HomeMy WebLinkAbout13-02P Dzen Tree Farm Phase III TOWN OF SOUTH WINDSOR
PLANNING & ZONING COMMISSION
APPLICATION FARM
RECEIVEb
Application No:
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Official Receipt Date: 8 ZOf3 JAN 07 2013 `z
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Recei t No: SOMWKMPLAt N(iDEPT.=`W k� �
-013 0 040,3�
APPLICANT: M �nV)6 q 1t�I�
PROJECT NAME: 1, -'-�Z% AFL'
ADDRESS: 'Z of M69-4— . )
OWNER OF RECORD ON LAND RECORDS:
ADDRESS:
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COMPLETE LOCATION OF PROPERTY:
GIS PIN # D _/ v v ZONE
NAME, ADDRESS, TEL& FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
�c�,-et r 1/�� �1 C�'�► o C3 01 S— 7 6_�r.S C' F,
Estimated presentation time: 2,c) im 1 .�
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to (Public Hearing required, Certificate of Mailing)
' ' Open Space Subdivision/Resubdivision (Public Hearing Required; certificate of mailing) _ 1M a cl(h'?SJr�Z n 'ny
❑ Subdivision ❑ Minor ❑ Major PrPPft V-k_
❑ Resubdivision (Public Hearing Required)❑ Minor ❑ Major 6 Q t'igN S AC G7
❑ Conditional Subdivision Approval , To AcC4y�
❑ Special Exception to Table (Public Hearing, Certificate of Mailing) As Li L U r Q
ASite Plan of Development -C-or A-jriiev 1�1.1 R �
❑ General Plan of Development 0,t,I e t U-C,kyw Dot
❑ Dept of Motor Vehicle License - State Hearing per Section 14-55 for
❑ Earth Filling (Sec. 7.6) and/or Earth Removal (Sec. 7.16 - 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)
❑ Other (explain in detail)
An Application Pending sign is required to be posted on the property for all applications ten (10) days
prior to being heard by the Commission.
�n� a�
S' nature of Applica t / giguture of Property Owne
PERMITS/INSP PAYMENT RECPT#: 20610229
TRAINING DATABASE Jan 3 2013
1540 SULLIVAN AVENUE
SOUTH WINDSOR CT 06074
DATE: 01/08/13 TIME: 11:53
CLERK: laurenlza DEPT:
CUSTOMER#: 0
PARCEL:
CHG: DEP DEP FEE 110.00
AMOUNT PAID: 110.00
PAID BY: MANNARINO BUILDERS
PAYMENT METH: CHECK
1040
REFERENCE:
AMT TENDERED: 110.00
AMT APPLIED: 110.00
CHANGE: .00
SOUTH WiNDSOK,Cf.06074
PH.860-289-7055
• FAX.860-289-7121
LIC#01028
WEBB SITE:www.mannarinobuilders.com
MANNARINO BUILDER S, INC
RECEIVED
e' January 16,2013
Open Space Task Force JAN 16 2013
Town of South Windsor
1540 Sullivan Avenue r
WINOS0F9 PLANNING DEPT,
South Windsor, Ct.06074
Re: Request for Life use of Open Space "'E " as described on submitted plan.
Dear Committee Members,
Please accept this formal request to grant"Life Use" for farming to Daniel
John Dzen of Open Space"E" at the Dzen Tree Farm Open Space Subdivision. The
parcel abuts the existing Dzen Tree Farm owned by John Dzen Jr. and is 5.3 acres. It is
presently being used to grow blueberries as it has been for over 30 years and will
continue in the long tradition of the Dzen Family if this request is granted.
In reviewing the notes from the approval process there was no apparent
comments for Open Space "E ".
I have also met with the South Windsor Food Alliance on Tuesday January 15,
2013 and they were very positive and supportive about the benefits of the continued use
and cohesivness between the present farm and this parcel. The abutting farm has the
equipment,water resources and 50 years of experience growing blueberries and other
agriculture products.
Daniel is a fourth generation South Windsor resident farmer and active in his
fathers farm. A member of the Rockville High School Vocational Education farming
program,Honor Student, Officer in the Future Farmers of America,Recently Awarded
a National Award for Accomplishments at the High School in Farming and Captain of
the South Windsor Expolorers Fire Department.
This would keep the long tradition of farming for many years to come. Daniel
John Dzen is and will be a good steward of the land as it abuts the existing family farm.
If this request is granted Daniel will provide the proper insurance and maintain
the property as it has been since 1971. Please contact me any questions.
Sincerely is
Robert IYlannarin0
. . . . . . . . . . . . . . . . . . . . . . . . . .
Page 1 of 1
Lipe, Michele 7"'k 70-
VFrom: rob@mannarinobuilders.comSent: Monday, March 11, 2013 9:24 AM
To: Lipe, Michele 0tT1fflN 60RPlAP"OE T
Subject: Dzen Tree Farm -Appliaction for Open Space E
Michele,
Please accept this email as a request for a 65 day extension for our pending application.
Sincerly,
Robert Mannarino
Mannarino Builders, Inc.
Robert Mannarino
400 Chapel Road, unit 3-F
South Windsor, Ct.06074
ph. 860-289-7055
fx. 860-289-7121
email:rob mannarinobuilders.com
3/11/2013
South . •
r*'S Planning Department
Menw*
To: Matthew B.Galligan,Town Manager
From: Marcia A Banach,AICP,Director of Planning
Michael J.Gantick,P.E.,Director of Public Works
Date: February 4,2008
Re: Dzen Tree Farm Subdivision Open Space
The proposed Dzen Tree Farm subdivision has over 50 acres of proposed open
space--the most significant subdivision open space component in many years.The
Planning and Zoning Commission subdivision regulations require that, "Land to be
used as public or private open space shall be left in a condition for the purpose
intended."In accordance with the regulations,Town staff from the Planning, Public
Works and Recreation departments have collaborated to recommend sensible
improvements to the proposed open space that will maximize the benefits of the
open space while minimizing future Town maintenance costs. Staff reviewed the
subdivision plans, the Town's goals for open space as represented in the Open
Space Master Plan,subdivision and zoning regulations and Recreation Master Plan,
and recommendations provided by the Park and Recreation Commission as part of
our process. All improvements should be provided by the developer prior to the
Town accepting title to the open space areas.
The proposed open space is divided into five areas, labeled A-E. The
recommendations included in this memo correspond to the labeled areas.
Site Overview
The parcel has a ridge running south to north through the upper eastern portion of
the site. The area proposed for development is located on the western and central
portion.of the site. The topography on this area slopes moderately to steeply from
east to west and north to south. The site is located uphill behind established
residential houses located along the Abbe Road frontage.
Historically the southern portion of the site was used as a gravel quarry, while the
northern and western portions were used for production agriculture (potatoes and
tobacco).
The current agronomic practice is the growing of Christmas trees. The trees are
grown on raised rows with the rows aligned so as to point downhill to facilitate
drainage. In between each row is a shallow trough. `The troughs and the area
around each tree are kept free of competing plants by applying a herbicide to the
1540 Sullivan Avenue,South Windsor,CT 06074 PH 860-644-2511 e)d 253 Fax 860-644-2780
Email marcia.banach@southWndsor.org
soil. Runoff from storm events flows along the troughs in a downhill pattern.. It is
unhindered by either vegetation or land grading. Runoff velocities are increased
which prevents infiltration and dislodges soil particles. This practice results in the
continued loss of topsoil and subsoil on the site and sedimentation to receiving
lowlands. The site currently has several large drainage swales to collect runoff and
direct it west to the Podunk River. These swales will be eliminated by proposed
residential subdivision and house lots will line the base of the hill. The hillsides will
drain unchecked into the back yards of the proposed house lots.
As the site has historically been used for agriculture, with the attendant use of
pesticides, soil and water testing were performed on.the site and the pond to
determine levels of residual pesticides. The Town engaged the services of a
qualified Licensed Environmental Professional, Fred Johnson, to review the test
results and provide a professional opinion regarding the test results and conclusions
drawn by the applicant's consultants. Mr.Johnson's report'is attached. Town staff
are satisfied that the applicant's testing reports are accurate and that site
remediation can be adequately attained provided that the remediation
recommendations contained in Mr.Johnson's report are implemented.
Open Space improvement Recommendations
Open Space Area A top of the hill,northem portion of the site.
This central, high portion of the site is planted with Christmas trees of varying ages
and heights,six to eight feet on center. When compared town area that is forested
or was an abandoned farm field(the vast majority of open space areas acquired to
date), this site is significantly degraded and must be restored to a condition that
offers long term stability of the soil and provides a balanced habitat
It is the recommendation of staff to:
1. Stabilize the open space. This can only be accomplished by removing the
remaining Christmas trees and all stumps (including existing stumps from
previously-cut trees), and regrading the land. This activity is critical for
several reasons:
a. As noted in the Overview, the land has been"sculpted"into closely-
spaced furrows. The trees are planted on the tops of the furrows.
The furrows were created parallel with the slope of the hill. The
existing agronomic practices facilitate the uncontrolled runoff which
is directed rapidly downhill by the parallel furrows.When houses are
built, the uncontrolled runoff will run rapidly into the yards. The only
way to stabilize the hillside is to remove the furrows and contour
plow&plant the hillside perpendicular to the slope. The only way to
remove the furrows is to remove the trees and all stumps.
b. Cultivated Christmas trees are very closely spaced (about 6-8 feet
apart). When the trees are no longer maintained, they quickly
intergrow and the area becomes inaccessible.A small area(about%4
acre)of abandoned,overgrown Christmas trees was removed from
0 Page 2
the Major Michael Donnelly property about five years ago, at a cost
to the Town of$10,000.
c... Plant the hilltop(approximately 10 acres)with a warm-season grass
meadow mix after the trees are cleared and the furrows regraded.
Warm season meadow grasses tolerate poor soil fertility. The
meadow mix will preserve the spectacular views from the top of the
hill and provide wildlife habitat, while requiring minimal Town'
maintenance(a single annual mowing). Plant the remainder of open
space area A with a legume mix planting, including varieties such as
sweet pea and crown vetch.
2. Construct a standard stone dust trail from the new subdivision street to the
top of the hill. Our standard trail, as constricted at Nevers Road Park and
Major Michael Donnelly Land Preserve and as planned for Lawrence Rd
Park, is 10 feet in width with a maximum grade of 10%. A gate should be
provided at the base of the path to prevent unauthorized vehicle access.
This standard trail provides walking access to the hilltop for public recreation
as well as emergency and maintenance vehicle access for Town staff.
Open Space Area B:detention basin area east of Maskel Rd
1. Install granite markers along the utility easement between lots 10 and 34.
The utility easement will be used for access to the detention basin for
maintenance purposes. The granite markers will define the accessway for
the lot owners and Town maintenance personnel. The markers will remind
the future homeowners that the easement is there and needs to be kept
dear of structures and vegetation per the easement documents.The granite
markers can be provided by the Town Garage.
Open Space Area C:east-central area of the site -
1. Staff agree with the Open Space Task Force recommendation that this area
NOT be accepted as Town-owned land.
Open Space Area D:the pond and land at the southern boundary of the property
1. Stabilize the open space by culling remaining Christmas trees per Staff
direction (see discussion regarding open space area A above). Remove all
stumps, smooth the land,and plant a soil conservation seed mix. Over time,
this area will undergo natural succession and return to woodland, thus
requiring minimal Town maintenance.
2. Provide a 25' right-of-way between lots 39 and 40. install a standard 10'
wide stone dust path to the detention area to provide public access into the
open space and access for Town maintenance vehicles. install granite
markers to delineate the right-of-way(see discussion for open space area B
above).
3. Pond improvements. The pond is a viable fishing pond and is currently
stocked for the Super Sixties Club's annual fishing derby. The following
improvements are intended to facilitate use for public recreational fishing.
•Page 3
03/11/2008 12:17 FAX 860 645 6229 JACOBS,WALKER,RICE&BARRY fm003/003
A
JACOBS, WALKER, RICE & BARRY, LLC
ATTORNEYS AT LAW
140 MAIN STREET
14ANCHE6TER, CONNECTICUT 06042
AONALb JACOB6 TELEPROOBSNN (860) 646-0221 lu►ILING ADDRHSS
MICHLEONAEL 4. RICH
FAX (860) 645-6229 P.O. BOX 400
MICHABL ,7. RIGS
C01=CTICUT MANCUBSTBR,
JEAN T,WALIER 'ALSO ADMnTED IN MASSACHUSETTs
MICHAEL J.UONANN0"
March 1.1, 2008
Town of South Windsor
Planning and zoning Commission
Attn: Marcia Banach,.Town Planner
1540 Sullivan Avenue
South Windsor CT 06074
Re: Mannarino --Dzen Farms Subdivision
Dear Ms. Banach:
1 am sending this letter as a follow up to the staff meeting held on March 7t'. On
behalf of Rob Mannarino, i will advise you of the following:
1. Mannarino Builders will agree that no building permit will be issued for
homes in any phase until the environmental issues referenced In the environmental
report prepared by Zuvlc Associates, Inc.with respect to that phase have been
resolved. The resolution must be approved by the town staff, and we will expect the
town staff to act in a reasonable manner.
2. The open space in Phase 1 will be turned over to the town on or about
May 31, 2010. As you kncw, my client must remove the Christmas trees from the
property, remove the stumps and then regrade the properly as requested by the town.
3. The remaining open space in each phase will be delivered within one year
after commencement of work on each subsequent phase.
4. My cllent agrees that no certificates of occupancy will be delivered for
homes in the third or fourth phase until a binder course for the road has been
completed through to Barger Hill Road.
If you have any questions regarding these afters, please contact me.
Ve I y urs,
Usm L and o �
South Windsor Volunteer Fire Department
1175 Ellington Road
South Windsor, CT 06074
860-644-8547
www.southwindson`ire.orp
Kevin E. Cooney— Fire Chief
Michele Lipe, Town Planner
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
February 27, 2013
Dear Ms. Lipe:
In communications with the Town's Fire Marshal's Office, I have been advised that a local
building contractor (Mannarino Builders) has requested a change from the original plans for the
development of the Dzen Farms project. (See e-mail from Fire Marshal Summers 02-22-13 at
0815 hrs)
It is our understanding this project was approved in phases and that phase three (3) included a
water main to extend with a new road (Frasier Fir)from the phase two section out to Barber Hill
Road with a hydrant at the end. It is further understood that the developer is now requesting to
NOT complete that water main and stop short on Frasier Fir and not continue to Barber Hill.
As Fire Chief for the South Windsor Fire Department, I strongly oppose this change based upon
the following;
-All of the items listed by the Fire Marshal
—The concern that with increased development, and inadequate water supply/ hydrants
— The concern of access. Without the continuation of Frasier Fir to Barber Hill, the only access
is via Abby Road through a series of numerous small short streets— limiting access for large fire
apparatus
The original plans required Frasier Fir to continue to Barber Hill, allowing a second means of
access and provided additional water supply/ hydrants to meet the needs of the development
—Anything short of the original plans would drastically limit fire protection to the future
development of the project
By not continuing the water main to Barber Hill- it also limits the potential of future water main
connection to the existing water main on Barber Hill —taking two dead end mains and proving a
loop system
Thank you in advance for your time and attention. Should you have any questions, please feel
free to contact me.
Respectfully,
Kevin
1938-75th Anniversary—2013
Page 1 of 2
Zarambo, Lauren L.
From: rob@mannarinobuilders.com
Sent: Wednesday, May 08, 2013 9:04 AM
To: Zarambo, Lauren L.
Subject: RE: PZC 5_14_13 Meeting
Lauren,
Please cancel our request to come in front of the P and Z board in regards to:
Appl. 13-02P, Mannarino Builders, Inc.- request for a site plan modification to change the use of
"Proposed Open Space E - 5.3 acres" in the approved open space subdivision known as "Dzen
Tree Farm" Subdivision, on property located on the easterly side of Maskel Road, westerly side
of Barber Hill Road, A-20, A-30 and RR zones
If you have any questions please contact me.
Sincerly,
Rob M.
Mannarino Builders, Inc.
Robert Mannarino
400 Chapel Road, unit 3-F
South Windsor, Ct. 06074
ph. 860-289-7055
fx. 860-289-7121
email: rob mannarinobuilders.com
From: "Zarambo, Lauren L." <Lauren.Zarambo@southwindsor.org>
Sent: Wednesday, May 08, 2013 8:59 AM
To: "Robert Mannarino" <rob@mannarinobuilders.com>
Subject: RE: PZC 5_14_13 Meeting
Hi Rob,
At your convenience, please submit a formal request to cancel your application as listed below.
Appl. 13-02P, Mannarino Builders, Inc.- request for a site plan modification to change the use of
"Proposed Open Space E - 5.3 acres" in the approved open space subdivision known as "Dzen
Tree Farm" Subdivision, on property located on the easterly side of Maskel Road, westerly side
of Barber Hill Road, A-20, A-30 and RR zones
Please know we can receive the request by email. If you have any questions, do not hesitate to contact
US.
Thank you,
Lauren L Zarambo
Planning Department Secretary
Town of South Windsor
5/8/2013
Page 2 of 2
1540 Sullivan Avenue
South Windsor,CT o6074
860.644.2511 ext 253
From: Robert Mannarino [mailto:rob@mannarinobuilders.com]
Sent: Monday, May 06, 2013 2:33 PM
To: Zarambo, Lauren L.
Subject: Re: PZC 5_14_13 Meeting
No not at this time.
Sent from my iPhone
On May 6, 2013, at 9:55 AM, "Zarambo, Lauren L." <Lauren.Zarambona,southwindsor.org>wrote:
Hi Rob,
We are putting together the agenda for next week's PZC meeting on Tuesday, May 14tn
Do you want to go forward with your request for Dzen's site plan modification and be included on the
agenda?
We will be publishing it tomorrow for distribution. Thank you for your reply,
Lauren L Zarambo
Planning Department Secretary
Town of South Windsor
1540 Sullivan Avenue
South Windsor,CT o6074
860.644.25u ext 253
5/8/2013