4 116 58 178 +45 mins 0 0 0 0 265 68 155 4881 28 17 96 1411 3 111 55 169 Total Volume. 0 0 0 01 1039 268 567 18741 102 79 373 554, 18 431 225 674 i I %Total 0 0 0 App. ! 55.4 14.3 30.3 J 18.4 14.3 67.3 ! 2.7 63.9 33.4 -- PHF _000 000 000 000 .958 .957 .875 .931 j .773 .681 .863 .860 .500 .929 .907 .947 Accurate Counts N/S Street : 1-84 EB Ramps 978-664-2565 File Name :49170001 E/W Street: Pleasant Valley Road Site Code :49170001 ' City/State : Manchester,CT Start Date : 11/17/2006 Weather :Clear Page No : 1 Plaza Dr Pleasant Valley Rd i Route 84 EB Ramps I Pleasant Valley Rd _ From North From East From South I _ From West I Start Time Left. Thru I Right App' Left Thru Right App. I Left; Thru j Right; App. Left Thru Right App. Int. g Total I g Total l Total L _ �_ Total Total Peak Hour Analysis From16:00 to 17:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:00 0 0 0 0! 256 64 119 439 18 29 91 138' 9 107 54 170 i 747 17:15 0 0 0 0 257 68 133 458; 26 13 83 122 2 101 62 16,51 745 17:30 0 0 0 0 277 70 162 509 33 20 108 161 4 116 59 179 849 17:45' 0 0 0 0 ! 270 68 155 493 29 17 96 1421 3 111 56 170 805 Total 0 0 0 0 1060 270 569 1899 106 79 378 563 18 435 231 684 3146 Volume App. 0 0 0 55.8 14.2 30 18.8 14 67.1 2.6 63.6 33.8 _Total _ PHF .000 .000 .600 .000 .957 .964 .878 .9331 .803 .681 .875 .874,_ 955 I 500 .926 .938 .931 ' I Out Plaza r Total 666 i_ 1 [ 666] T r-- i 01 01 0 Right Thru Left /J `► I i i Peak Hour Data Wiwi f-.I o. o F°I 211 North 3hi.. m m O' ,v!L —► FPeak Hour Begins at 1700� F- _Io, f� v j lr I Cars I TRck sM I oo i --I �1 Lw N- I Left Thru Right 1 106 _79 378 T-- i I _1291! 1 _583 I r 1854 I i Out In Total Route 84 EB Ramos Accurate Counts N/S Street : 1-84 EB Ramps 978-664-2565 File Name :49170001 E/W Street: Pleasant Valley Road Site Code :49170001 City/State : Manchester,CT Start Date : 11/17/2006 Weather :Clear Page No : 1 Plaza Dr ',---Pleasant Valley Rd Route 84 EB Ramp— Pleasant Valley Rd - From North From East From South �— From West App. Int. Start Time Left Thru !Right Total Left Thru Right Total Left I Thru Right; Total ' Left Thru Right Total Total '--- Peak Hour Analyses From 16:00 to 17:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 16:00 16:00: 0 0 0 0' 9 1 1 11 j 2 0 1 31 0 3 2 5' 19 16:15 0 0 0 0 6 1 0 7 5 0 2 7 0 2 1 3 17 16:30 0 0 0 0! 6 1 0 7 I 0 0 1 1 0 3 1 4 12 16:45 0 0 0 0 ' 4 1 0 51 3 0 2 5 ; 0 2 4 6 16 Total 0 0 0 O 25 4 1 30 1 10 0 6 16 0 10 8 18 64 Volume App. 0 0 0 83.3 13.3 3.3 62.5 0 37.5 0 55.6 44.4 Total —_ PHF .000 .000 .000 .000 .694 1'0� .250 .682 i .500 .000 .750 .571 i .000 .833 .500 .750 .842 - -- - - - - -- - ----- - — — i aza Ur Out ;a�In Total :_1 L I I 1 j —=-- __ 0! 0 Ol Right Thru Left 1 -► 1 i Peak Hour Data N + I - North N ,;_- -► ; Peak Ho-ur Begins at 16:00 m-L Trucks --- -- - 0 of A I� i I I I left Thru Ri ht 10 0 6 j 331 IL 491 Out In Total i Route 84 EB Ram r wmwwmmm Accurate Counts N/S Street :Buckland Hills Plaza Drive 978-664-2565 File Name :49170002 E/W Street:Pleasant Valley Road Site Code :49170002 City/State :Manchester,CT Start Date : 11/17/2006 Weather :Clear Page No : 1 Groups Printed-Cars Plaza Dr Pleasant Valley Rd Mall Dr Pleasant Valley Rd From North From East From South From West Start Time Left Thru Right_ Left Thru Right .Left Thru Right Left Thru Ri Int.Total 16:00 79 4 6 1 72 13 1 1 8 1 6 61 0 252 16:15 82 5 13 1 61 11 5 5 21 10 80 1� 276 16:30 85 5 11 1 82 15 2 3 1 7 80 1 293 16:45 75 4 8 1 71 15 1 5 3 8 92 11 284 Total j 321 18 38, 4 286 54 9 14 141 31 313 31 1105 17:00 74 8 8 1 68 17 3 6 1 12 105 1 304 17:15 84 6 3 0 79 12 4 8 1 9 102 2 310 17:30 77 6 8 0 86 15 3 8 2 10 96 1 . 312 17:45 75 5 _6.i.___ _ 1. 81 14 __._. .._...3 _ .7 __.__....1 1 _ _ 10 94 _? .._ _.. 298 Total 310 25.. 25 2 314 58 13 29 51 41 397 5 1224 Grand Total 631 43 63 6 600 112 22 43 19 72 710 8 2329 Apprch% 85.6 5.8 8.5 0.8 83.6 15.6 262 51.2 22.6 9.1 89.9 1 Total% 27.1 1.8 2.7 0.3 25.8 4.8 0.9 1.8 0.8 3.1 30.5 0.3 Plaza Dr I Pleasant Valley Rd Mall Dr Pleasant Valley Rd From North From East From South From West Start Time Left Thru Right i App. Left Thru Right App. Left Thru Right' App. Left i Thru Right 1 App' Int.Total _.__� _ Total -- -- �. . - _Total ----T--... Total Total Peak Hour Analysis From 16:00 to 17:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:001 74 8 8 90 1 68 17 86 3 6 1 10; 12 105 1 118 304 17:15j 84 6 3 93 0 79 12 91 4 8 1 131 9 102 2 113 310 17:30 77 6 8 91 0 86 15 101 3 8 2 13 10 96 1 107 312 _ 17:45 75 5 6 86 1 81 14 _ 96 3 _ 7 1 _ 11 10_ 94 1 _ 105 298 -Total Volume I 310 25 25 360 2 314 58 _ 374 13 29 5 47 41 397 5 443 1224 ° pp 86.1 6 9 6 9 0.5 84 15.5 _ 27.7 61.7 10.6 9.3 89.6 1.1 /o A PHF .923 - 781 781 968 F _500_ .913 .853 926 813 906 625 .904 854 945 .625 .939 .981 . _ -- - _.._... .. _._-----. _ -- - _._. _ _. _ .,._..__..--...----__..-----. _ 1. .,..------ Peak Hour Analysis From 16:00 to 17:45-Peak 1 of 1 Peak Hour for Each Approach Begins at: 16:15 17:00 T17:00 17:00 +0 mins. 82 5 13 100 1 68 17 86 3 6 1 10 12 105 1 118' +15 mins. 85 5 11 101 0 79 12 91 4 8 1 13 9 102 2 113 +30 mins. 75 4 8 87 0 86 15 101 3 8 2 13 10 96 1 107 +45 mins. 74 8 8 90 1 81 14 96 3 7 1 11 10 94 1 105 Total Volume 316 22 40 378 2 314 58 374 13 29 5 47 41 397 5 443 %A .Total _83.6 5.8 10.6 0.5 84 15.5 27.7 61.7 10.6 9.3 89.6 1.1 PHF .929 .688,.: .769 .936, 500 .913 .853 :926 .813 .906 .625 .904 .854 .945 .625 .939 Sam lliillllllllllw ���■1 Lt sl! mow am sm Mw is= www am IIIIIIIIIIIIII113 al<i low Accurate Counts N/S Street :Buckland Hills Plaza Drive 978-664-2565 File Name :49170002 E/W Street:Pleasant Valley Road Site Code :49170002 City/State :Manchester,CT Start Date : 11/17/2006 Weather :Clear Page No : I Plaza Dr Pleasant Valle Rd Mall Dr Pleasant Valley Rd Start TimeRightA t - - - y q From WestAPP-d- From North pp From East pp From South _. 9 I— -- ..- _...__. . _...9 App. _ ... g ._ i _. _. Total Int.Total Left Thru Left Thru Right' Left Thru Right Left Thru Right i Total Total Total Peak Hour Analysis From 16:00 to 17:45-Peak 1 of 1 Peak Hour for Entire Intersection Begins at 17:00 17:00! 75 8 8 91 1 68 17 86 3 6 2 11 12 106 1 119 307 17:15 84 6 3 93 I 0 80 12 921 4 8 1 13 9 102 2 113 311 17:30 77 6 8 91 0 87 15 102 3 8 2 13 10 96 1 107 313 17:45 I 75 5 ...... .__.._6_. .. -86 -- 1 82 1.4.._.. _..__._ 97 ---- 3.. --29 6 48 41 398 5 444 1230 %App.Total 86.1 6.9 6.9 0.5 84.1 15.4 1 27.1 60.4 12.5 9.2 89.6 1.1 PHF _926 781 781 —970 `_500 _ .911 .853 924 813 906 750 923 854 939 625 933 982 — — ---- -- - ---- -- - ---_ _.__ -- 933 _.__..