HomeMy WebLinkAboutApp 14-09P Evergreen Walk General Plan TOWN OF SOUTH WINDSOR rFEB
CEIVE® ^_
PLANNING&ZONING COMMISSION
APPLICATION FORM
[Application Number:
l —OQ(' sa
Official Receipt Date: / SOUTH WINDSOR PLANNING DEPT,
Munis Application 4:
APPLICANT: . Evergreen Walk LLC
PROJECT NAME: Evergreen Walk
COMPLETE LOCATION OF PROPERTY: West side of Buckland Road
OWNER OF RECORD ON LAND RECORDS: _ Evergreen Walk LLC _
OWNER ADDRESS: c/o Laurence Rubinow, City place, Hartford, CT_ 06103
GIS PIN : 15300151 _ ZONE GDZ
NAME, ADDRESS, TELEPHONE &EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Alan F. Lamson FLB Architecture & Planning, Inc 19 Silver Lane, East Hartford, CT 06118
-alamson@flbarch.com. (860)568-4030
Estimated presentation time:30 min.
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to__(public Hearing and Certificate of Mailin
__________ $ Required)
❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mad-
El ng Required)
Subdivision
❑ Minor ❑ Major
❑ Resubdivision (Public Hearing Required) [] Minor
❑ Major
❑ Conditional Subdivision
❑ Special Exception to Table_ (public Hearin and Certificate of Mailing
$ $Required)
❑ Site Plan of Development ❑ New
❑ Modification Building(s) Sq Ft_
General Plan of Development
❑ Dept of Motor Vehicle License-State Hearing per Section 1 4-55 for
❑ Earth Filling(Sec. 7.6) and/or Earth Removal(Sec. 7.16) (Public Hearing and Certificate of Mailin Re
El Regulation Amendment ElZonin $ quired)
$ ❑ Subdivision-Attach proposed amendment(Public Hearing Required)
❑ Temporary and Conditional Permit (Public Hearin and Certificate of Mailing
$ g Required) For
❑ Temporary and Conditional Permit Renewal (Certificate of Mailing Required) for
❑ Detached In Law Apartment or❑Accessory Apartment(Public Hearing and Certificate of Mailin Re El Major Home Occupation (Certificate of Mailin$Required) for R $ �)
❑ 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 Commissio
Signature of Applicant
John Finguerra, Member ti'n ingueixa,y4 e
Evergreen Walk, LLC ,ein�ier
Evergreen Walk, LLC
RECEIVED
FEB 2 4 2014
SOUTH WINDSOR PLANNING DEPT.
iL
FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 06118
(860)568-4030 fax: (860)568-5129 e-mail:flb@flbarch.com web:www.fibarch.com
LETTER OF TRANSMITTAL
P:\99508.00\General Plan Of Development 2014\ML 140220 Appl For Date 2/20/14 Project No. 99508.00
GPD.Doc
Attention
To: Michele Lipe, Town Planner Pro ect General Plan of Development
Town of South Windsor Evergreen Walk
South Windsor, CT
We are sending you x Attached ❑ Under separate cover via the following items:
x Prints ❑ Copy of letter ❑ Shop drawings
❑ Original tracings ❑ Copy of memo ❑ Samples
❑ Specifications ❑ Change order proposal request ❑ Code modification request
❑ Request for Payment ❑ Change order x Other as described below
Item no. Copies Date No. Description
1 2 Application Form for General Plan of Development
2 1 2/20/14 14715 Application Fee in the amount of$385.00
3 3 2/19/14 URS Traffic Impact Study letter
4 3 2/20/14 F&O Utility Impact Stud
5 3 2/20/14 Z-1 to Z-3 FLB Master Plan—General Plan of Development
THESE ARE TRANSMITTED as checked below:
❑ As requested ❑ Approved ❑ Resubmit copies for approval
❑ For your use ❑ Furnish as corrected ❑ Submit copies to distribute
❑ For review ❑ Rejected ❑ Return corrected prints
&comment ❑ Submit specific item ❑
x For approval ❑ For bids due ❑ Prints returned after loan to us
Remarks: Submitted for reapproval of General Plan of Development. There are no changes in land use type
or amount of proposed building from t he last ame ed General Plan of Development approved b
the Planning and Zoning Commission.
Copy to: file
Alan F. Lamson, AIA, AICP
ff enclosures are not as noted,kindly notify us at once.
ECEIVED
FEB 2 4 2U14
February 19, 2014
SOUTH WINDSOR PLANNING DEPT.
Mr.John Finguerra
Evergreen Walk, LLC
1109 Rose Lane
Virginia Beach VA 23451
RE: Evergreen Walk
General Plan of Development
South Windsor,Connecticut
URS File: 36938654
Dear Mr. Finguerra:
Pursuant to your request,we have reviewed the Traffic Impact Study that was prepared by FA
Hesketh&Associates,Inc. under my direction as part of the application to the Town of South
Windsor for approval of the General Plan of Development for the Expansion of the original
development. This report, dated June 13, 2007 was also submitted to the State Traffic Commission
—STC(now known as the Office of State Traffic Administration-OSTA), as part of an application
to amend STC Certificate No. 1533 that was approved in February 2002.
The Traffic Impact Study was based on a proposed expansion of Evergreen Walk from a previously
approved total square footage of 1,230,00 square feet to a new total of 1,780,000 square feet. This
change included the following land use changes:
• Retail increase from 375,000 SF to 725,000 SF
• Residential to be added as a new use, at 200 units
• Indoor recreational to remain unchanged at 75,000 SF
• Hotel to remain unchanged at 250 Rooms
• Office to be decreased from 650,000 SF to 550,000 SF
The proposed modification was projected to increase traffic generated by the site by 1178 vehicles
(571 entering and 607 leaving) during the afternoon peak hour, and 1350 vehicles(717 entering and
632 leaving)during the Saturday mid-day peak hour. The total site generated traffic(after the
expansion)was projected to be 3202 vehicles during the afternoon morning peak hour,and 33274
vehicles during the Saturday mid-day peak hour. This new traffic was divided between the 4
existing site drives—one unsignalized drive to Deming Street and three signalized drives to
Buckland Road.
In order to maintain good operations in the corridor, improvements have been proposed at two
intersections:
500 Enterprise Drive,Suite 3B •Rocky Hill,CT 06067 • (860)529-8882 • Fax(860)529-3991
Mr. John Finguerra
February 19, 2014
Page 2
• Buckland Road and Tamarack Drive—It was proposed to widen Buckland Road to provide a
dual left turn for northbound traffic. Design plans for this improvement have already been
approved by the Town.
• Buckland Street and I-84 Eastbound Exit Ramp—It was proposed to widen the intersection
to provide geometry to accommodate three left turn lanes for ramp traffic turning onto
Buckland Street Northbound.
With the improvements noted, all intersections in the vicinity of the site were expected to operate at
LOS D or better during the peak hours. As a result,the STC approved the Certificate modifications,
and the Town approved the revised General Plan.
We have reviewed the report, and it is our professional opinion that the traffic impact report
prepared for the original General Plan application correctly reflects the traffic generation that can be
anticipated from the project. The analyses should,therefore,be accurate, and the proposed
improvements should adequately mitigate any impacts from site generated traffic. We conclude
that the results indicated in the original report are still applicable and sound.
Very truly yours,
URS CORPORATION AES `���`•�® cONd 'f"t "/"
Steph n F. Mitchell,P.E. Z #13321
Highway/Traffic Engineering Manager' s
hill i1
(860)990-6755 (Direct)
Utility Impact Statement
For
Evergreen Walk
South Windsor, Connecticut
June 18, 2001
Revised July 9, 2007
Revised February 21, 2014
Developer: Evergreen Walk Associates,LLC
c/o John Finguerra
1109 Rose Lane
Virginia Beach,VA 23451
FUSS&O'NEILL
Disciplines to Deliver
Engineer: Civil and Environmental
Fuss & O'Neill
146 Hartford Road
Manchester, CT 06040
Project No. 2000-481-A68
RECEIVED
FEB 2 4 20114
SOUTH WINDSOR PLANNING DEPT.
3
FUSS&O'NEILL
UTILITY IMPACT STATEMENT
FOR
EVERGREEN WALK
SOUTH WINDSOR, CONNECTICUT
SECTION PAGE
I. INTRODUCTION.................................................................................................... 1
A. Purpose and Scope.............................................................:.............................. 1
B. Site Location..................................................................................................... 1
C. Project Description........................................................................................... 1
A. Projected Public Water Supply Requirements ...................................................2
B. Existing Water System......................................................................................2
C. Proposed Improvements................................................................................... 3
D. Conclusion........................................................................................................ 3
III. SANITARY SEWERS............................................................................................... 3
A. Projected Sewage Flows from Proposed Project............................................... 3
B. Existing Sewerage Facilities...............................................................................4
C. Proposed Improvements................................................................................... 5
D. Conclusion........................................................................................................ 5
IV. STORMWATER MANAGEMENT........................................................................ 5
A. Existing Conditions .......................................................................................... 5
B. Proposed Detention and Storm Sewer System.................................................. 5
A. Electric Power.................................................................................................. 6
B. Gas................................................................................................................... 6
C. Communications............................................................................................... 6
EXHIBITS
1. Site Location Plan
2. Water Supply Exhibit
3. Sanitary Sewer Exhibit
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1
FUSS&O'NEILL
I. INTRODUCTION
A. Purpose and Scope
This Utility Impact Statement has been prepared in accordance with the most
current revisions to the Town of South Windsor Zoning Regulations. Its
purpose is to define,in a general way, the projected impact that the proposed
land uses and intensities will have on the Town's infrastructure,with particular
emphasis on:
1. Water supply and distribution system
2. Sanitary sewers
3. Stormwater management
B. Site Location
The development site is located in the south central part of the Town of South
Windsor north of the Manchester town line. It is approximately 243 acres in
size and is generally bounded on the north by Deming Street, on the east by
Buckland Road, on the south by Smith Street and on the west by Plum Gulley
Brook (Exhibit 1). On-site existing topographic elevations range from 70 to 150
feet above mean sea level. The major roadway network that will provide
primary access to this project has been reviewed and is further discussed in a
separate Traffic Impact Study.
C. Project Description
The 243 acre site has been used for farming for many years. Currently,The
Shoppes at Evergreen Walk, a retail center; ECHN, a medical office building,
and LA Fitness, an indoor recreation center, have been constructed. Since the
previous report, additional medical office buildings, ECHN II, have been
constructed south of the existing ECHN building on Tamarack Avenue.
Additional projects are in various stages of construction or approval,including
the hotel and residential units,west of The Shoppes. The proposed revised
Evergreen Walk project anticipates the following development:
TABLE 1
Land Use Proposed Size
Hotel 250 rooms
Indoor recreation 75,000 SF
Office 550,000 SF
Retail 725,000 SF
Residential 200 units
The location of Evergreen Walk is shown on the accompanying Location Plan
(Exhibit 1). The utilities necessary to support the proposed development area
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FUSS&O'NEILL
are shown on Exhibit 2 (Water Supply) and Exhibit 3 (Sanitary Sewer). The
storm drainage watershed for the site is shown on Exhibit 1.
II. WATER SUPPLY
A. Projected Public Water Supply Requirements
Based on the table of uses indicated in Table 1 and as shown on the Land Use
Study, a projection of domestic water requirements was prepared. This
projection is detailed in Table 2 below:
TABLE 2
Peak Daily Peak Hourly
Land Use Unit Flow Average Daily Flow ) Flow(2)
Description Size(S.F.) (Gal/Day) Flow(Gal) (Gal) (Gal/Min)
Office 550,000 0.11/S.F. 60,500 121,000 242,000
Hotel 250 Rms 150/Rm 37,500 75,000 150,000
Indoor 75,000 0.15/S.F. 11,250 22,500 45,000
Recreation
Retail 725,000 0.10/S.F. 72,500 145,000 290,000
Residential 200 150/Rm 45,000 90,000 180,000
Units/300
rooms
(1)Peak daily flow is 2.0 times the flow demand for an average day.
(2)The peak hour demand is 2.0 times the peak daily flow rate.
In accordance with the usual and customary practice, the tabulated flows must
be available for usage at residual pressures in the ranging from a low of 25
pounds per square inch to a maximum of about 110 pounds per square inch.
Requirements for water for fire protection purposes were determined based on
the proposed development. Relative to retail areas, current standards indicate
that a fire flow of 2,000 to 3,000 gpm at a 25 psi minimum residual pressure for
up to a three hour period may be required. As necessary, flow tests and
calculations will be performed for the various phases to confirm adequate fire
flow service.
B. Existing Water System
The existing public water system is owned by the Connecticut Water Company
(CWC). The system is operated by the CWC Northern Division,with offices at
25 North Road, East Windsor, CT 06088. A 12 inch water main fronts the site
on three sides,Deming Street on the north,Buckland Road on the east, and
Smith Street on the south (Exhibit 2).
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FUSS&O'NEILL
A fire flow test conducted by the CWC on October 23, 2006 at a hydrant on
Buckland Road yielded a flow of 1,135 gallons per minute (gpm) with a residual
pressure of 70 pounds per square inch (psi). The static pressure was 90 psi. The
hydrant tested is located near the existing Old Navy store.
Additional fire flow tests were conducted by the CWC on March 11, 2008 and
November 16, 2011. On March 11, 2008, the hydrant near Tamarack Avenue at
Deming Street was tested and yielded 1,920 gpm with a residual pressure of 74.
The static pressure was 104 psi. On November 16, 2011, the hydrant on the
southern end of Tamarack Avenue near Johnny Rocket's yielded a flow of 1,404
gpm with a residual pressure of 50 psi. The static pressure was 75 psi.
Additional flow tests will be conducted on the water main that is currently being
installed. Results will be analyzed and coordinated with the Fire Marshal.
Currently, one water main serves ECHN and the approved ECHN II. It
branches off of the Deming Street water main and extends south along
Tamarack Avenue toward ECHN II.
The service for LA Fitness branches off of Buckland Road and extends west
along Cedar Avenue. In addition, a water main branches off of Buckland Road
at the southern end and extends west along Tamarack Avenue. This water line
follows Evergreen Way north fora portion, splits, and then recombines and is
capped near the existing Old Navy. This line serves The Shoppes at Evergreen
Walk.
C. Proposed Improvements
Ultimately, the Tamarack Avenue extension at the north end of the site will
create a loop to the Cedar Avenue stub once additional development for this
area is completed. The Evergreen Way water line will also complete a loop.
That configuration has not yet been determined.
D. Conclusion
In conclusion,it is our opinion that the existing and proposed water facilities
will be adequate to provide water service for domestic and fire fighting purposes
in the quantities and pressures required to support the development proposed
herein. As necessary, calculations will be performed for the various phases to
confirm adequate fire flow service.
III. SANITARY SEWERS
A. Projected Sewage Flows from Proposed Project
This General Plan of Development proposes five land uses: office,hotel,
recreation,retail, and residential. It is anticipated that sewage will be generated
from this project in the following amounts:
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FUSS&O'NEILL
TABLE 3
Typical Land Use Unit Flow(1) Average Daily
Description Size(S.F.) (Gal/Day) Flow(Gal)
Office 550,000 0.11/S.F. 60,500
Hotel 250 rooms 150/rm 37,500
Indoor Recreation 75,000 0.15/S.F. 11,250
Retail 725,000(2) 0.10/S.F. 72,500
Residential 200 units/300 rooms 150/rm 45,000
MAID units of flow were estimated from data generated by Fuss&O'Neill for similar types of
establishments/uses.
PIncluding restaurants
The following table summarizes the total average daily flow and includes a
contribution from groundwater inflow:
TABLE 4
Contributing Peak Peak Design
Sewage Average Daily Peak Daily Area(Acres) Infiltration(2) Flow
Source Flow(Gal) Flow( ) (Gal) 243 Ac x 60% Flow(Gal) (gal/day)
Project Site 226,750 907,000 146 146,000 1,053,000
(1)Assumes a Peaking Factor of 4.0 for the mixed-use development.
(2)peak Infiltration=acreage x 1000 gallons/day
B. Existing Sewerage Facilities
The Evergreen Walk site lies within the wasteshed area of the Clark Street
sewage pump station. Gravity sewers are located in Buckland Road, east of
Deming Street (northern boundary of the site), Clark Street (west of the site),
Wheeler Road (south of the site) and in Smith Street west of Wheeler Road
(southwest of the site). The sewers from Clark Street, Smith Street, and
Wheeler Road flow by gravity to the Clark Street pump station. The Buckland
Road sewer flows by gravity north.
ECHN currently flows by force main to the Buckland Road gravity system. In
addition, ECHN II flows southerly by force main to the gravity branch located
west of LA Fitness.
In 1995,Weston and Sampson performed a sewer study of the Buckland Road
wasteshed, and determined the most cost effective sewering plan for the
wasteshed. The most cost effective sewer alignment to serve what is now the
Evergreen Walk site was found to be a gravity sewer which connected to the
existing sewer system on Clark Street. Such an alignment included the
installation of 1,900 lineal feet of 12 inch sewer from a manhole north of the
Clark Street pump station to the western property line of Evergreen Walk,
generally as shown on Exhibit 3. From that point, the entire site could be
served. The new alignment is in place and referred to as the Gateway Trunk
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FUSS&O'NEILL
Sewer. This alignment required the crossing of wetlands and Plum Gulley
Brook.
Improvements to the capacity of the Clark Street pump station are not required
to accommodate sewage flows anticipated by the proposed General Plan of
Development.
C. Proposed Improvements
There are no additional off-site improvements required for the proposed
Evergreen Walk development.
D. Conclusion
The quantity of sewage to be discharged from the uses proposed in the
preliminary development plan can be adequately served by the existing Town of
South Windsor sewerage facilities.
IV. STORMWATER MANAGEMENT
A. Existing Conditions
The proposed project is situated on a parcel of land containing 243 acres located
west of Buckland Road, north of Smith Street and south of Deming Street.
Plum Gulley Brook runs near the westerly boundary of the project and is
actually within the project area for a distance of about 2400 feet.There are two
unnamed streams on the site that are tributary to Plum Gulley Brook. One of
the streams runs along the southerly boundary and originates south of Smith
Street. The larger stream flows west to east from Buckland Road about 2,000
feet north of Smith Street. ,This second stream,which originates on the east side
of Buckland Road,joins Plum Gulley Brook within the project area.
In addition to the stormwater runoff from within the project area, there are
about 190 acres east of Buckland Road that drain to the project. Part of this
flow is from the detention basin constructed as a part of the Lowe's/Target
project. It is assumed that any future construction within the drainage area east
of Buckland Road will include detention facilities that will maintain flow rates
equal to existing levels.
All of the stormwater runoff from the site and the area east of Buckland Road
discharges to Plum Gulley Brook. A little over one mile downstream of the
proposed development, Plum Gulley Brook and Whaples Brook join at Vintons
Mill Pond to form the Podunk River.
B. Proposed Detention and Storm Sewer System
In order to minimize environmental damage and the possibility of increased
runoff overloading downstream drainage facilities, stormwater best management
practices (BMPs) will be utilized both during and after construction. A series of
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FUSS&O'NEILL
sedimentation and detention basins have been and will be constructed to control
sediment and peak storm flows. Infiltration of stormwater will be utilized where
geologic conditions permit. During the design stage, efforts will be made to
create detention and infiltration basins that are aesthetically pleasing and
nuisance free.
During construction, erosion control measures will be installed to minimize
erosion and sedimentation. Haybale erosion checks and silt fence will be
installed where needed. Sedimentation basins will be constructed when needed.
In some cases, detention basins may be used as temporary sedimentation basins.
All erosion control measures will be constructed in accordance with the
requirements of the latest edition of Connecticut"Guidelines for Soil Erosion
and Sediment Control".
V. OTHER UTILITIES
A. Electric Power
Past discussions with officials of Connecticut Light and Power indicate that no
major problems exist relative to the supply of power to the proposed site. New
service to the site is and will continue to be underground.
B. Gas
Yankee Gas has a main line in Deming Street and Buckland Road that is
adequate to serve the proposed development. The Deming Street gas line
serves ECHN. The Buckland Road gas line branches off onto the southern
Tamarack Avenue by The Shoppes and along Cedar Avenue south of LA
Fitness. The Cedar Avenue currently branch serves LA Fitness and ECHN II.
C. Communications
There is adequate telephone and data service available to the proposed
development.
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PAYMENT SUMMARY RECEIPT
TOWN OF SOUTH WINDSOR
1540 SULLIVAN AVENUE
SOUTH WINDSOR CT 06074
DATE: 02/24/14 CUSTOMER#: 000000000
TIME: 11:25
CLERK: laurenlz
RECPT#: 20696364 PREV BAL:
TP/YR: MS/2014 AMT PAID: 385.00
BILL: ADJSTMN'T:
EFF DT: 02/24/14 BAL DUE:
PERMITS/INSP PAYMENT
-----------------TOTALS-----------------
PRINCIPAL PAID: 385.00
INTEREST PAID: .00
ADJUSTMENTS: .00
DISC TAKEN: .00
AMT TENDERED: 385.00
AMT APPLIED: 385.00
CHANGE: .00
PAID BY: FLB ARCHITECTURE & P
PAYMENT METH: CHECK
PAYMENT REF: 14715
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 2/25/14
TO: Matt Galligan, Fred Shaw, Michael Gantick, Walter Summers, Jeff Doolittle
Ray Favreau, Mark Owens, Chris Dougan, Sherry McGann, Ron Asselin,
John Caldwell, Dennis Sheridan, Glen Buonanducci
FROM: Michele Lipe,AICP, Town Planner
The Planning &Engineering Departments have received plans for the following projects:
I
Appl 14-09P, Evergreen Walk General Plan of Development renewal
Location: 151 Buckland Road
❑ Site Plan ❑ Subdivision No. Acres 232+ Zone BGZ
❑ Industrial ® Commercial ® Residential No. Lots/Units 200
Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System
Project Description: Renewal of general plan of 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 3/7/14 and return to the Planning Department.
FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 06118
860 568-4030 fax: (860)568-5129 e-mail:flbQflbarch.com web.www.flbarch.com
LETTER OF TRANSMITTAL
GPD.Doc00\General Plan Of Development 2014\ML 140225 Appl For Date 2/25/14 Project No. 99508.00
Attention
To: Michele Lipe, Town Planner Project General Plan of Development
Town of South Windsor Ever reen Walk
South Windsor, CT
We are sending you x Attached ❑ Under separate cover via the following items:
x Prints ❑ Copy of letter ❑ Shop drawings
❑ Original tracings ❑ Copy of memo ❑ Samples
les❑ Specifications ❑ Change order proposal request Code modification request
❑ Request for Payment ❑ Change order x Other as described below
Item no. Copies Date No. Descri tion
5 3 Rev Z-1 to Z-3 FLB Master Plan—General Plan of Development
2/24/14
KI
THESE ARE TRANSMITTED as checked below: j" ZC014
❑ As requested ❑ Approved 92=1
PLANNING DEFT• pies for approval
El Foryouruse El Furnish as corrected copies to distribute
❑ For review ❑ Rejected ❑ Return corrected prints
&comment ❑ Submit specific item ❑
x For approval ❑ Forbids due ❑ Prints returned after loan to us
Remarks: Revision to GPD is only to correct some confusion with4he 65-foot setback and the 75-foot buffer
along the west property line of the land of EvergreenWaTk. L
Copy to: file :�AilanbV�Lamson, AIA, AIC
If enclosures are not as noted,kindly notify us at once.
S O.iN Stl
7-0� o-P S_ate V&U&ot
C� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
sox•co TELEPHONE(860) 644-2511
February 26, 2014
Alan F. Lamson
FLB Architecture & Planning, Inc.
19 Silver Lane
East Hartford, CT 06118
Dear Mr. Lamson:
Re: Appl. #14-09P, Evergreen Walk General Plan of Development Renewal
Please be advised that the above referenced matter_ has been scheduled on the
Planning & Zoning Commission agenda for Tuesday, March 11, 2014. The Regular
Meeting is held in the Madden Room of the South Windsor Town Hall, 1540 Sullivan
Avenue following the Public Hearing which begins at 7:30 p.m. Someone must be
present at the meeting to represent the application.
One sign advertising the meeting must be posted on the property for ten (10)
consecutive days prior to the hearing and must be clearly visible from a town street.
A sign must be posted on Buckland Road by Friday, February 28, 2014.
Signs can be obtained in the Planning Department, Monday through Friday, 8:00
a.m. - 4:30 p.m. If you have any questions regarding this letter, please call 860-644-
2511, Ext 253.
Sincerely,
Lauren Zarambo
Administrative Secretary
1
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A.............Iiii
LB Architecture & Punning, Inc. 19 Silver Lane East Hartford CT 0118
(860)568-400 fax: 860568-5129 e-mail:flbflbarch.co web,www.fiarc .cm
LETTER OF TRANSMITTAL
P:\99508.00\General Plan Of Development 2014\ML 140303 Additional Date 3/3/14 Project No. 99508.00
Copies.Doc
Attention
To: Michele Lipe, Town Planner Project General Plan of Development
Town of South Windsor Evergreen Walk
South Windsor, CT
We are sending you x Attached ❑ Under separate cover via the following items:
x Prints ❑ Copy of letter ❑ Shop drawings
❑ Original tracings ❑ Copy of memo ❑ Samples
❑ Specifications ❑ Change order proposal request ❑ Code modification request
❑ Request for Payment ❑ Change order ❑ Other as described below
Item no. Copies Date No. Description
1 9 2/19/14 URS Traffic Impact Study letter
2 9 2/20/1/4 F&O Utility Impact Stud
3 3 Rev Z-1 to Z-3 FLB Master Plan—General Plan of Development
2/24/14
MAR RECEIVED
PLANNING DEPT.
THESE ARE TRANSMITTED as checked below: SOUTH WIND30R
x As requested ❑ Approved ❑ Resubmit copies for approval
x For your use ❑ Furnish as corrected ❑ Submit copies to distribute
❑ For review ❑ Rejected ❑ Return corrected prints
&comment ❑ Submit specific item ❑
❑ For approval ❑ Forbids due ❑ Prints returned after loan to us
Remarks: Additional copies of previously submitted documents A%3evdM e uest
Copy to: file
Alan F. Lam , AIA, AICP
If enclosures are not as noted,kindly notify us at once.
T6,'ProwLe,Ka4e, Slaps
O EVERGREEN WALK
March 10, 2014 RECER50
Michele Lipe,AICP,Town Planner ,H s F,:,
Town of South Windsor `''` ' r.�
14
1540 Sullivan Avenue
SOUTNWINDSOR P0NIN�DEPT.
South Windsor,CT 06074
VIA: Hand Delivery
RE: Appl. 14-09P, Evergreen Walk LLC- request for a reapproval of the General Plan of Development
layout including 725,000 sf of retail; 200 residential dwelling units; 75,000 sf of recreation space; 250
hotel rooms; 550,000 sf of office space to be located on 151 Buckland Road (within 'Evergreen Walk'),
on the westerly side of Buckland Road,on the southerly side of Deming Street and northerly of Smith
Street, Buckland Road Gateway Development Zone
Dear Ms. Lipe:
In regard to traffic safety on Tamarack Avenue,we ask that you consider approval of a 4-way stop at the
intersection of Tamarack Avenue and Evergreen Way versus the current 2-way stop. Landlord is
concerned over the number of near accidents that have been reported or witnessed firsthand at this
intersection. Installing stop signs on Tamarack Avenue would alleviate the uncertainty many drivers
seemingly have coming upon the intersection as some proceed as if it is a 4-way stop already while
others are aware that it is not and proceed without caution through the intersection when there are no
pedestrians to yield to in the crosswalk. Vehicles exiting from Evergreen Way onto Tamarack Avenue
continually make the assumption that cross-traffic on Tamarack Avenue will "stop" and therefore
proceed through the intersection and exacerbate the issue.
To keep traffic continually moving,when entering the property via Tamarack Avenue from Buckland
Road there is a bypass road to the right just past the monument sign that provides an alternate access
to the Center and its parking. Upon installation of the new stop signs, additional signage could be
added to draw attention to this route.
Thank you for your consideration. I look forward to hearing from you.
Sincerely, y,' ,
/ c_4_ ti-fit-_—.
Elizabeth Maheu,
General Manager
501 Evergreen Way, Suite 503, South Windsor, CT 06074 Phone 860-432-3398 Fax 860-432-3484
www.thepromenadeshopsatevergreenwalk.com
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
SOR-CO TELEPHONE (860) 644-2511
March 11, 2014
Michele Lipe
Town Planner
Town of South Windsor
Re: Buckland Road Area Development Water Supply
Dear Michele,
This area has been under substantial commercial development for sometime now
and the concerns of this Office with water supply needs have not been addressed. The
Fire Marshal's Office has expressed two areas of concern for the current design of water
supply for this area. The use of a single feed for water supply from the provider and the
ability to meet certain water supply demands.
Connecticut Water Company supplies this area of significant commercial
development with a single 12"main from Deming Street. If this main becomes
compromised without a redundant feed from the East Windsor area, the area will be
without water until back up measures have been put into place. Current back-up plans
include a hydrant to hydrant hookup with MDC at Deming and Buckland. MDC operates
a water system at a lower pressure than CWC. An emergency valve has been placed in
the Lowes' parking lot to connect to Manchester Water. This valve has not been turned
on and in dispute for the last two years. If this main becomes compromised,the need for
a second redundant feed from CWC to this area is obvious.
In researching the NFPA documents for preliminary fire fighting flows and
demands for these projects, proposed developments will require 2,000 gallons per minute
for duration of 4 hours. This figure does not include the required fire sprinkler demand
which could range up to 1,300 gallons per minute for duration of 2 hours. Also, if
standpipes are required to be installed in the hotels then the demand of those systems
could be 750 gallons per minute at 100 pounds per square inch. These figures represent a
significant demand for fire protection in this area which is presently supported by a single
main feed. Also, some sprinkler design could require a fire pump to be attached to the
fire sprinkler system. CWC does not allow fire pumps to be connected directly to the
water mains requiring the developer to install water tanks to supply the fire pump.
With the future of this area growing at such a fast pace and the need to address the
problems in front of us, it will be the position of the Town of South Windsor Fire
Marshal any future development projects require a written plan of action in place to
provide this area a second water supply feed.
Respect y,
Walter Summers
Fire Marshal
4
Appl #14-09P, Evergreen Walk General Plan of Development
3-11-2014
Planning Department Report
1. This is a request for reapproval of the General Plan of Development for development
on 243 acres on the west side of Buckland Road, Buckland Gateway zone, in
accordance with the provisions of Section 8.1.2.
2. This plan was originally approved in 2001 and had five year expiration. Due to
lawsuits filed, and the time it took to resolve all cases, the effective date of this
approval was in 2009 with expiration in 2014. Our regulations were changed in 2007
such that general plans no longer have a time period associated with them.
3. Changes from the original approval include:
• retail increase form 375,000 sf to 725, 000 sf; 200 units of residential added,
office decreased from 650,000 to 550,000 sf
• the number of hotel rooms at 250 and indoor recreation at 75,000 sf remain
unchanged
4. The stated purpose of the Buckland Gateway zone is "to create an attractive entrance to
South Windsor. This zone should foster high-quality development of businesses and
sites, with careful attention to the appearance of buildings and surrounding site." The
stated general concepts include:
• Sites developed.under this zone ar_e intended_to_be carefully planned, both within the
site's own boundaries and in relation to surrounding properties and the entire
Gateway zone.
• Retail design determines much of the character and attractiveness of major
streetscapes. In recognition of this, the Gateway zone includes special standards and
guidelines for retail developments.
• Avoidance of prototypical franchise-type buildings unless the building truly
demonstrates architectural excellence.
• Access management, in order to reduce the number of driveway cuts onto Buckland
Road and mitigate the deterioration of traffic flow generally caused by driveways on
arterial streets.
• Shared retention/detention basins.
5. The access management requirements of Section 3.A, Sullivan Avenue-Buckland Road
Corridor limit the number of driveways on a commercial site with more than 450 feet
of frontage to two access points. In 2001, the applicant received a waiver to be allowed
the third signalized access after it was determined that this would provide the best
i
balance between traffic flow on Buckland Road and access requirements for this large
project.
6. In 2007, the applicant had requested and received approval from the STC for the
changes in the proposed square footages. With that approval, the applicant has to
complete improvements included adding an additional turn lane off Buckland Road on
to Tamarack Drive and an additional turn lane off the exit ramp onto Buckland Street.
The Buckland Road turn lane is intended to be constructed at the time of the hotel.
7. Pedestrian access has been provided throughout the site, with sidewalks currently along
the entirety of Buckland Road, the interior roadway network through the Shoppes. The
sidewalk network heading north will soon be interconnected with the extension of the
access drive connecting to Tamarack Road and out to Deming Street. A walking trail
system is proposed along the western portion of the site and the first phase of that trail
system will be built along with the hotel and residential projects. Bikeways are not
formalized; however the inner road network has traffic speeds slow enough to
accommodate bikers. As development continues, we want to continue to ensure that
there is a strong pedestrian and bicycle connection between the many facets of the
project.
8. Maximum impervious coverage allowed is 60%, with a minor bonus for consolidated
parcels and a minor reduction for 6-story hotel. There is a requirement in the Gateway
zone that area reserved for open space and set aside to meet impervious coverage
requirements shall be distributed throughout the site in such a manner that the land is
visible from public streets and/or useable (for example, for pedestrian circulation,
outdoor entertainment and cultural events, bandshell, or arts/crafts shows).
9. The Gateway zone allows increased height for increased setback from Buckland Road.
All of the retail buildings are proposed to be one or two stories. The office buildings
vary from two to four stories, and the current hotel proposals are for four stories. A
waiver would be required for the six-story hotel. That waiver may be granted by the
Commission for a building located at least 200 feet from any public street and from any
residential zone boundary, and the Commission determines it meets other criteria listed
in Section 4.2.8G. The approved Cambria Suites hotel will be four stories.
I O.All of the parking is proposed to be surface parking. The Gateway zone regulation
notes that it is the intent of this regulation to create off-street parking that is creative
and to achieve attractive, innovative parking layouts that will accent and highlight
buildings and features of the zone. The view of parking areas from Buckland Road
shall be minimized through the use of perimeter landscaping and berms. To the fullest
extent possible, existing trees shall be saved by appropriate welling and mounding.
Other landscaping elements such as decorative fencing, sculpture, fountains, stone
walls, or attractive walkways and pedestrian spaces are highly encouraged. Off-street
parking must generally be distributed around buildings.
2
11.Existing trees and hedgerows must be incorporated into site design and preserved to the
maximum extent possible. The applicant should be aware that at the site plan stage, tree
and hedgerow preservation must be satisfactorily addressed.
12.We want to emphasize that outdoor storage is not permitted in the Gateway zone. All
business must conducted within completely enclosed buildings, with a few exceptions
such as seasonal outdoor dining and outside display on the interior part of a pedestrian
environment, such as a village-style shopping center.
13.Decorative lighting used for this development has set the standard for the remainder of
the zone.
14.A 75-foot buffer is required along residential zone boundaries and has been shown on
the development plan. The Commission approved a combined buffer and yard.
15.There are regulated wetlands on the site. IWA/CC approval is required at the site plan
stage.
16.Public water is available in Buckland Road. Public sewerage is provided via a cross-
country line that connects to the existing system in Clark Street.
17.Prior to any actual building or site construction, a full site plan of development that is
in conformance with the approved general plan must be submitted and approved by the
Commission. The site plan will include all of the engineering details as well as final
building design and site layout.
18.If this General Plan is approved, Planning Dept. requests that several of original
approval conditions related to general development of the site be incorporated into this
approval.
3
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�r`�°soa•ca��� AREA CODE 860/644-2511
CERTIFIED MAIL
October 17,2001
Mr. Alan Lamson
FLB Architecture&Planning, Inc.
19 Silver Lane
East Hartford, CT 06118
Re: Appl 01-26P,Evergreen Walk at Buckland Hills, General Plan of Development
Dear Mr. Lamson:
At its October 9, 2001, meeting, the Planning and Zoning Commission voted to approve your
request for Evergreen Walk at Buckland Hills, General Plan of Development as shown on plans
prepared by FLB Architecture&Planning,Inc, Job No. 99508.00, sheets Zl-Z8,dated
June 18, 2001 as revised. This approval is subject to the following conditions:
1. This approval is for a General Plan of Development;which does not address many
engineering and site design details. The applicant must submit an application for a site plan
of development approval,at which time the Commission will review all specific details of
the project,including but not limited to concerns raised during the General Plan application
process.
2. In accordance with Section 3.A.4.b of the Buckland Road/Sullivan Avenue Corridor zoning
regulations,a waiver is hereby granted to allow three signalized driveway intersections with
Buckland Road, as shown on the General Plan.
3. The Plum Gulley Brook/Podunk River watershed is a highly sensitive watershed and stream
corridor,hydrologically,hydraulically and ecologically. Storm drainage design at the site
plan stage must thoroughly and adequately address storm water quality and quantity,
including both on-site and downstream impacts.
FF
Black and white mylars of sheet 3 of the General Plan of Development(on 24"06"sheets),with
this approval letter reproduced thereon,must be submitted. After the mylars have been endorsed
by the Commission, they will be returned to you for filing in the office of the Town Clerk. Three
blueprint copies of the entire set of plans must also be submitted.
Sincerely,
Walter J. Mealy, Chairman
Planning and Zoning Commission
WJM/kag
cc: Fuss&O'Neill
Town Engineer
Chief Building Official
Assessor
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1540 SULLIVAN AVENUE ® SOUTH WINDSOR, CT 06074
l�dsox•co� TELEPHONE (860) 644-2511
CERTIFIED MAIL 7011 1570 0000 6337 4472
March 13, 2014
Mr. Alan Lamson
FLB Architecture &Planning, Inc.
19 Silver Lane
East Hartford, CT 06118
Re: Appl. 14-09P, Evergreen Walk, General Plan of Development Reapproval
Dear Mr. Lamson:
At its March 11, 2014, meeting, the Planning and Zoning Commission voted to approve your
request for Evergreen Walk, General Plan of Development Reapproval as shown on plans
prepared by FLB Architecture &Planning, Inc, Job No. 99508.00, sheets Z3-1 through 3, dated
02/24/2014 as revised. This approval is subject to the following conditions:
1. Site Plan of Development approval is required prior to construction,per Section 4.2.15.1) of
the zoning regulations. Construction phasing must be included on Site Plan of Development
if appropriate.
2. No building permits will be issued until any required STC certificate has been issued(per
CGS §14-311).
3. The Commission notes that this approval is for a General Plan of Development, which does
not address all engineering and site design details. The applicant must submit an application
for a site plan of development approval, at which time the Commission will review all
specific details of the project, including but not limited to the following concerns raised
during the Zone Change/General Plan application process:
• The applicant must evaluate modifying the existing intersection at Tamarack and
Evergreen Way for consideration of incorporating a four-way stop.
• Any application for approval of a"Final Plan" for the development of an additional area
within Evergreen Walk, which area is not as of this date the subject of an approved"Final
Plan", shall require submission of a written plan of action to provide adequate water
supply for the proposed use. This requirement shall not apply to a modification of any
existing "Final Plan" approval for any portions of Evergreen Walk.
3. The Plum Gulley Brook/Podunk River watershed is a highly sensitive watershed and stream
corridor,hydrologically, hydraulically and ecologically. Storm drainage design at the site
plan stage must thoroughly and adequately address storm water quality and quantity,
including both on-site and downstream impacts.
4. Views of parking areas from Buckland Road must be minimized through the use of berms
and perimeter landscaping. Parking lot lighting in close proximity to Buckland Road will be
pedestrian-style (but may be higher and brighter).
5. Roofs and roof equipment must be screened from Buckland Road, Smith Street and Deming
Road.
6. Pedestrian and bicycle interconnection between the lifestyle center("main street"retail
center), indoor recreation facilities, office and housing must be provided.
7. Delivery trucks must use routes other than the "main street"to make site deliveries.
8. When details of Buckland Road widening are finalized at the site plan stage, adequate
additional right-of-way along Buckland Road must be provided.
9. Trees and hedgerows must be preserved to the maximum extent possible; preservation details
to be shown on the site plan.
10. No outdoor storage is allowed in the Gateway zone, per Section 5.8.6.c of the zoning
regulations.
11. Construction phasing, including phasing of external roadway improvements, must be shown
on the site plan.
12. As additional green space is added, it should include some of the site's existing natural
features.
Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development, with this
approval letter reproduced thereon,must be submitted. After the mylars have been endorsed by
the Commission, they will be returned to you for filing in the office of the Town Clerk. Three
blueprint copies of the entire set of plans must also be submitted.
Sincerely,
Bart Pacekonis, Chairman
Planning and Zoning Commission
BP/llz
cc: Fuss & O'Neill
Town Engineer
Chief Building Official
Assessor