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18-29P Harbor Chase of Evergreen Walk
TOWN OF SOIITH WIIIDSOR PLANNING&ZONING CONXISSION APPLICATION FORS[ Application Number: " 9 � Official Receipt Date: 2 Z'-/g MAY 4 20�� Munis Application #: t1� e,0 C ,J SOUTH NNOSOR PLANING DEPT. APPLICANT: HarborChase PROJECT NAME:HarborChase of Evergreen Walk COMPLETE LOCATION OF PROPERTY: Unit 16, Evergreen Way, Evergreen Walk, South,Windsor OWNER OF RECORD ON LAND RECORDS: Evergreen Walk, LLC OWNER ADDRESS: 1109 Rose Lane, Virginia Beach, VA 23451 GIS PIN# 15300151 ZONE GD NAME, ADDRESS,TELEPHONE &EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: Richard Baummer, Vice President, Acquisition and Entitlements, HarborChase, 958 20th Pl, Second Floor, Vero Beach, FL 32960, P: 772-492-5002 Estimated presentation time:30 min VJ t_ i _"- l t'�'. 7 Z' ) -7 z, THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone Change to (Public Hearing and Certificate of Mailing Required) El Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required) ❑ Subdivision ❑ Minor ❑ Major ❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major ❑ Conditional Subdivision FRI Special Exception to Table N/A (Public Hearing and Certificate of Mailing Required) O Site Plan of Development ] New ❑ Modification Building(s) Sq Ft 111,976 (gross) ❑ General Plan of Development Earth Filling (Sec. 7.6) and/or Earth Removal(Sec. 7.16) (Public Hearing and Certificate of Mailing Required) ❑ Regulation.Amendment ❑ Zoning ❑ Subdivision-Attach proposed amendment (Public Hearing Required) ❑ Temporary and Conditional Permit (Public Hearing Required)for El Temporary and Conditional Permit Renewal for ❑ Detached In Law Apartment or❑Accessory Apartment(Public Hearing and Certificate of Mailing Required) ❑ Major Home Occupation (Certificate of Mailing Required)for El Other (explain in detail) PLEASE NOTE: An Application Pending Sign,is required to be posted on the ro ten (1 O) days prior to being heard by the Commission_ property for> applications Signature of App -cant Si tune Pro Owner Richard Baummer, Vice President hn Finguer , President Print Name of Applicant Print Name of Property Owner Revised 1/9/2017 Adru 0146 Hartford Road,Manchester,CT 06040 ❑108 Myrtle Street,Suite 502,Quincy,MA 02171 FUSS �t � T TEL-(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)481-5885 4� V at ❑56 Quarry Road,Trumbull,CT 06611 ❑317 Iron Horse Way,Ste.204,Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391L:(401)861-3070 FAX:(401)861-3076 ❑1550 Main Street Suite 400,Springfield,MA 01103 0540 North Commercial Street,Manchester,NH 03101 TEL:(413)452-0445 FAX:(413)846-0497 TEL:(603)668-8223 FAX:(603)668-8802 ❑316 US Route 1,Suite D,York,ME 03909 ❑276 Newport Road,New London,NI-I 03257 TEL:(207)363-0669 TEL:(603)873-4039 ❑28 Gates Street,Suite 100, White River Junction,VT 05001 TEL:(802)698-0370 Letter of Transmittal To: Date: May 14,2018 Michele Lipe,Director of Planning Project No: 2000481.S60 Task No.:50 Town of South Windsor 1540 Sullivan Avenue Re: PZ Commission Application&Supporting South Windsor,CT 06074 Documents Telephone No: 860-644-2511 We are sending you: ®Attached ❑ Under Separate Cover ®via Courier ❑ Shop Drawings ❑ Prints ® Plans ❑ Specifications ❑ Copy of Letter ❑ Change Order ® Reports ❑ Other Copies Date No. Description 4 5/11/18 PZ Application Form,Site Plan Checklist,Architectural and Design Review Committee Checklist 1 original and 3 copies) 1 5/10/2018 List of Abutting Property Owners 1 5/11/2018 Abutter Notification Letter(Sample) 3 4/30/2018 HarborChase of Evergreen Walk,Unit 16 Evergreen Way,Permit Drawings (Stamped and Si ed Stormwater Management Report,Site Plan Permitting,Harbor Retirements 3 4/30/2018 Associates,HarborChase of Evergreen Walk,Unit 16,Evergreen Way,Evergreen Walk ® For approval ❑ Returned loaned prints ❑ Furnish as submitted ❑As requested ❑ Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑ Rejected ❑ For review&comment ❑ Submit copies for distribution ❑ resubmit copies for approval 'MAY 1 %) Signed: c: SOU7N WINDSOR PLANNING DEPT. Haley D.Busch, F:\P2000\481\S60\Deliverables\Submissions\2018-05-04-IWA and PZ Submission\PZ-Transmittal.docx TOWN OF SOUTH WINDSOR CHECKLIST REQUIRED INFORMATION SITE PLANS APPLICANT Harbor Retirement Associates PROJECT NAME HarborChase of Evergreen Walk This checklist must be signed by plan preparer (P.E./L.S.) declaring that all required information is provided. Items 1-7 are required for all applications; items 8-11 required where appropriate. Check mark for each item supplied. x 1. On each sheet for plans or maps, title block with the following information: x a. Name, address and telephone of applicant. x b. Name, address and telephone number of Land Surveyor or Professional Engineer. x c. Name of Development. x d. Date when drawings were made. x 2. Key Map: An overall map drawn to a scale of 1 inch equals either 100 feet or 200 feet. This map will show the overall design of the Development and surrounding property within 500 feet. x a. Data block which gives needed zoning information such as percentage of lot coverage, acreage of tract, number of apartment units, parking requirements, etc. x b. Outline of buildings. n/a c. Layout of streets. x d. Surrounding property boundaries-within 500 feet. x e. Names of abutting property owners. x f. Proposed open spaces and recreation areas. x g. Driveway cuts on abutting properties and any properties across from proposed site. x h. Distance to and name of nearest intersection street. x 3. Architectural Elevations: See attached checklist for Architecture and Design Review. i X 4. Plot Plan: A layout map of the proposed site drawn to a scale of 1 inch equals 40 feet on either of the following size sheets: (1) 24" x 36" with a 3/4" ruled margin; (2) 18" x 24" with a 1/2" ruled margin, containing the following data: X a. Distance and bearings of all boundary lines and acreage of site. Iron pins required at all property angle points and shown on map. X b. Proposed streets and street lines with center line station, curve data, and parking spaces. X c. Building lines in accordance with zoning regulations. X d. Proposed buildings and other structures, including signs, outside lighting, and dumpsters (on concrete pad and screened). X e. Easements, noting grantors, grantees, and purpose must be shown in table format, e.g. below Grantor Grantee Type of Date Filed Vol/Pg Easement X f. Names of abutting property owners. n/a g. Monuments will be indicated at corners and angles of all streets and at all points of curvature and tangency. The monumented points within proposed site shall be coordinated. These coordinates shall appear in tabular form on the plot plan. The accessibility of these CGS points shall be determined by the Town Engineer. X h. All open space or other common or public land uses shall be indicated. X i. A-2 certification; P.E./L.S. SeaL X 5. Topographic Map: A map drawn to a scale of 1 inch to 40 feet on sheets not exceeding 24 inches by 36 inches, including ruled margins shall in addition to the requirements of the plot plans show the following: X a. All existing and proposed buildings. X b. Curb Lines and pavement width, sidewalks. X c. Existing and proposed sanitary sewers. X d. Existing and proposed water and-all existing utilities. 2 X e. Present wooded area indicated by foliage lines. Any trees to be saved should be shown. X f. Existing and proposed contours shall be shown in not less than two-foot intervals, but in cases of relatively level land, the contours shall be one- foot intervals and spot elevations. X g . Regulated wetlands and 100-year floodplain or note that none are present. X h. Proposed storm drainage system, showing all catch basins, endwalls, manholes, lengths and sizes of pipes and elevations of structures. (Maximum distance between catch basins shall be 300 feet and minimum size of storm drain lines shall be 15 inches, within Town ROW.) If plan/profile sheet is provided all of this does not need to be shown. Only top of frame elevations and inverts of open discharge pipe shall be shown on this plan. n/a L Connections of all springs into proposed storm drainage system as needed. X j. Location and indications of existing brook channels, and 100-year flood limits. X k. A-2 &T-2 Certification; P.E & L.S. Seals. X 6. Landscaping plan X 7. Drainage calculations: - Zero Runoff Increase per attached guidelines. n/a g, Traffic Report X 9. Site Lighting Plan n/a 10. Plans and Profiles: A plan and profile of the proposed streets drawn on plan/profile paper of scales 1 inch to 40 feet horizontally, and 1 inch to 4 feet vertically on sheets not exceeding 24 inches by 36 inches, including ruled margins and containing the following: n/a a. Layout of streets in sections coordinated by stations with the profile. n/a b. Street plan showing roadways, drainage, sanitary sewer (including house sewer), foundation drains, lot lines, buildings including all utilities with elevations (top frame and inverts), size, type, length, slopes of pipes. X c. Sight line at driveway &street intersections. 3 n/a d. Profile of roadway showing existing and finished grades. Roadway profile will show all tangent grade and all vertical curve information. n/a e. Profile will show all catch basins and all drainage lines between catch basins with all invert and top of frame elevations, sizes, lengths and slopes of pipes. n/a f. Where any storm drainage line discharges into an existing brook sufficient profile of this brook will be shown to determine conditions. X g. CGS datum shall be used on all sites accessible to these controls. The Town Engineer shall, based on standard engineering practices, determine the accessibility of these controls. n/a h. Profiles shall show all sanitary sewer lines and manholes, including elevations, (inverts, top of frame) sizes, lengths, and slopes of pipes. Top of foundation elevations for building shall be shown. X 11. Open Space Site Improvement Plans: For sites which require or include a provision for open spaces, a plan which contains data for site improvement may be required. This map shall be drawn to a scale of 1 inch equals 40 feet. n/a 12. Sanitary Report: Where individual sanitary sewage disposal systems are proposed, the final plans shall include a Sanitary Report certified by a Professional Engineer. The report shall demonstrate the feasibility of the proposed individual systems. Kristen Solloway, P.E. 5/11/18 PLAN PREPARER (P.E./L.S.) DATE miyyONAI��,.,"` February 2002; Rev. 4-04 4 NAME: HarborChase of Evergreen LOCATION: Evergreen Way TYPE OF PROJECT:Assisted Living Facility ARCHITECTURAL AND DESIGN REVIEW COMMITTEE CHECKLIST The following items must be submitted, in accordance with Section 9.1 of the Zoning Regulations at the time of a site.plan application for an industrial or commercial building, or high density housing. 1. Site plan of the property(per Section 8 of the Zoning Reguladons) 2. Architectural elevations of the Qroposed buildings 3. Types, styles and colors of building materials, exterior facades and facing, and 'e ex2tions(saaVles suggested], 4. Special arclakeduraA fea res(9 a90cable) 5. Colors, materials, and location of lighting 6. Design of signs 7. Mechanical hardware proposed on or around the building and roof, including trash compactor, and auxiliary storage areas B. Landscape plan indicating location, types, sizes, and quantities of proposed plant materials 9. Lighting Plans(per Section 17.22.1.A.1-4 Submission requirements) AH of the above-required information/materials have been provided. Signature Please he.aware that rpissing information or incomplete information may result in a delay in action by the Committee on this application. Revised December 20, 2000 FUSS 8&O'NEILL SAMPLE LETTER May 14,2018 CERTIFED MAIL Abutter Name Company Street Address City,State Zip RE: HarborChase of Evergreen Walk IWA/CC Application Review and Planning&Zoning Commission Application Abutter Notification Evergreen Way,South Windsor Dear Abutting Property Owner: In accordance with Section 7.3b of the"Town of South Windsor Inland Wetlands,Watercourses, and Conservation Regulations",you are hereby notified that an application has been filed on the property abutting yours and is subject to a hearing by the Inland Wetlands Agency/Conservation Commission. In accordance with Section 8.2c of the"Town of South Windsor Zoning Regulations",you are hereby notified that an application has been filed on the property abutting yours and is subject to a hearing by the Planning& Zoning Commission. The application and plans are on file with the South Windsor Planning Department.As an abutting property owner you are invited to the hearing to ask questions and/or give comments. You may also submit written comments regarding the application prior to the hearing if you so desire. For further information regarding the specific date this application will be heard please contact Jeff 146 Hartford Road Folger,Environmental Planner/Conservation Officer,Planning Department, 860-644-2511, ext. Manchester,CT 329 or Michele Lipe,AICP,Director of Planning,ext 252. 06040 t 860.646,2469 800.286,2469 Sincerely, f 860.533,5143 www.fando.com SAMPLE LETTER California Haley D.Busch,PE,LEED AP,CNU-A Connecticut Senior Civil Engineer Maine Massachusetts c: Dick Baummer,HRA New Hampshire Michele Lipe,Town of South Windsor Director of Planning Rhode Island F:AP2000\481\S60\Permitting\Abutters\Abutting Property Owner Letter.docx Vermont Corres. HARBOR CHASE OF EVERGREEN WALK LIST OF ABUTTING PROPERTY OWNERS 5/10/2018 15300070 70 BUCKLAND ROAD 95 CT LLC& CIO LEVITES REALTY CO LLC NEW YORK NY 10016-0601 83700345 345 SMITH STREET BEAUPRE GENE N 345 SMITH STREET SOUTH WINDSOR Cr 06074 83700340 340 SMITH STREET FRASER BRENDA J&BRUCE D 340 SMITH STREET SOUTH WINDSOR Cr 06074 83700357 357 SMITH STREET BOUTIN EMIL J&LUCILLE 357 SMITH STREET SOUTH WINDSOR Cr 06074 15300419 419 BUCKLAND ROAD CARMON&COMPANY LLC 807 BLOOMFIELD AVE WINDSOR CT 06095 15300151 151 BUCKLAND ROAD EVERGREEN WALK LLC CITYPLACE HARTFORD CT 06103 15300219 218 BUCKLAND ROAD LEXMAR REALTY LLC 158 CHERRY ST MILFORD CT MAW 20400610 610 CLARK STREET DUPRE BEVAN L 610 CLARK STREET SOUTH WINDSOR Cr 06074 27600083 83 DEMING STREET TOSTARELLI STEPHANIE LAUREN& 83 DEMING STREET SOUTH WINDSOR Cr 06074 83700367 367 SMITH STREET DOWNEAST ASSOCIATES LTD PARTNERS P.O.BOX 7019 INDIANAPOLIS IN 46207 83700377 377 SMITH STREET DUFOUR CLAIRE 377 SMITH STREET SOUTH WINDSOR CT 06074 27600047 47 DEMING STREET KEBALO ANDRIAN S&CHERYL S 47 DEMING STREET SOUTH WINDSOR CT 06074 93700260 260 SMITH STREET EVERGREEN WALK LLC CTTYPLACE HARTFORD CT 06103 83700198 198 SMITH STREET KF REALTY LLC 175 WHEELER ROAD SOUTH WINDSOR CT 06074 83700383 383 SMITH STREET GANCARZ RICHARD&IRENE 383 SMITH STREET SOUTH WINDSOR Cr 06074 83700395 395 SMITH STREET ONE BUCKLAND CENTER LLC 110 LAVENDER LANE ROCKY HILL CT 06067 27600130 130 DEMING STREET 130 DEMING LLC 435 BUCKLAND ROAD S OUTH WINDSOR CT 06074 83700314 314 SMITH STREET 314 SMITH STREET ASSOCIATES LLC 332 SMITH STREET SOUTH WINDSOR Cr 06074 83700332 332 SMITH STREET HAYES ROBERT J&BEVERLY E TRSTEES 332 SMITH STREET SOUTH WINDSOR CT 06074 27600112A 112 DEMING STREET#A HERSHCOPF STEVEN A 8 BARRY LANE GLASTONBURY CT 06033 20400500 500 CLARK STREET CLARK TREE FARM LLC 500 CLARK STREET SOUTH WINDSOR CT 06074 15300251 251 BUCKLAND ROAD EVERGREEN WALK LLC CITYPLACE HARTFORD CT 06103 27600067 67 DEMING STREET GAINES MICHELLE L&JASON A 67 DEMING ST SOUTH WINDSOR CT 06074 83700140 140 SMITH STREET JACQUES JEAN MARC 658 ELLINGTON RD SOUTH WINDSOR Cr 06074 27600076 76 DEMING STREET JONES ROBERT A&PHYLLIS T 76 DEMING STREET SOUTH WINDSOR Cr 06074 15300130 130 BUCKLAND ROAD KRAWSKI WILLIAM J 130 BUCKLAND ROAD SOUTH WINDSOR CT 06074 41350200 200 HEMLOCK AVENUE KRISHRELTIC LLC 213 WEST STREET BOLTON CT 06043 15400031 31 BUCKLAND HILLS DRIVE LOWES HOME CENTERS INC PO BOX 1000 MOORESVILLE NC 28115 15300190 190 BUCKLAND ROAD REICHLE EARL A&BARBARA H 247 ABBY RD SOUTH WINDSOR CT 06074 15300350 350 BUCKLAND ROAD BUCKLAND COMMONS LLC 1744 ELLINGTON RD SOUTH WINDSOR CT 06074 15300252 252 BUCKLAND ROAD WOLF&GUERRA LLC 989 ELLINGTON RD SOUTH WINDSOR CT 06074 15300274 274 BUCKLAND ROAD INTERNATIONAL SAMARK AND HOTEL GROUP LLC 29 SOUTH MAIN ST STE 330 WEST HARTFORD CT 06107 27600152 152 DEMING STREET SOUTH WINDSOR REALTY CO LLC 303 SOUTH BROADWAY STE105 TARRYTOWN NY 10591-5422 15300326 326 BUCKLAND ROAD SCHIAVONE STEVEN&LUCIA KAWA 44 HIGHWOOD SIMSBURY CT 06070 20400580 580 CLARK STREET SMITH SHIRLEY W 580 CLARK STREET SOUTH WINDSOR CT 06074 27600043 43 DEMING STREET SOUCY ARTHUR L&KATE C 43 DEMING STREET SOUTH WINDSOR CT 06074 15300206 206 BUCKLAND ROAD ROUNSEVILLE MARRION&ROY TRUSTEES 206 BUCKLAND RD SOUTH WINDSOR CT 06074 15300015 15 BUCKLAND ROAD ONE BUCKLAND CENTER LLC 110 LAVENDER LANE ROCKY HILL CT 06067 2040R009 R009 CLARK STREET CLARK TREE FARM LLC 500 CLARK ST SOUTH WINDSOR CT 06074 20400716 716 CLARK STREET 859 CLARK ST LLC 676 CLARK STREET SOUTH WINDSOR CT 06074 27600075 75 DEMING STREET WISNESKI DAVID A&NATHALIE S 75 DEMING STREET SOUTH WINDSOR CT 06074 83700302 302 SMITH STREET WHITE LORRAINE M& 199 AVERY ST SOUTH WINDSOR CT 06074 15300116 116 BUCKLAND ROAD BUCKLAND ROAD ASSOCIATES L L C PO BOX 684 SOUTH WINDSOR CT 06074 15300395 395 BUCKLAND ROAD WOODCOCK JOHN J III&CARLA C PO BOX 684 SOUTH WINDSOR CT 06074 15300235 235 BUCKLAND ROAD EVERGREEN WALK LLC CITYPLACE HARTFORD CT 06103 15300179 179 BUCKLAND 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49390102 102 KEBALO LANE BREAUX THERESA A&MICHAEL T 102 KEBALO LANE SOUTH WINDSOR CT 06074 49390103 103 KEBALO LANE ARCHAMBAULT JEAN A 103 KEBALO LANE SOUTH WINDSOR CT 06074 49390104 104 KEBALO LANE TULEJA DONALD T TR 6533 SE WILLIAMSBURG DR#101 HOBE SOUND FL 33455 49390201 201 KEBALO LANE PINED DANNE M 201 KEBALO LANE SOUTH WINDSOR CT 06074 49390202 202 KEBALO LANE REID DEBRA M TR 202 KEBALO LANE SOUTH WINDSOR Cr 06074 49390203 203 KEBALO LANE HUNT HOLLY K 203 KEBALO LANE SOUTH WINDSOR Cr 06074 49390204 204 KEBALO LANE ARCELL CELESTE LIU 204 KEBALO LANE SOUTH WINDSOR CT 06074 49390301 301 KEBALO LANE MOYNIHAN MARGARET M 301 KEBALO LANE SOUTH WINDSOR CT 06074 49390302 302 KEBALO LANE BUNNELL RICHARD C&MARY E 302 KEBALO LANE SOUTH WINDSOR CT 06074 49390303 303 KEBALO LANE GUASTAMACHIO GARY M&AREGOOD RHEINA 303 KEBALO LANE SOUTH WINDSOR CT 06074 49390304 304 KEBALO LANE ALLISON NANCY 304 KEBALO LANE SOUTH WINDSOR Cr 06074 49390501 501 KEBALO LANE RUDYK VERA 501 KEBALO LANE SOUTH WINDSOR Cr 06074 49390705 705 KEBALO LANE SI3ICKY ALEXANDER G&JOANNE W 705 KEBALO LANE SOUTH WINDSOR CT 06074 49390706 706 KEBALO LANE SIMMONS DONALD R&LINDA M 706 KEBALO LANE SOUTH WINDSOR CT 06074 FUSS&O'NEILL HarborChase of Evergreen Walk Evergreen Way South Windsor, Connecticut May 22, 2018 Special Exception Narrative In accordance with Section 8.4 of the Town of South Windsor Zoning Regulations,HRA is requesting a special exception to construct an assisted living facility,HarborChase of Evergreen Walk,located in the Gateway Development Zone in Evergreen Walk.The total property area is approximately 5.8 acres. The site is located to the north of LA Fitness,east of ECHN II,and west of Buckland Road. The facility will house 111 private and semi-private units in a two or three story building. A portion of the building is dedicated to memory-care patients. Internally, the space includes both casual and formal dining areas, sun rooms and lounges,classroom or multi-purpose gathering space for activities,laundry services,and wellness center.The facility is a total of approximately 111,976 square feet. Amenities for the residents and their families include outdoor dining space,recreational courtyards,a ceremonial and observational flag area,walking paths with rest area benches and bird feeders,and exterior exercise equipment. Other improvements to the site include a total of 83 parking spaces,which are located along the access drive encircling the proposed building. The Evergreen Walk utility infrastructure has adequate capacity to provide service to the proposed project. Utility services (water, sanitary,natural gas,electrical,and telecommunications) are provided from the corner of Evergreen Way at the proposed access entrance. The proposed storm sewer system and stormwater management meets the design criteria set forth by the Town of South Windsor. The proposed project meets the requirements set forth in the Town of South Windsor Zoning Regulations. The following is an outline of the Review Criteria (Section 8.4.13),along with how the project is consistent with the criteria set forth: 1. The proposal is consistent with the goals and objectives of the Plan of Conservation and Development. The proposed project is consistent with the goals and objectives of the Plan of Conservation and Development because the residential-type use is proposed in the Buckland Gateway Zone which provides a combination of commercial and residential uses,while promoting walkability. Construction of and operations of the new facility will create jobs in the town of South Windsor. \\Private\Dfs\Projectdata\P2000\481\S60\Deliverables\Submissions\20I8-05-04-IWA And PZ Submission\2018-05-22 HRA-Special- l:xception-Narrative_Point_By_Point_RAB.Docx I FUSS&O'NEILL 2. The application has met the requirements of the Zoning regulations. The proposed project meets the requirements set forth in the zoning regulations. 3. The land is physically suited to the proposed use. The land is physically suited for the proposed use as level pad site can be created with minor manipulation of the existing grade. The location of the unit within the Evergreen Walk community is also appropriate as it is conveniently located near the shops and restaurants with high visibility to Buckland Road. 4. Minimal, if any, adverse environmental impacts are created. The project does not have direct impacts to wetlands and does not encroach on the Army Corps of Engineers Development limit line, adjacent to the wetlands. Minor impacts within the upland review area include earthwork,walks,and parking. 5. No traffic or other hazards will be created. The potential traffic impact from this project was evaluated and included in the most recent submission of General Plan of Development for the Evergreen Walk,and will not have an adverse impact on the community. The General Plan of Development for Evergreen Walk, which included this proposed project,was approved in April 2018. 6. The impacts on the capacity of the present and proposed utilities, street, drainage systems, sidewalks,and other elements of infrastructure will be minimal. The Evergreen Walk utility infrastructure has adequate capacity to provide service to the proposed project. The proposed storm sewer system and stormwater management meets the design criteria set forth by the Town of South Windsor. 7. There will be minimal or no adverse ffects on existing uses in the area. As noted above,the proposed use is included within the contemplated uses within the District and within Evergreen Walk. The proposed Assisted Living use is complementary to and will also support the local commercial and medical businesses in the area. S. Surrounding property values will be conserved. The proposed project will,at a minimum,conserve,and potentially enhance, the surrounding property values,. It is a planned use and is integrated into the General Plan of Development. The proposed use also creates less potential additional traffic onto neighborhood roads than other potential uses for the site. \\Private\Dfs\Projeetdata\P2000\481\S60\Deliverables\Submissions\2018-05-04-IWA And PZ Submission\2018-05-22IIRA-Special- f3aception-Narrative_Point_By_Point_RAB.Docx 2 FUSS&O'NEILL 9. The character of the neighborhood will be maintained or minimally disrupted. The proposed architecture of the building and site has maintained a consistent theme with the surrounding developments. The proposed use of the facility does not typically generate high traffic demands and will not be disruptive to the neighborhood. 10. Thegeneral welfare of the community will be served. The general welfare of the community will be served by providing additional need-based housing for local seniors within their existing community. 11. There is a balance between neighborhood acceptance and community needs The assisted living residential use is complementary to the neighborhood and supports the community needs by providing an easily accessible location,with many amenities and services immediately accessible within Evergreen Walk 12. Historic factors are adequately protected;or due consideration to preservation of historic factors has been demonstrated. The project is consistent with the recently approved General Plan of Development for Evergreen Walk. The proposed site does not contain any historical significance. 13. The overall physical appearance of the proposed development is compatible with surrounding development and the Commission's goals for the neighborhood corridor. The site as well as the architecture of the structure have been designed in consideration of the design requirements set forth by the Town of South Windsor in the Gateway Development Zone. 14. The architectural design is aesthetically pleasing and blends well into the surrounding area. The architecture of the structure has been designed in consideration of the design requirements set forth by the Town of South Windsor in the Gateway Development Zone. Architectural review will be provided by the Town of South Windsor Architectural Design Review Committee. \\Private\Dfs\Projectdata\P2000\481\S60\1)chverables\Submissions\2018-05-04-IWA And PZ Subrr scion\2018-05-22 HRA-Special- Exception-Narrative_Point_By_Point_RAB.Docx 3 r Stormwater Management Report Site Plan Permitting Harbor Retirement Associates - HarborChase of Evergreen Walk Unit 16, Evergreen Way, Evergreen Walk South Windsor, Connecticut e"If co aunu�rp •�C'A Apr11 30, 2018 ' �,�•.tic �'. �.S •E!!..•• O �'''i,BroMN A1•F' FUSS &O'NEILL 146 11ari ford Road — - Manchester, C"I 06040 MAY 4 'L 093 SOUTH 1MNDSCR PLANNING DEPT. Pr«jco \o.-0()O481.SG0 FUSS&O'NEILL Table of Contents Stormwater Management Report Site Plan Permitting HarborChase of Evergreen Walk 1 Executive Summary..................................................................... 1 2 Existing Conditions ...2 .................................................................... 3 Proposed Conditions ...................................................................2 4 Construction Stormwater Management and Soil Erosion and _ Sedimentation Control ................................................................3 5 Post-Construction Stormwater Management...........................4 6 Methods.........................................................................................4 7 Summary .......5 ................................................................................ _ _ _ _ F:A112000\481\S60\Drainage\Report\2(X)0481S60_SW Report.doex 1 10M 0 FUSS&O'NEILL Table of Contents Stormwater Management Report Site Plan Permitting HarborChase of Evergreen Walk Figures End of Report 1 Site Location Map 2 NRCS Web Soil Survey Map 3 Evergreen Walk Drainage Basins Map,Proposed Watershed Areas,Evergreen Walk Master Development Plan,dated 6/8/2007 4 FEMA Flood Insurance Rate Map Appendices End of Report A Proposed Watershed Analysis (Detention Basin 7 Watershed) B Proposed Stormwater System Analysis C Water Quality Calculations a F:AP2000\481\S60\Drainage\Report\2(X)0481S60—SW Report.doca 11 iaox 0 FUSS&O'NEILL 1 Executive Summary Harbor Retirement Associates (HRA) proposes to construct an assisted living facility on Unit 16 in Evergreen Walk in South Windsor,Connecticut. Evergreen Walk is located on the west side of Buckland Road, extending from Smith Street north to Deming Street. A location map of the site can be found in Figure 1. The site is Unit 16,and is approximately 5.8 acres property within the 240 acre Evergreen Walk development. The total area includes a small parcel of the property currently owned by the Town of South Windsor(0.763 acres). Surrounding the site is LA Fitness to the south,ECHN II medical offices to the west,Buckland Road to the east,and ECHN medical offices to the north. The project,known as HarborChase of Evergreen Walk,will include construction of an assisted living facility and associated site improvements. The proposed site improvements include the construction of a new building,recreation areas,walks, drive aisle,parking areas,and landscaping. The water quality runoff from the developed site will be managed using widely accepted Best Management Practices (BMP's) and Low Impact Design(LID) elements. Runoff will be collected in catch basins with four foot sumps as well as rain gardens,and will outlet through a hydrodynamic separator prior to discharging to a detention basin located to the west of ECHN II. The detention basin has been designed with wetland microtopography and plantings to enhance stormwater polishing and sediment removal. These methods,in addition to a pavement sweeping program will be organized into a stormwater"treatment train" to address the water quality volume and flow in successive steps. Fuss&O'Neill (F&O) evaluated existing(pre-development) and proposed (post-development) hydrologic conditions for the site and associated"regional"Detention Basin (No. 7). The evaluation demonstrates a net decrease in the stormwater peak discharge rate for the proposed site modifications for the 2-, 10-, 25-,and 100-year design storm events. Reduction in the stormwater peak discharge rates were achieved by attenuation of flows through Detention Basin No. 7. A plan was developed to establish erosion and sedimentation controls to stabilize the site during construction and protect receiving watersheds adjacent to the development. Silt fence,hay bales,erosion control mats,and other erosion control devices will be used to ensure proper site stabilization during construction. Erosion and sediment controls have been designed using recommendations from the 2002 Connecticut Guidelines for Soil Erosion and Sediment Control. The system has been designed with the intent to remove a minimum of 80% of Total Suspended Solids (TSS) that may be present in �• runoff from the developed site. The design meets the intent of the guidelines of the 2002 Connecticut Guidelines for Soil Erosion and Sediment Control,the Town of South Windsor regulations,and the Connecticut Stormwater Quality Manual (CTSWQM). 1 0 FUSS&O'NEILL _ 2 Existing Conditions The site generally drains from east to west,into the Plum Gulley Brook. Plum Gulley Brook ends at Vinton's Mill Pond. The discharge from Vinton's Mill Pond crosses under Route 30 and discharges through a culvert into the Podunk River. This is the ultimate analysis point for the entire Evergreen Walk development. Within the development, the site discharges in both existing and proposed conditions to the regional Detention Basin No. 7,which was constructed as part of the master development specifically for peak flow attenuation for these sites. The site is within the 2,700 acre Plum Gulley Brook drainage area which is a sub-watershed of the 7,000 acre Podunk River Drainage area. The majority of the drainage area is residential areas along with portions being forest and farmlands. Approximately half the area is characterized by the Natural '► Resources Conservation Service (MRCS, formerly SCS) as soil type B. There are also small amounts of type A, C, and D soils. Boundaries of soil types are shown in Figure 2. A map showing the Evergreen Walk"regional" drainage basins (No. 7),taken from the Stormwater Management Report,Evergreen Walk,State Traffic Commission Drainage Report,Buckland Road,prepared by Fuss&O'Neill,dated June 12,2007 (STC Report),is shown in Figure 3. The site lies within an Area of Minimal Flooding (Zone X),as shown in the attached National Flood Hazard Layer FIRMette,FEMA,included as Figure 4 Currently, the site consists of moderately sloping,grassed area. At the western end of the site, there is grassed swale that routes stormwater from the existing site into the ECHN II storm system network. Ultimately this stormwater discharges to Detention Basin 7,located on the western side of this area,and detains runoff from the associated area including ECHN II and the site. Some of the runoff from the site sheet flows into the adjacent wetlands to the north. The Design Point for the pre-and post- hydrologic conditions is the outlet at Detention Basin No. 7. Drainage areas for the site are shown on DRA-101 in Appendix A. 3 Proposed Conditions Harbor Retirement Associates (HRA) proposes to construct an Assisted Living facility at Unit 16 (the site)in Evergreen Walk in South Windsor, Connecticut. The proposed building is approximately 60,000 square feet(footprint),and includes access drives,parking areas, sidewalks,landscaping, site lighting,and rain gardens. Construction of the proposed development will result in approximately 51.1%impervious surface cover over the site. In proposed conditions, the site stormwater runoff will mimic existing conditions. Stormwater peak runoff will be attenuated in Detention Basin No. 7,consistent with the STC report. Existing conditions were evaluated in July 2007,when the ECHN 11 Medical complex was designed. The existing discharge flows noted below are from the associated Stormwater Management Report, ECHN 11 at Evergreen Walk,revised dated July 16, 2007,prepared by Fuss& O'Neill. Fuss&O'Neill analyzed the proposed conditions for the development area and associated watersheds. The proposed _ condition analysis included the watersheds associated with Detention Basin 7. These results along with a map of the associated drainage areas can be found in Appendix A. �• 2 r FUSS&O'NEILL The pre-and post-development flows predicted for the site are as follows: r 2 2.74 2.15 -0.59 _ 10 9.55 5.92 -3.63 25 14.03 8.37 -5.66 100 23.00 13.04 -9.96 *Taken from the HCI IN II Stormwater Management Report,as noted above. In accordance with the Town of South Windsor requirements,the HRA and ECHN II storm system has been designed to convey a 10-year design storm without overtopping the existing catch basins. Calculations are presented in Appendix B. 4 Construction Stormwater Management and Soil Erosion and Sedimentation Control An erosion and sediment control plan has been prepared for the project. During construction,measures will be taken to reduce erosion and manage sedimentation from disturbed surfaces.The following BMPs will be implemented: • Stormwater collection structures will be fitted with filter fabric inserts to remove sediments from the run-off prior to entering the receiving drainage systems. • Silt fence will be installed at clearing limits and the down-gradient perimeter of the disturbed r portion of the development. _ • Hay bales will be installed at stormwater discharge points to help capture sediment prior to discharging to wetland. • Construction Entrance will be installed to prevent tracking of sediment into local roads. • Erosion control matting will be installed on slopes 3:1 or steeper. r These BMPs will protect downstream stormwater collection systems during construction. Erosion and sedimentation control (E&S) details and notes are provided in the site plans. E&S details and r procedures are consistent with the 2002 Guidelines for Soil Erosion and Sedimentation Control (CTDEEP Bulletin 34),and town requirements. 3 FUSS&O'NEILL _ 5 Post-Construction Stormwater Management The water quality of stormwater runoff from the developed site will be improved using BMPs. Deep sumps in catch basins,rain gardens,pervious pavement sidewalks,a hydrodynamic separator,and extended detention basins with lengthened flow paths,wetland plantings,and related hydrologic conditions microtopography will be used to help achieve the removal of 80%of Total Suspended Solids that may be present in the stormwater runoff. The rain gardens on-site attenuate a water quality volume of approximately 0.133 acre-feet,while the remaining water quality treatment will occur through the hydrodynamic separator. Rain gardens were proposed on the northern portion of the property to avoid pockets of ledge/rock identified during the geotechnical evaluation. The design meets the intent of the Connecticut General Permit of the Discharge of Stormwater and Dewatering Wastewaters from Construction Activities and the Connecticut Stormwater Quality Manual (CT SWQM). Water quality volume (WQV) calculations are provided in Appendix C. 6 Methods To be consistent with the Stormwater Management Report,ECHN II at Evergreen Walk,revised dated July 16,2007, the watershed analysis for existing and proposed conditions was completed using the Bentley System's Pondpack computer program.The Pondpack program is based on NRCS TR-20 methods. The methods described in the NRCS TR-55 manual were followed to calculate the curve number and time of concentration input data for this model. The following curve numbers were used to model the impervious and pervious surfaces,and are acceptable for surfaces over Hydrological Group— `A', `B', `C',and`D'soils per the NRCS TR-55 Drainage Manual: CN VALUES ` Cover Type Hydrologic Soil Type A B C D _ Paved Parking 98 98 98 98 Unconnected Roofs 98 98 98 98 >75% Good Grass Cover 39 61 74 80 Woods,Good 30 55 70 77 1/3 Acre Lots, 30% Impervious 57 72 N/A 86 The hydrologic modeling was developed using an infiltration rate of zero,resulting in a conservative analysis of peak flow rates in both existing and proposed hydrologic models. The drainage analysis for the proposed stormwater management system was completed using Bentley System's StormCAD computer program. Input information for the model was derived using the Rational Formula.Times of concentration for paved areas were assumed to be the minimum allowable time of 5 minutes.The StormCAD output indicates that the proposed storm system will have adequate capacity to convey and drain the 10-year design storm. 4 FUSS&O'NEILL 7 Summary Stormwater runoff collected from the developed site will be directed to Evergreen Walk Detention Basin No. 7. Proposed stormwater management features will treat runoff prior to discharging from Detention Basin No. 7 to the west of ECHN II. A decrease in stormwater runoff is anticipated for the 2-, 10-,25- and 100-year design storm events.The stormwater management system has been designed to convey and drain the 10-year design storm. Post-construction water quality improvement for the stormwater runoff will be achieved by the use of deep sumps,rain gardens,pervious pavement,a hydrodynamic separator,and Detention Basin No. 7. The stormwater management design meets the intent of the CTSWQM and the Town of South Windsor Regulations. _ _ r 5 FUSS&O'NEILL Figures r �r r t s Town Of South Windsor <� E�p1pTQt3 EVE EN WALK PROP TY G ELLIN6TON ROAD Ykd— g iyp � m A f: HARBOR CHASE p plum EVERGREEN WALK Al E m , N O is W o n ' � e 'Y .UltlGf! _ S v _ o Li �- o ¢ ` m W TAWIIdanom J U SCALE: EVERGREEN WALK,LLC PROJ.No.:2000481.S80 HORZ.:1"=2000' CCC�/ �T■ DATE:05/04/2018 o VERT. FUVV� OWE E ILL. a DATUM: SITE LOCATION MAP 6 HORZ.: � VERT.: 14611ARIVORD ROAD NL1N(71HSTER,CONNEC IlCUi'UGU30 ���. ..� -E w 86o.646.2469 UNIT 16 EVERGREEN WALK au,�.E-dacom LL WAPMC SCALE SOUTH WINDSOR CONNECTICUT Custom Soil Resource Report 3 Soil Map b, M aw, �� ry ryM 70309D 703110 703140 703170 703200 703230 703260 41°45 12"N 41°49 12"N o_ r LY 5 11 p may t be v-lid t+his :c�ale. 41°49'4"N 41°49'4"N 7030E0 703110 703140 703170 703200 7032M 703260 3 3 Map Scale:1:1,300 f printed on A portrait(8.5"x 11")sheet. M n Meters N N 0 15 30 60 9D ^ 0 50 100 2M Feet Map projection:Web Mercator Comer coordinates:WGS84 Edge HARBORCHASE OF EVERGREEN WALK PROD.No.:20000481.560 9' NRCS WEB SOIL SURVEY MAP DATE:04/202018 SOUTH WINDSOR EVERGREEN WALK CONNECTICUT Figure 2 t i 1 I 1 I ► I I I ► I 1 ► I I I ► Custom Soil Resource Report MAP LEGEND MAP INFORMATION Area of Interest(A01) p Spoil Area The soil surveys that comprise your AOI were mapped at Area of Interest(AOI) 1:12,000. 10 Stony Spot Soils Very Stony Spot Warning:Soil Soil Map Unit Polygons 9: map may not be valid at this scale. Soil Map Unit Lines Wet Spot �, Other Enlargement of maps beyond the scale of mapping can cause Soil Map Unit Points misunderstanding of the detail of mapping and accuracy of soil .- Special Line Features line placement.The maps do not show the small areas of Special Point Features contrasting soils that could have been shown at a more detailed V Blowout Water Features scale. ® Streams and Canals Borrow Pit Transportation Please rely on the bar scale on each map sheet for map Clay Spot #44 Rails measurements. r) Closed Depression ryr Interstate Highways Gravel Pit Source of Map: Natural Resources Conservation Service US Routes Web Soil Survey URL: Gravelly Spot Major Roads Coordinate System: Web Mercator(EPSG:3857) Landfill Local Roads Maps from the Web Soil Survey are based on the Web Mercator A. Lava Flow Background projection,which preserves direction and shape but distorts distance and area.A projection that preserves area,such as the Marsh or swamp . Aerial Photography Albers equal-area conic projection,should be used if more Mine or Quarry accurate calculations of distance or area are required. 0 Miscellaneous Water This product is generated from the USDA-NRCS certified data as 0 Perennial Water of the version date(s)listed below. V Rock Outcrop Soil Survey Area: State of Connecticut + Saline Spot Survey Area Data: Version 16,Sep 15,2017 Sandy Spot Soil map units are labeled(as space allows)for map scales .�, Severely Eroded Spot 1:50,000 or larger. 0 Sinkhole Date(s)aerial images were photographed: Sep 29,2013—Oct Slide or Slip 16,2016 Sodic Spot The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps.As a result,some minor shifting of map unit boundaries may be evident. HARBORCHASE OF EVERGREEN WALK PROJ.No.:2000 0481.560 DATE:04/20/2018 0 NRCS WEB SOIL SURVEY MAP EVERGREEN WALK Figure 2 SOUTH WINDSOR CONNECTICUT Custom Soil Resource Report i Map Unit Legend * 7 z . f .x 12 Raypol silt loam 0.1 1.6% 21A Ninigret and Tisbury soils,0 to 5 3.1 55.7% percent slopes 32A Haven and Enfield soils,0 to 3 2.2 39.4% percent slopes 32B Haven and Enfield soils,3 to 8 0.2 3.4% percent slopes Totals for Area of Interest 5.5 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions,especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate HARBORCHASE OF EVERGREEN WALK PROJ.N-2000 0481.S60 _ DATE:04/20/2018 NRCS WEB SOIL SURVEY MAP EVERGREEN WALK Figure 2 SOUTH WINDSOR CONNECTICUT i � `vim♦ ' • /� f ' lj L►� IN III loll MEMO FmW.COM EVERGREEN WATERSHED LLC . . FUSS & ONEILL PROPOSED Disciplines to Deliver EVERGREEN WALK MASTER DEVELOPMENT PLAN - - _ . . Nakional r- ibou Hazbra aydr F i krvit tto FJA4A 41°49'26.36"N SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT lip i LL J m pA} 0.2%Annual Chance Flood Hazard,Area of 1%annual chance flood with average •t> m depth less than one foot or with drainag, areas of less than one square mile zone Future Conditions 1%Annual Chance Flood Hazard zone x B �'� Area with Reduced Flood Risk due to -t OTHER AREAS OF Levee.See Notes.zone x FLOOD HAZARD FjV%0 Area with Flood Risk due to Levee zone D T O SCREEN Area of Minimal Flood Hazard zone x Q Effective LOMRs �F OTHER AREAS Area of Undetermined Flood Hazard Z.- F GENERAL —- Channel,Culvert,or Storm Sewer STRUCTURES nnuulull Levee,Dike,or Floodwail e 2O'Z Cross Sections with 1%Annual Chance 0900 •03$3F +T•s Water Surface Elevation Coastal Transect Z F E - sn Base Flood Elevation Line(BFE) Limit of Study Zf Jurisdiction Boundary Coastal Transact Baseline l' OTHER _ Profile Baseline I N �© FEATURES Hydrographic Feature Digital Data Available N E ®F L M F1 O•TD Ki LD Q No Digital Data Available &MIN MAP PANELS ® Unmapped This map complies with FEMA's standards for the use of digital flood maps If It Is not void as described below. The base map shown complies with FEMA's base map accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA.This map 11 was exported on 4/20/2018 at 3:41:08 PM and does not reflect changes or amendments subsequent to this date and time.The NFHL and effective Information may change or become superseded by new data over time. This map Image is void if the one or more of the following map elements do not appear:base map Imagery,flood zone labels, N legend,scale bar,map creation date,community Identifiers, wFIRM panel number,and FIRM effective date.Map Images for o unmapped and unmodernized areas cannot be used for r ri rt regulatory purposes. PROJ.No.:2000 D4etse0 DD U r r I r D94 noj&" I US ► I DATE:0412012018 Feet 1:6,000 41°48'59.54"N Figure 4 0 250 500 1,000 1,500 2,000 FUSS&O'NEILL Appendix A _ Proposed Watershed Analysis (Detention Basin 7 Watershed) �40 ® Is . :_ 'INN 11 RN �\NN Nq 0% \ . \ .! . . le MS sl §R*N50w\NNwA ol 01NIS NOvs Z": A ON N ERR '4 ■"i►. 1 ■ ILA'_ r HARBORIWAR PROPOSED WATERS14ED AREA MAP • 146 • .ROAD CONNEMCUT,.M _ HARBOR CHASE OF EVERGREEN :.1. _ _fmdo— SOUTH WINDSOR UNIT 16 EVERGREEN WAY CONNECTICUT PROPOSED HRA PROJECT - DETENT 7 Project Summary Title PROPOSED S60 Engineer Company Date 3/12/2018 Notes 2000481S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 38 06795 USA +1-203-755-1666 Scenario: Hartford County - , 1 yrs HRA (Unit 16/Formerly STC Unit 11) P of Route 20 (Entrance) Un ed o -' N N O .� Proposed Out 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 Table of Contents Master Network Summary 2 Hartford County Time-Depth Curve,2 years 4 HRA(Unit 16/Formerly STC Unit 11) Time of Concentration Calculations,2 years 7 Parking Lot Time of Concentration Calculations,2 years 9 Roof Time of Concentration Calculations, 2 years 11 Undeveloped Time of Concentration Calculations,2 years 13 HRA(Unit 16/Formerly STC Unit 11) Runoff CN-Area,2 years 15 Parking Lot Runoff CN-Area,2 years 17 Roof Runoff CN-Area,2 years 19 Undeveloped .... Runoff CN-Area, 2 years 21 Deten 7 Outlet Input Data,2 years 23 Deten 7 Elevation-Volume-Flow Table(Pond),2 years 26 Elevation-Volume-Flow Table(Pond), 10 years 28 Elevation-Volume-Flow Table(Pond),25 years 30 Elevation-Volume-Flow Table(Pond), 100 years 32 Deten 7(IN) Level Pool Pond Routing Summary, 2 years 34 Level Pool Pond Routing Summary, 10 years 35 Level Pool Pond Routing Summary, 25 years 36 .� Level Pool Pond Routing Summary, 100 years 37 PROPOSED HRA PROJECT - DETENT 7 Subsection: Master Network Summary Catchments Summary Scenario Returrf Hydrograph Volume `dime to Peak Even (ac-ft) (h +rs) (years) HRA(Unit 16/Formerly STC Hartford Coun �' Unit 11) - 2 yrs; 2 0.765 12.125 HRA(Unit 16/Formerly STC Hartford County-, 10 yrs 10 1.328 12.125 Unit 11) HRA(Unit 16/Formerly STC Hartford County-, 25 yrs 25 1.640 12.125 Unit 11) HRA(Unit 16/Formerly STC Hartford County-, 100 yrs 100 2.196 12.125 Unit 11) Undeveloped Hartford County-,2 yrs 2 0.240 12.500 Undeveloped Hartford County-, 10 yrs 10 0.646 12.425 Undeveloped Hartford County-, 25 yrs 25 0.909 12.375 Undeveloped Hartford County-, 100 yrs 100 1.425 12.375 Parking Lot Hartford County-,2 yrs 2 1.039 12.100 Parking Lot Hartford County-, 10 yrs 10 1.562 12.100 Parking Lot Hartford County-, 25 yrs 25 1.842 12.100 Parking Lot Hartford County-, 100 yrs 100 2.331 12.100 Roof Hartford County-,2 yrs 2 0.173 12.100 Roof Hartford County-, 10 yrs 10 0.260 12.100 Roof Hartford County-, 25 yrs 25 0.307 12.100 Roof Hartford County-, 100 yrs 100 0.389 12.100 Peak Flow 8.62 14.82 _ 18.15 23.97 1.30 4.55 - 6.69 10.92 11.19 _ 16.53 19.38 24.35 1.86 2.76 3.23 4.06 Node Summary Label Scenario Return Hydrograph Volume Time to Peak Event (ac-ft) (hours) (years) Proposed Out Hartford County-, 2 yrs 2 1.111 12.125 Proposed Out Hartford County-, 10 yrs 10 1.995 12.350 Proposed Out Hartford County-,25 yrs 25 2.468 12.350 Proposed Out Hartford County-, 100 yrs 100 3.310 12.350 Peak Flow (ft3/S) 2.15 5.92 2000481S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 2 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Master Network Summary Node Summary Peak Flow (ft3/s) 8.37 13.04 Pond Summary Label Sjcenario Return Hydrogtaph Time to Peak Peak Flow Event Volume (hours) (ftijs) ' (years) (ac-ft) , Deten 7(IN) 2 rtfword County-, 2 1.803 12.100 19.53 Deten 7(OUT) 2 artford County-, 2 0.697 18.700 0.41 rs Deten 7(IN) Hartford County-, 10 2.891 12.100 30.97 10 yrs Deten 7(OUT) HOartford County-, 10 1.089 18.975 0.61 1 yrs Deten 7(IN) 25 Hartford County-, 25 3.482 12.100 37.09 Deten 7(OUT) Hartford County-, 25 1.252 19.375 0.69 25 yrs Deten 7(IN) Hartford County-, 100 4.527 12.100 47.80 100 yrs Deten 7(OUT) Hartford County-, 100 1.497 20.100 0.81 100 yrs Maximum Water Maximum Pond Surface Elevation Storage ft (ac-ft) (N/A) (N/A) 92.14 1.455 (N/A) (N/A) 93.30 2.352 (N/A) (N/A) 93.91 2.857 (N/A) (N/A) 94.93 3.762 i 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 3 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time-Depth Curve Return Event: 2 years Label: Hartford County Storm Event: TypeIII 24hr(3.2 in) Time-Depth Curve: Typell124hr(3.2 in) Label TypeIII 24hr(3.2 in) Start Time 0.000 hours Increment 0.100 hours End Time 24.000 hours Return Event 2 years CUMULATIVE RAINFALL(in) Output Time Increment= 0.100 hours Time on left represents time for first value in each row. Time ; Depth Depth Depth Depth�• (hours)_ (in) (in) (In) .,.a r (in)`�.: 0.000 0.0 0.0 0.0 0.0 0.500 0.0 0.0 0.0 0.0 1.000 0.0 0.0 0.0 0.0 1.500 0.0 0.1 0.1 0.1 2.000 0.1 0.1 0.1 0.1 2.500 0.1 0.1 0.1 0.1 3.000 0.1 0.1 0.1 0.1 3.500 0.1 0.1 0.1 0.1 4.000 0.1 0.1 0.1 0.2 4.500 0.2 0.2 0.2 0.2 5.000 0.2 0.2 0.2 0.2 5.500 0.2 0.2 0.2 0.2 6.000 0.2 0.2 0.2 0.2 6.500 0.3 0.3 0.3 0.3 7.000 0.3 0.3 0.3 0.3 7.500 0.3 0.3 0.3 0.3 8.000 0.4 0.4 0.4 0.4 8.500 0.4 0.4 0.4 0.4 9.000 0.5 0.5 0.5 0.5 9.500 0.5 0.5 0.6 0.6 10.000 0.6 0.6 0.6 0.7 10.500 0.7 0.7 0.7 0.8 11.000 0.8 0.8 0.9 0.9 11.500 1.0 1.0 1.1 1.2 _ 12.000 1.6 1.9 2.0 2.1 12.500 2.2 2.3 2.3 2.3 13.000 2.4 2.4 2.4 2.5 13.500 2.5 2.5 2.5 2.6 14.000 2.6 2.6 2.6 2.6 14.500 2.7 2.7 2.7 2.7 15.000 2.7 2.7 2.8 2.8 15.500 2.8 2.8 2.8 2.8 16.000 2.8 2.8 2.9 2.9 16.500 2.9 2.9 2.9 2.9 17.000 2.9 2.9 2.9 2.9 17.500 2.9 2.9 3.0 3.0 18.000 3.0 3.0 3.0 3.0 18.500 3.0 3.0 3.0 3.0 19.000 3.0 3.0 3.0 3.0 19.500 3.0 3.0 3.0 3.1 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 4 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time-Depth Curve Return Event: 2 years Label: Hartford County Storm Event: TypeIII 24hr(3.2 in) CUMULATIVE RAINFALL(in) Output Time Increment= 0.100 hours Time on left represents time for first value in each row. Time" Depth °` Depth Depth (hours) ([n) (in) >w n) (in)' 20.000 3.1 3.1 3.1 3.1 20.500 3.1 3.1 3.1 3.1 21.000 3.1 3.1 3.1 3.1 21.500 3.1 3.1 3.1 3.1 22.000 3.1 3.1 3.1 3.1 22.500 3.2 3.2 3.2 3.2 23.000 3.2 3.2 3.2 3.2 23.500 3.2 3.2 3.2 3.2 24.000 3.2 (N/A) (N/A) (N/A) Ruth (in) 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.5 0.5 0.6 0.7 0.8 0.9 .. 1.3 2.2 2.4 2.5 2.6 2.7 2.7 2.8 2.8 2.9 2.9 2.9 3.0 3.0 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 5 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time-Depth Curve Return Event: 2 years Label: Hartford County Storm Event: TypeIII 24hr(3.2 in) CUMULATIVE RAINFALL(in) Output Time Increment= 0.100 hours Time on left represents time for first value in each row. Depth 3.0 3.0 3.1 3.1 3.1 3.1 3.1 3.2 y 3.2 3.2 3.2 (N/A) 2000481S60-PropDet7-(from proposed S20 in Bentley POndPack V6] riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.5 ] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 6 of 38 06795 USA +1-203-755-1666 PROPOSED NRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: HRA(Unit 16/Formerly STC Unit 11) Storm Event: TypeIII 24hr(3.2 in) —. Time of Concentration Results Segment#1: User Defined Tc Time of Concentration 0.167 hours Time of Concentration(Composite) Time of Concentration 0.167 hours (Composite) 2000481S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 7 of 38 -. 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 `- Subsection: Time of Concentration Calculations Return Event: 2 years Label: HRA(Unit 16/Formerly STC Unit 11) Storm Event: TypeIII 24hr(3.2 in) ___= User Defined Tc= Value entered by user Where: Tc=Time of concentration,hours 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V ] riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 8 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: Parking Lot Storm Event: TypeIII 24hr(3.2 in) Time of Concentration Results Segment#1: TR-55 Sheet Flow Hydraulic Length 140.00 ft Manning's n 0.011 Slope 0.040 ft/ft 2 Year 24 Hour Depth 3.2 in Average Velocity 1.94 ft/s Segment Time of 0.020 hours Concentration Segment#2: TR-55 Channel Flow Flow Area 3.1 ft2 Hydraulic Length 886.00 ft Manning's n 0.011 Slope 0.018 ft/ft Wetted Perimeter 5.14 ft Average Velocity 12.94 ft/s Segment Time of 0.019 hours Concentration Time of Concentration(Composite) Time of Concentration 0.083 hours (Composite) ..R 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 9 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 _ Subsection: Time of Concentration Calculations Return Event: 2 years Label: Parking Lot Storm Event: TypeIII 24hr(3.2 in) SCS Channel Flow R= Qa/Wp Tc= V= (1.49*(R**(2/3))* (Sf**-0.5))/n (Lf/V)/3600 R= Hydraulic radius Aq= Flow area,square feet Wp=Wetted perimeter,feet Where: V=Velocity,ft/sec Sf= Slope,ft/ft n= Manning's n Tc=Time of concentration, hours Lf= Flow length,feet SCS TR-55 Sheet Flow Tc= (0.007*((n* Lf)**0.8))/((P**0.5)*(Sf**0.4)) _ Tc=Time of concentration, hours n= Manning's n Where: Lf= Flow length,feet P= 2yr, 24hr Rain depth, inches Sf= Slope,% 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 10 of 38 06795 USA +1-203-755-1666 i PROPOSED HRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: Roof Storm Event: TypeIII 24hr(3.2 in) Time of Concentration Results Segment#1: User Defined Tc Time of Concentration 0.083 hours Time of Concentration(Composite) Time of Concentration 0.083 hours (Composite) 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 11 of 38 -� 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: Roof Storm Event: TypeIII 24hr(3.2 in) ___= User Defined Tc= Value entered by user Where: Tc=Time of concentration,hours 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 12 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: Undeveloped Storm Event: TypeIII 24hr(3.2 in) Time of Concentration Results Segment#1: TR-55 Sheet Flow Hydraulic Length 300.00 ft —� Manning's n 0.410 Slope 0.133 ft/ft 2 Year 24 Hour Depth 3.2 in Average Velocity 0.20 ft/s Segment Time of 0.412 hours Concentration Segment#2: TR-55 Shallow Concentrated Flow Hydraulic Length 80.00 ft _ Is Paved? False Slope 0.133 ft/ft Average Velocity 5.89 ft/s Segment Time of 0.004 hours Concentration Segment#3: TR-55 Channel Flow Flow Area 4.0 ftz Hydraulic Length 960.00 ft Manning's n 0.080 -. Slope 0.043 ft/ft Wetted Perimeter 5.00 ft Average Velocity 3.32 ft/s Segment Time of 0.080 hours Concentration Time of Concentration(Composite) Time of Concentration 0.496 hours (Composite) 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 13 of 38 „� 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Time of Concentration Calculations Return Event: 2 years Label: Undeveloped Storm Event: TypeIII 24hr(3.2 in) SCS Channel Flow R= Qa/Wp Tc= V= (1.49*(R**(2/3)) * (Sf**-0.5))/n 4 (Lf/V)/3600 R= Hydraulic radius Aq= Flow area,square feet Wp=Wetted perimeter,feet Where: V=Velocity,ft/sec Sf= Slope,ft/ft _ n= Manning's n Tc=Time of concentration, hours Lf= Flow length,feet SCS TR-55 Shallow Concentration Flow Unpaved surface: V= 16.1345* (Sf**0.5) Tc= Paved Surface: V= 20.3282* (Sf**0.5) (Lf/V)/3600 V=Velocity,ft/sec Where: Sf= Slope,ft/ft _ Tc=Time of concentration, hours Lf= Flow length,feet SCS TR-55 Sheet Flow Tc= (0.007*((n* Lf)**0.8))/((P**0.5)* (Sf**0.4)) Tc=Time of concentration, hours n= Manning's n Where: Lf= Flow length,feet P= 2yr, 24hr Rain depth, inches Sf= Slope,% 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5l7l2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 14 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Runoff CN-Area Return Event: 2 years Label: HRA(Unit 16/Formerly STC Unit 11) Storm Event: TypeIII 24hr(3.2 in) Runoff Curve Number Data So[IJSurface Description, , Area C � uc- , , Adjusted . (acres); (o!o ,,< -(%) Impervious Areas-Paved parking lots, roofs, 98.000 2.980 0.0 0.0 9 driveways,Streets and roads-Soil A Open space(Lawns,parks etc.)-Good condition;grass 61.000 1.010 0.0 0.0 E cover> 75%-Soil B r Open space(Lawns,parks etc.)-Good condition;grass 74.000 1.010 0.0 0.0 7 cover> 75%-Soil C COMPOSITE AREA&WEIGHTED CN---> (N/A) 5.000 (N/A) (N/A) 8 r w 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 15 of 38 06795 USA +1-203-755-1666 cN:=: 18.000 11.000 '4.000 t5.678 - PROPOSED HRA PROJECT - DETENT 7 Subsection: Runoff CN-Area Return Event: 2 years Label: Parking Lot Storm Event: TypeIII 24hr(3.2 in) -' Runoff Curve Number Data Soil/Surface De� CN ,. Area C UC Aousted (acres) 0b) 0/0) Impervious Areas-Paved parking lots, roofs, 98.000 4.200 0.0 0.0 9 driveways,Streets and roads COMPOSITE AREA&WEIGHTED CN---> (N/A) 4.200 (N/A) (N/A) 9 r 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 17 of 38 +. 06795 USA +1-203-755-1666 Z80010000 PROPOSED HRA PROJECT - DETENT 7 Subsection: Runoff CN-Area Return Event: 2 years Label: Roof Storm Event: TypeIII 24hr(3.2 in) —' Runoff Curve Number Data Soii/Suface.Uscrrption` Ct s. Area C ' (�C Adjusted (acres) % (°�) Impervious Areas-Paved parking lofts, roofs, driveways,Streets and roads 98.000 0.700 0.0 0.0 9 COMPOSITE AREA&WEIGHTED CN---> (N/A) 0.700 (N/A) (N/A) 9 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT age[08- 19 of 3] r 06795 USA +1-203-755-1666 Page 1 of 8 s r.r C-N K 18.000 s 18.000 �w. a.. s PROPOSED HRA PROJECT - DETENT 7 Subsection: Runoff CN-Area Return Event: 2 years Label: Undeveloped Storm Event: TypeIII 24hr(3.2 in) Runoff Curve Number Data Soil/Surface DeScriPtion CN Area F., C V0. AIjuste (acres) Pasture,grassland,or range-good 61.000 6.500 0.0 0.0 6 COMPOSITE AREA&WEIGHTED CN---> (N/A) 6.500 (N/A) (N/A) 6 i it 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 21 of 38 + 06795 USA +1-203-755-1666 CN"�;r; •- i1.000 i1.000 PROPOSED NRA PROJECT - DETENT 7 Subsection: Outlet Input Data Return Event: 2 years Label: Deten 7 Storm Event: TypeIII 24hr(3.2 in) Requested Pond Water Surface Elevations Minimum(Headwater) 90.00 ft Increment(Headwater) 0.50 ft Maximum(Headwater) 100.00 ft Outlet Connectivity Structure Type Outlet ID Direction Outfall El Orifice-Circular M2 Forward TW 95.00 100.00 Orifice-Circular MI Forward TW 98.00 100.00 Inlet Box hi Forward TW 99.00 100.00 Orifice-Circular LW Forward TW 91.00 100.00 Tailwater Settings I Tailwater (N/A) (N/A) 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [ondPack V8i 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 23 of 38 .� 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Outlet Input Data Return Event: 2 years Label: Deten 7 Storm Event: TypeIII 24hr(3.2 in) Structure ID: LW Structure Type: Orifice-Circular Number of Openings 1 Elevation 91.00 ft Orifice Diameter 4.0 in Orifice Coefficient 0.600 Structure ID: MI Structure Type: Orifice-Circular +- Number of Openings 1 Elevation 98.00 ft Orifice Diameter 6.0 in Orifice Coefficient 0.600 Structure ID: hi Structure Type: Inlet Box Number of Openings 1 Elevation 99.00 ft Orifice Area 7.5 ft2 Orifice Coefficient 0.600 Weir Length 6.00 ft Weir Coefficient 3.30 (ft^0.5)/s K Reverse 1.000 Manning's n 0.000 Kev,Charged Riser 0.000 Weir Submergence False Orifice H to crest True Structure ID: M2 Structure Type: Orifice-Circular Number of Openings 1 Elevation 95.00 ft Orifice Diameter 6.0 in Orifice Coefficient 0.600 _. Structure ID: TW Structure Type: TW Setup, DS Channel Tailwater Type Free Outfall Convergence Tolerances Maximum Iterations 30 Tailwater Tolerance 0.01 ft (Minimum) Tailwater Tolerance 0.50 ft (Maximum) Headwater Tolerance 0.01 ft (Minimum) Headwater Tolerance 0.50 ft (Maximum) 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 24 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Outlet Input Data Return Event: 2 years Label: Deten 7 Storm Event: TypeIII 24hr(3.2 in) Convergence Tolerances Flow Tolerance(Minimum) 0.100 ft3/s Flow Tolerance(Maximum) 10.000 ft3/s 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 25 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 2 years Label: Deten 7 Storm Event: TypeIII 24hr(3.2 in) Infiltration Infiltration Method No Infiltration +- (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft .� Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours levat <, Outf! Stora infiltration 90.00 0.00 0.000 0.620 0.00 90.50 0.00 0.317 0.647 0.00 91.00 0.00 0.647 0.674 0.00 91.50 0.24 0.991 0.702 0.00 92.00 0.38 1.349 0.730 0.00 92.50 0.48 1.721 0.762 0.00 93.00 0.57 2.110 0.794 0.00 93.50 0.64 2.515 0.827 0.00 94.00 0.71 2.937 0.860 0.00 94.50 0.77 3.374 0.889 0.00 95.00 0.82 3.826 0.919 0.00 95.50 1.35 4.293 0.949 0.00 96.00 1.74 4.775 0.980 0.00 96.50 2.02 5.274 1.014 0.00 97.00 2.26 5.790 1.049 0.00 97.50 2.47 6.323 1.084 0.00 98.00 2.66 6.874 1.120 0.00 98.50 3.31 7.442 1.154 0.00 99.00 3.82 8.028 1.189 0.00 99.50 11.22 8.631 1.224 0.00 100.00 24.36 9.252 1.260 0.00 Flow(Total) �#+4 0.00 0.00 0.00 306.51 0.00 626.06 0.24 959.15 0.38 1,305.73 0.48 1,666.75 0.57 2,043.16 0.64 2,435.29 0.71 2,843.46 0.77 3,266.82 0.82 3,704.46 1.35 4,157.09 1.74 4,624.35 2000481 S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 26 of 38 06795 USA +1-203-755-1666 PROPOSED NRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 2 years Label: Deten 7 Storm Event: TypeIII 24hr(3.2 in) Flow(Total) 2S/t+ 3 2.02 5,107.19 2.26 5,606.64 2.47 6,123.00 2.66 6,656.57 3.31 7,207.56 3.82 7,775.10 11.22 8,366.47 24.36 8,980.77 i 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56j 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 27 of 38 ... 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 10 years Label: Deten 7 Storm Event: TypeIII 24hr(4.7 in) Infiltration Infiltration Method No Infiltration ` (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours lev►tloit Stiora0e #rea Infiltra Qn (> .. $. P( 3Js) ( 'ft r (acres) 90.00 0.00 0.000 0.620 0.00 90.50 0.00 0.317 0.647 0.00 91.00 0.00 0.647 0.674 0.00 ' 91.50 0.24 0.991 0.702 0.00 92.00 0.38 1.349 0.730 0.00 92.50 0.48 1.721 0.762 0.00 _ 93.00 0.57 2.110 0.794 0.00 93.50 0.64 2.515 0.827 0.00 94.00 0.71 2.937 0.860 0.00 94.50 0.77 3.374 0.889 0.00 95.00 0.82 3.826 0.919 0.00 95.50 1.35 4.293 0.949 0.00 96.00 1.74 4.775 0.980 0.00 96.50 2.02 5.274 1.014 0.00 97.00 2.26 5.790 1.049 0.00 97.50 2.47 6.323 1.084 0.00 98.00 2.66 6.874 1.120 0.00 98.50 3.31 7.442 1.154 0.00 99.00 3.82 8.028 1.189 0.00 99.50 11.22 8.631 1.224 0.00 100.00 24.36 9.252 1.260 0.00 Flow(Totpi) .r xS/t"+O" W/sY", t3/s) 0.00 0.00 0.00 306.51 0.00 626.06 0.24 959.15 0.38 1,305.73 0.48 1,666.75 0.57 2,043.16 0.64 2,435.29 0.71 2,843.46 0.77 3,266.82 0.82 3,704.46 1.35 4,157.09 1.74 4,624.35 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 28 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 10 years Label: Deten 7 Storm Event: TypeIII 24hr(4.7 in) Flout(Total) 2$lt+O 03/0 (63ls) . -- 2.02 5,107.19 2.26 5,606.64 2.47 6,123.00 _ 2.66 6,656.57 3.31 7,207.56 3.82 7,775.10 11.22 8,366.47 24.36 8,980.77 1 �t f_ r 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 29 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 25 years Label: Deten 7 Storm Event: TypeIII 24hr(5.5 in) Infiltration Infiltration Method No Infiltration (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours Ibleration outflow, t Storage Arm x TtIt►ation (ac-ft) (acre 90.00 0.00 0.000 0.620 0.00 90.50 0.00 0.317 0.647 0.00 91.00 0.00 0.647 0.674 0.00 �- 91.50 0.24 0.991 0.702 0.00 92.00 0.38 1.349 0.730 0.00 92.50 0.48 1.721 0.762 0.00 93.00 0.57 2.110 0.794 0.00 93.50 0.64 2.515 0.827 0.00 94.00 0.71 2.937 0.860 0.00 94.50 0.77 3.374 0.889 0.00 95.00 0.82 3.826 0.919 0.00 95.50 1.35 4.293 0.949 0.00 96.00 1.74 4.775 0.980 0.00 96.50 2.02 5.274 1.014 0.00 ..- 97.00 2.26 5.790 1.049 0.00 97.50 2.47 6.323 1.084 0.00 98.00 2.66 6.874 1.120 0.00 98.50 3.31 7.442 1.154 0.00 99.00 3.82 8.028 1.189 0.00 99.50 11.22 8.631 1.224 0.00 _ 100.00 24.36 9.252 1.260 0.00 ,Flow(Total) 2S/t 4 b (ft3/S). (ft3/S) 0.00 0.00 0.00 306.51 0.00 626.06 0.24 959.15 0.38 1,305.73 0.48 1,666.75 0.57 2,043.16 0.64 2,435.29 0.71 2,843.46 0.77 3,266.82 0.82 3,704.46 1.35 4,157.09 1.74 4,624.35 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11,01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 30 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 -- Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 25 years Label: Deten 7 Storm Event: TypeIII 24hr(5.5 in) Flow(Total)` 2S/t+,Q` ; (ft3/S) - (ft3/5)`'`� 2.02 5,107.19 2.26 5,606.64 2.47 6,123.00 2.66 6,656.57 3.31 7,207.56 3.82 7,775.10 11.22 8,366.47 24.36 8,980.77 r 2000481S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 31 of 38 - 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 100 years Label: Deten 7 Storm Event: TypeIII 24hr(6.9 in) Infiltration Infiltration Method No Infiltration •� (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/S Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours EIeV s � Storage _�Area i4f1�lTtion O " : ) ; (ac-ft) '(acres. { ) 90.00 0.00 0.000 0.620 0.00 90.50 0.00 0.317 0.647 0.00 91.00 0.00 0.647 0.674 0.00 91.50 0.24 0.991 0.702 0.00 92.00 0.38 1.349 0.730 0.00 92.50 0.48 1.721 0.762 0.00 _ 93.00 0.57 2.110 0.794 0.00 93.50 0.64 2.515 0.827 0.00 94.00 0.71 2.937 0.860 0.00 94.50 0.77 3.374 0.889 0.00 95.00 0.82 3.826 0.919 0.00 95.50 1.35 4.293 0.949 0.00 96.00 1.74 4.775 0.980 0.00 96.50 2.02 5.274 1.014 0.00 97.00 2.26 5.790 1.049 0.00 97.50 2.47 6.323 1.084 0.00 98.00 2.66 6.874 1.120 0.00 98.50 3.31 7.442 1.154 0.00 99.00 3.82 8.028 1.189 0.00 99.50 11.22 8.631 1.224 0.00 100.00 24.36 9.252 1.260 0.00 Flow(Total) 2S/t+O , (ft3/S) 0.00 0.00 0.00 306.51 0.00 626.06 0.24 959.15 _ 0.38 1,305.73 0.48 1,666.75 0.57 2,043.16 0.64 2,435.29 0.71 2,843.46 0.77 3,266.82 0.82 3,704.46 1.35 4,157.09 1.74 4,624.35 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.561 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 32 of 38 06795 USA +1-203-755-1666 PROPOSED NRA PROJECT - DETENT 7 Subsection: Elevation-Volume-Flow Table(Pond) Return Event: 100 years Label: Deten 7 Storm Event: TypeIII 24hr(6.9 in) Flow(Total) 2S/t+O 2.02 5,107.19 2.26 5,606.64 2.47 6,123.00 2.66 6,656.57 3.31 7,207.56 3.82 7,775.10 11.22 8,366.47 24.36 8,980.77 s r 2000481 S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 33 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Level Pool Pond Routing Summary Return Event: 2 years Label: Deten 7(IN) Storm Event: TypeIII 24hr(3.2 in) Infiltration Infiltration Method No Infiltration (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/5 Time Increment 0.025 hours �- Inflow/Outflow Hydrograph Summary Flow(Peak In) 19.53 ft3/s Time to Peak(Flow,In) 12.100 hours Flow(Peak Outlet) 0.41 ft3/s Time to Peak(Flow,Outlet) 18.700 hours Elevation(Water Surface, 92.14 ft Peak) Volume(Peak) 1.455 ac-ft Mass Balance(ac-ft) Volume(Initial) 0.000 ac-ft Volume(Total Inflow) 1.803 ac-ft Volume(Total Infiltration) 0.000 ac-ft Volume(Total Outlet 0.697 ac-ft Outflow) Volume(Retained) 1.104 ac-ft Volume(Unrouted) -0.002 ac-ft Error(Mass Balance) 0.1 % 2000481S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 34 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Level Pool Pond Routing Summary Return Event: 10 years Label: Deten 7(IN) Storm Event: TypeIII 24hr(4.7 in) Infiltration Infiltration Method No Infiltration (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours Inflow/Outflow Hydrograph Summary Flow(Peak In) 30.97 ft3/s Time to Peak(Flow,In) 12.100 hours Flow(Peak Outlet) 0.61 ft3/s Time to Peak(Flow,Outlet) 18.975 hours r Elevation(Water Surface, 93.30 ft Peak) _. Volume(Peak) 2.352 ac-ft Mass Balance(ac-ft) Volume(Initial) 0.000 ac-ft Volume(Total Inflow) 2.891 ac-ft Volume(Total Infiltration) 0.000 ac-ft Volume(Total Outlet 1.089 ac-ft Outflow) Volume(Retained) 1.799 ac-ft Volume(Unrouted) -0.002 ac-ft Error(Mass Balance) 0.1 % s 2000481 S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 35 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Subsection: Level Pool Pond Routing Summary Return Event: 25 years Label: Deten 7(IN) Storm Event: TypeIII 24hr(5.5 in) Infiltration Infiltration Method No Infiltration (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s _ Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours Inflow/Outflow Hydrograph Summary Flow(Peak In) 37.09 ft3/s Time to Peak(Flow,In) 12.100 hours Flow(Peak Outlet) 0.69 ft3/s Time to Peak(Flow,Outlet) 19.375 hours Elevation(Water Surface, 93.91 ft Peak) Volume(Peak) 2.857 ac-ft Mass Balance(ac-ft) Volume(Initial) 0.000 ac-ft Volume(Total Inflow) 3.482 ac-ft Volume(Total Infiltration) 0.000 ac-ft Volume(Total Outlet 1.252 ac-ft Outflow) Volume(Retained) 2.227 ac-ft Volume(Unrouted) -0.003 ac-ft Error(Mass Balance) 0.1 % 2000481 S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 36 of 38 06795 USA +1-203-755-1666 PROPOSED NRA PROJECT - DETENT 7 Subsection: Level Pool Pond Routing Summary Return Event: 100 years Label: Deten 7(IN) Storm Event: TypeIII 24hr(6.9 in) Infiltration Infiltration Method No Infiltration (Computed) Initial Conditions Elevation(Water Surface, 90.00 ft Initial) Volume(Initial) 0.000 ac-ft Flow(Initial Outlet) 0.00 ft3/s Flow(Initial Infiltration) 0.00 ft3/s Flow(Initial,Total) 0.00 ft3/s Time Increment 0.025 hours -- Inflow/Outflow Hydrograph Summary Flow(Peak In) 47.80 ft3/s Time to Peak(Flow,In) 12.100 hours Flow(Peak Outlet) 0.81 ft3/s Time to Peak(Flow,Outlet) 20.100 hours Elevation(Water Surface,Peak) 94.93 ft Volume(Peak) 3.762 ac-ft Mass Balance(ac-ft) Volume(Initial) 0.000 ac-ft Volume(Total Inflow) 4.527 ac-ft Volume(Total Infiltration) 0.000 ac-ft Volume(Total Outlet 1.497 ac-ft Outflow) Volume(Retained) 3.027 ac-ft Volume(Unrouted) -0.003 ac-ft Error(Mass Balance) 0.1 % 2000481 S60-PropDet7-(from proposed S20 in Bentley PondPack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 37 of 38 06795 USA +1-203-755-1666 PROPOSED HRA PROJECT - DETENT 7 Index D Deten 7(Elevation-Volume-Flow Table(Pond), 10 years)...28, 29 Deten 7(Elevation-Volume-Flow Table(Pond), 100 years)...32,33 Deten 7(Elevation-Volume-Flow Table(Pond),2 years)...26, 27 Deten 7(Elevation-Volume-Flow Table(Pond),25 years)...30,31 Deten 7(IN)(Level Pool Pond Routing Summary, 10 years)...35 Deten 7(IN) (Level Pool Pond Routing Summary, 100 years)...37 Deten 7(IN) (Level Pool Pond Routing Summary,2 years)...34 Deten 7(IN) (Level Pool Pond Routing Summary, 25 years)...36 Deten 7(Outlet Input Data, 2 years)...23, 24, 25 H Hartford County(Time-Depth Curve, 2 years)...4,5,6 HRA(Unit 16/Formerly STC Unit 11)(Runoff CN-Area, 2 years)...15 HRA(Unit 16/Formerly STC Unit 11) (Time of Concentration Calculations, 2 years)...7,8 M Master Network Summary...2,3 P Parking Lot(Runoff CN-Area, 2 years)...17 Parking Lot(Time of Concentration Calculations, 2 years)...9, 10 R Roof(Runoff CN-Area, 2 years)...19 Roof(Time of Concentration Calculations,2 years)...11, 12 U Undeveloped(Runoff CN-Area, 2 years)...21 Undeveloped (Time of Concentration Calculations, 2 years)...13, 14 2000481 S60-PropDet7-(from proposed S20 in Bentley Pond Pack V8i riparian).ppc Bentley Systems,Inc. Haestad Methods Solution Center [08.11.01.56] ,.. 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 38 of 38 06795 USA +1-203-755-1666 0 FUSS&O'NEILL Appendix B Proposed Stormwater System Analysis File Path:J:1DWG1P2000N811S60lCiviWian12000481S60_DRAOt.dwg Layout:DRA-201 Plotted:Fri,April 20,2018-5:15 PM User:hbusch MS VIEW: LAYER STATE: Plotter:DWG TO PDF.PC3 CTS File:FO.STB n � o o i 0 C z z m k / A M O 2 / m (� ., �. z V p � O 1177 Z > �- cl �C \ i � g o D � � a F � y a a °A HARBOR RETIREMENT ASSOCIATES SCALE: m P HORZ.:1'-60' M PROPOSED CATCHMENT AREA MAP FUSS&O'NEILL DATUM:VERT.: ^r 146 HARTFORD ROAD HORZ.: p m N M HARBOR CHASE OF EVERGREEN AN62469 R CTT CONNECUT 06040 VERT.: 860.646.2469 0 -� UNIT 16 EVERGREEN WAY —.fsndu.com SOUTH WINDSOR CONNECTICUT GRAPHIC SCALE t 1 ! 1 1 1 I ! 1 1 1 ) 1 1 1 t 1 I Scenario: Base CB-16 RDmem I O&19 CB-16 CR-16•�1mem CB'i9 CB 2D#1mem p� 4-20 rT a ce-ta�nmen Ge-15,�nm ....cE'i7�,rmenl � 14 CB 21■-- OB-14 �-15 ,r c" EB-21 CB8 h-1 PQ e CB-8(.mm�nt y CB J C:a�reM.. CR J.•.••••••.• � ?9 8 �-9 CB10Irmem MH-104 CB-22 W`71 P-t CB-1n5 "•.. i• CO CB-34 (`E9�mxn E9-1p Q n2 43 GR-13 CMCM1mFnI B-1�1 A,� 72 C&13 CB-12 n� ROOF-3 B-5 ROOFI )1 ••.•m- •• q Y 62 . GB-12 Calrhmnnt Cp-50alc�meni 4� CB-t OJ C&3 men "• ') AS 52 Sl ROOF-4 MH-2 -102 �6 • • 4� 63 ;YD-5fi YD-55 •P�1 P-1 .t %YO-59 p YD-34 A� 4 CO ROOF6 MH-3 M" Q ROOF-2 O-1 P3 P, OB-2 M 01(HDS) u 1 68 •� B-4 r CE-^_'Wmem ,3 R*.8 CB 33 CB-4 6B:108 {00E-5 CB-11�11mam �-... YD-58 ID-65 YD-6B YD-59 � 2 Yb81 So"CB- MH-IN EB 1pB ,. 0.t m r CB-11 p Bentley StormCAD V8i(SELECTseries 3) 2000481S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT 06795 USA Page 1 of 1 +1-203-755-1666 FlexTable: Catchment Table ID Label Outflow Area(User Rational C Time of Flow(Total .Catchment ` Elo r k, Defined) Concentration out) {acres) (min) Vs (in/h) 61 CB-22 Catchment CB-22 0.230 0.830 6.000 1.35 7.001 63 CB-4 Catchment C13-4 0.090 0.200 8.000 0.11 6.140 64 C13-2 Catchment CB-2 0.340 0.840 5.000 2.14 7.431 65 C13-1 Catchment CB-108 0.082 0.800 5.000 0.49 7.431 66 CB-3 Catchment C13-3 0.230 0.830 5.000 1.43 7.431 67 CB-5 Catchment CB-5 0.350 0.800 6.000 1.98 7.001 68 CB-12 Catchment CB-12 0.120 0.600 8.000 0.45 6.140 69 CB-13 Catchment CB-13 0.040 0.900 5.000 0.27 7.431 70 C13-6 Catchment CB-6 0.210 0.900 5.000 1.42 7.431 71 CB-7 Catchment C13-7 0.200 0.200 10.000 0.21 5.279 72 CB-15 Catchment CB-15 0.230 0.673 8.000 0.96 6.140 73 CB-14 Catchment CB-14 0.120 0.900 5.000 0.81 7.431 74 CB-8 Catchment C13-8 0.080 0.760 6.000 0.43 7.001 75 C13-9 Catchment C13-9 0.140 0.780 6.000 0.77 7.001 76 CB-10 Catchment CB-10 0.220 0.810 6.000 1.26 7.001 77 CB-11 Catchment CB-11 0.080 0.740 7.000 0.39 6.570 78 CB-17 Catchment CB-17 0.120 0.700 7.000 0.56 6.570 79 CB-16 Catchment CB-16 0.210 0.900 5.000 1.42 7.431 80 CB-18 Catchment CB-18 0.180 0.770 7.000 0.92 6.570 81 CB-19 Catchment CB-19 0.090 0.830 6.000 0.53 7.001 82 CB-20 Catchment CB-20 0.220 0.860 6.000 1.34 7.001 83 CB-21 Catchment CB-21 0.130 0.810 6.000 0.74 7.001 233 CM-1 YD-66 0.061 0.200 10.000 0.06 5.279 234 CM-2 CB-102 0.292 0.800 5.000 1.75 7.431 235 CM-3 YD-68 0.099 0.200 10.000 0.11 5.279 236 CM-4 YD-34 0.047 0.200 10.000 0.05 5.279 237 CM-5 CB-103 0.403 0.800 5.000 2.42 7.431 238 ROOF-1 ROOF-1 0.099 0.900 5.000 0.67 7.431 239 CM-7 YD-72 0.121 0.200 10.000 0.13 5.279 240 CM-8 YD-63 0.046 0.200 10.000 0.05 5.279 241 CM-9 YD-57 0.073 0.200 10.000 0.08 5.279 242 CM-10 YD-62 0.050 0.200 10.000 0.05 5.279 243 CM-11 YD-55 0.028 0.200 10.000 0.03 5.279 244 CM-12 YD-54 0.051 0.200 10.000 0.05 5.279 245 CM-13 YD-56 0.022 0.200 10.000 0.02 5.279 246 CM-14 CB-113 0.260 0.800 5.000 1.56 7.431 247 CM-15 CB-105 0.210 0.800 5.000 1.26 7.431 248 ROOF-3 ROOF-3 0.119 0.900 5.000 0.80 7.431 249 ROOF-4 ROOF-4 0.110 0.900 5.000 0.74 7.431 250 CM-18 CB-107 0.360 0.800 5.000 2.16 7.431 251 CM-19 CB-112 0.441 0.800 5.000 2.64 7.431 252 ROOF-5 ROOF-5 0.072 0.900 5.000 0.49 7.431 253 CM-21 CB-110 0.279 0.800 5.000 1.67 7.431 254 CM-22 CB-111 0.157 0.800 5.000 0.94 7.431 255 CM-23 YD-59 0.054 0.800 5.000 0.32 7.431 256 CM-24 YD-58 0.020 0.800 5.000 0.12 7.431 257 CM-25 YD-65 0.011 0.800 5.000 0.07 7.431 258 CM-26 CB-109 0.354 0.800 5.000 2.12 7.431 Bentley Storm CAD V8i(SELECTseries 3) 2000481S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 2 06795 USA +1-203-755-1666 i FlexTable: Catchment Table ID Label Outflow Area(User Rational C Time of Flog(Total Catchment Element Vb6 r-efi. Concentration Out) infensity (acres) (min) (Cfs) (in(h) 259 CM-27 YD-61 0.029 0.800 5.000 0.17 7.431 260 CM-28 YD-60 0.017 0.200 5.000 0.03 7.431 264 ROOF-2 ROOF-2 0.249 0.900 5.000 1.68 7.431 267 ROOF-6 ROOF-6 0.221 0.900 5.000 1.49 7.431 270 ROOF-7 ROOF-7 0.258 0.900 5.000 1.74 7.431 273 ROOF-8 CB-33 0.166 0.900 5.000 1.12 7.431 ..q Bentley StormCAD V8i(SELECTseries 3) 2000481S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5M2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 2 of 2 06795 USA +1-203-755-1666 FlexTable: Catch Basin Table ID Label Elevation Elevation Elevation, Length Width Inlet Type ,Flow Hydraulic Spread/ (Ground) (Rlm) (Invert) (i otj � (Captured) .Grade Line " Top Width (ft) (Cfs) (In)' . eft) (ft) 10 C13-4 118.30 118.30 114.20 4.00 3.00 Catalog Inlet 0.11 116.34 2.8 it C13-2 117.20 117.20 106.90 4.00 3.00 Catalog Inlet 2.14 117.18 9.8 12 CB-108 126.00 126.00 112.00 4.00 3.00 Catalog Inlet 0.49 121.22 3.2 13 CB-3 117.20 117.20 108.30 4.00 3.00 Catalog Inlet 1.43 117.20 7.4 14 C13-5 117.33 117.33 106.00 4.00 4.43 Catalog Inlet 1.98 113.41 8.1 15 CB-12 116.60 116.60 109.40 4.00 3.00 Catalog Inlet 0.45 113.74 2.9 16 CB-13 116.60 116.60 109.60 4.00 3.00 Catalog Inlet 0.27 113.81 2.2 17 CB-6 117.70 117.70 106.70 4.00 3.00 Catalog Inlet 1.42 113.58 7.3 18 C13-7 113.60 113.60 107.00 4.00 3.00 Catalog Inlet 0.21 113.60 3.7 19 CB-15 114.80 114.80 107.80 4.00 3.00 Catalog Inlet 0.96 113.69 5.5 20 CB-14 114.80 114.80 107.97 4.00 3.00 Catalog Inlet 0.81 113.71 4.8 21 CB-8 117.75 117.75 114.40 4.00 3.00 Catalog Inlet 0.43 115.12 5.2 22 C13-9 117.75 117.75 114.80 4.00 3.00 Catalog Inlet 0.77 115.46 7.2 23 CB-10 117.72 117.72 115.30 4.00 3.00 Catalog Inlet 1.26 115.82 9.5 24 CB-11 117.80 117.80 115.80 4.00 3.00 Catalog Inlet 0.39 116.06 5.0 25 CB-17 117.52 117.52 107.50 4.00 3.00 Catalog Inlet 0.56 113.94 6.0 26 CB-16 114.70 114.70 107.90 4.00 3.00 Catalog Inlet 1.42 114.03 7.3 27 CB-18 117.52 117.52 113.52 4.00 3.00 Catalog Inlet 0.92 115.92 7.9 28 CB-19 117.51 117.51 108.70 4.00 3.00 Catalog Inlet 0.53 114.41 3.4 29 CB-20 117.23 117.23 109.40 4.00 3.00 Catalog Inlet 1.34 114.69 7.0 30 CB-21 117.30 117.30 110.00 4.00 3.00 Catalog Inlet 0.74 114.97 4.5 31 CB-22 117.30 117.30 110.50 4.00 3.00 Catalog Inlet 1.35 115.00 7.1 169 CB-103 121.90 121.90 116.00 4.00 3.00 Catalog Inlet 2.42 118.62 10.7 173 CB-105 129.50 129.50 124.40 4.00 3.00 Catalog Inlet 1.26 125.41 6.7 _ 177 CB-107 136.07 136.07 127.80 Catalog Inlet 2.16 129.27 13.0 179 ROOF-4 135.00 135.00 130.00 Full Capture 0.74 130.36 (N/A) 181 CB-113 129.50 129.50 125.00 Catalog Inlet 1.56 125.53 7.9 183 ROOF-3 135.00 135.00 130.00 Full Capture 0.80 130.37 (N/A) 185 YD-57 123.00 123.00 117.00 Catalog Inlet 0.08 118.80 2.5 187 YD-72 123.50 123.50 119.50 Catalog Inlet 0.13 118.80 3.1 189 ROOF-1 135.00 135.00 125.00 Full Capture 0.67 125.34 (N/A) _ 191 YD-62 123.30 123.30 118.00 Catalog Inlet 0.05 118.81 2.2 193 YD-63 123.20 123.20 118.00 Catalog Inlet 0.05 119.29 2.1 195 YD-56 134.70 134.70 120.00 Catalog Inlet 0.02 120.48 1.7 197 YD-55 134.70 134.70 129.00 Catalog Inlet 0.03 130.08 1.8 199 YD-54 134.50 134.50 130.00 Catalog Inlet 0.05 130.47 2.2 201 YD-68 123.40 123.40 119.40 Catalog Inlet 0.11 121.28 2.9 203 YD-34 122.70 122.70 119.80 Catalog Inlet 0.05 121.32 2.2 205 YD-66 123.00 123.00 120.20 Catalog Inlet 0.06 121.22 2.4 .� 209 CB-109 131.80 131.80 125.10 Catalog Inlet 2.12 127.19 12.9 211 YD-61 135.18 135.18 126.30 Catalog Inlet 0.17 127.35 3.6 213 YD-60 134.15 134.15 126.80 Catalog Inlet 0.03 127.36 1.7 -� 215 CB-110 132.70 132.70 126.70 Catalog Inlet 1.67 128.08 8.3 217 CB-111 132.70 132.70 127.20 Catalog Inlet 0.94 128.44 5.4 219 CB-112 140.00 140.00 129.00 Catalog Inlet 2.64 129.75 11.4 221 ROOF-5 135.00 135.00 130.00 Full Capture 0.49 130.29 (N/A) 223 YD-59 134.20 134.20 128.00 Catalog Inlet 0.32 128.54 4.9 Bentley StormCAD V8i(SELECTseries 3) 2000481S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 2 06795 USA +1-203-755-1666 FlexTable: Catch Basin Table ID Label Elevation Elevation Elevation Length Width Inlet Type Flow Hydraulic Spread/ (Ground) (Rim) (Invert) (ft) (ft) (Captured) Grade Une Top Width (ft) (ft) (ft) WS) (In) (ft) (ft) 225 YD-58 136.99 136.99 128.50 Catalog Inlet 0.12 128.98 2.9 227 YD-65 137.86 137.86 135.81 Catalog Inlet 0.07 135.91 2.3 231 CB-102 121.70 121.70 114.70 Catalog Inlet 1.75 117.88 8.5 262 ROOF-2 135.00 135.00 131.00 2.00 2.00 Full Capture 1.68 131.55 (N/A) 265 ROOF-6 123.00 123.00 120.10 Full Capture 1.49 121.39 (N/A) 268 ROOF-7 134.50 134.50 127.00 Full Capture 1.74 128.36 (N/A) 271 CB-33 137.50 137.50 129.00 Full Capture 1.12 129.45 (N/A) r 276 CB-34 133.13 133.13 127.70 Catalog Inlet 0.00 128.42 0.0 r r Bentley Storm CAD V8i(SELECTseries 3) 2000481S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.841 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 2 of 2 06795 USA +1-203-755-1666 r FlexTable: Manhole Table Label Elevation(Ground) Flow(Known) Flow(Total Out) (�) (fs) ", (f's) MH-3 103.60 0.00 49.85 _ S2 117.00 0.00 50.05 S1 116.00 0.00 50.06 MH-2 118.40 0.00 50.11 MH-1 118.40 0.00 41.48 MH-101 (HDS) 125.00 0.00 39.58 MH-104 123.40 0.00 6.12 MH-164 131.95 0.00 10.54 Bentley Storm CAD V8i(SELECTseries 3) 2000481S60 NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 1 FlexTable: Conduit Table ID Law Start Node Invert(Start) Stop Node Invert(Stop) Has User Length Length Slope Section Diameter Manning's n Flow Capacity Velocity Depth(Out) Flow/Capacity Depth (ft) Defined (User (Scaled) (Calculated) Type (in) (cfs) (Full Flow) (ft/s) (ft) (Design) (Normal) Length? Defined) (ft) (ft/ft) (cfs) (0/01) Rise (ft) M 33 P4 CB-4 116.20 MH-1 115.20 True 32.0 35.0 0.031 Circle 12.0 0.012 0.11 6.82 3.24 0.09 1.6 8.9 35 P3 CB-3 112.30 CB-2 111.00 True 119.0 124.4 0.011 Circle 12.0 0.012 1.43 4.03 1.82 6.18 35.4 41.1 36 P2 CB-2 110.90 MH-I 110.40 True 71.0 76.4 0.007 Circle 24.0 0.012 41.45 20.57 13.19 4.75 201.5 (N/A) 37 PJI MH-I 110.40 MH-2 109.20 True 221.0 225.3 0.005 Circle 30.0 0.012 41.48 32.74 8.45 4.02 126.7 (N/A) 38 P32 MH-2 109.10 Si 108.80 True 56.0 59.8 0.005 Circle 30.0 0.012 50.11 32.52 10.21 3.71 154.1 (N/A) 39 PSI S1 108.60 S2 108.50 True 4.0 9.7 0.025 Circle 30.0 0.012 50.06 70.25 10.20 3.96 71.2 62.4 40 P13 CB-13 113.60 CB-12 113.50 True 18.0 21.5 0.006 Circle 12.0 0.012 0.27 2.88 2.30 0.24 9.4 20.7 41 P12 CB-12 113.40 CB-5 113.20 True 23.0 27.8 0.009 Circle 12.0 0.012 0.67 3.60 3.50 0.29 18.6 29.2 42 P14 CB-14 111.97 CB-15 111.80 True 33.0 24.1 0.005 Circle 12.0 0.012 0.81 2.77 1.03 1.89 29.2 37.0 43 PIS CB-15 111.80 CB-7 111.10 True 53.0 57.1 0.013 Circle 12.0 0.012 1.63 4.44 2.07 2.50 36.7 41.9 44 P7 CB-7 111.00 CB-6 110.80 True 31.0 34.2 0.006 Circle 12.0 0.012 1.61 3.10 2.05 2.78 52.0 51.2 45 P11 CB-11 115.80 CB-10 115.40 True 71.0 74.4 0.006 Circle 12.0 0.012 0.39 2.90 2.58 0.42 13.5 24.8 46 P10 CB-10 115.30 CB-9 114.90 True 67.0 67.7 0.006 Circle 12.0 0.012 1.52 2.98 3.82 0.56 51.1 50.7 47 P9 CB-9 114.80 CB-8 114.50 True 55.0 57.1 0.005 Circle 12.0 0.012 2.18 2.85 4.00 0.63 76.6 65.6 48 P8 CB-8 114.40 CB-6 114.00 True 70.0 73.0 0.006 Circle 12.0 0.012 2.52 2.92 4.18 0.68 86.5 71.8 49 P16 CB-16 111.90 CB-17 111.50 True 66.0 70.3 0.006 Circle 12.0 0.012 1.42 3.00 1.80 2.44 47.1 48.3 50 P18 CB-18 115.52 CB-17 114.50 True 52.0 52.6 0.020 Circle 12.0 0.012 0.92 5.41 5.13 0.28 17.0 27.9 51 P22 CB-22 114.50 CB-21 114.00 True 87.0 88.3 0.006 Circle 12.0 0.012 1.35 2.93 3.65 0.97 46.0 47.6 52 P21 CB-21 114.00 CB-20 113.40 True 102.0 105.6 0.006 Circle 12.0 0.012 2.04 2.96 4.06 1.29 68.9 61.0 53 P20 CB-20 113.40 CB-19 112.70 True 127.0 130.2 0.006 Circle 15.0 0.012 3.25 5.20 2.65 1.71 62.6 57.4 1 54 P19 CB-19 112.70 CB-17 111.50 True 174.0 176.1 0.007 Circle 15.0 0.012 3.56 5.81 2.90 2.44 61.3 57.4 55 P17 CB-17 111.50 CB-6 110.80 True 134.0 138.7 0.005 Circle 18.0 0.012 5.75 8.22 3.26 2.78 70.0 62.7 56 P6 CB-6 110.70 CB-5 110.10 True 106.0 110.2 0.006 Circle 24.0 0.012 9.84 18.44 3.13 3.31 53.4 52.0 57 P5 CB-5 110.00 MH-2 109.50 True 85.0 88.0 0.006 Circle 24.0 0.012 11.59 18.80 3.69 3.72 61.6 56.8 1 58 PS2 S2 108.00 MH-3 99.00 True 219.0 256.2 0.041 Circle 30.0 0.024 50.05 45.04 10.20 2.30 111.1 (N/A) 59 P33 MH-3 92.40 0-1 92.00 True 50.0 41.4 0.008 Circle 36.0 0.024 49.85 32.31 7.05 2.30 154.3 (N/A) 168 P-106 CB-102 114.70 MH-10DS)1 114.00 False 92.8 0.008 Circle 24.0 0.012 9.02 21.26 2.87 3.75 42.4 45.5 (H 170 P-107 CB-103 116.00 CB-102 115.20 False 147.6 0.005 Circle 18.0 0.012 8.06 8.37 4.56 2.68 96.3 78.9 172 P-116 MH-104 116.90 CB-103 116.50 False 54.9 0.007 Circle 15.0 0.012 6.12 5.97 4.99 2.12 102.6 84.5 174 P-117 CB-105 124.40 MH-104 117.00 False 168.2 0.044 Circle 15.0 0.012 6.21 14.69 11.46 2.04 42.3 45.4 180 P-122 ROOF-4 130.00 CB-107 128.80 False 30.0 0.040 Circle 12.0 0.012 0.74 7.72 6.21 0.47 9.6 20.9 182 P-119 CB-113 125.00 CB-105 124.70 False 57.4 0.005 Circle 12.0 0.012 1.56 2.80 3.66 0.71 55.6 53.3 184 P-118 ROOF-3 130.00 CB-105 124.70 False 67.3 0.079 Circle 12.0 0.012 0.80 10.86 8.08 0.71 7.4 18.4 1116 P-1011 YD-57 118.20 CB-103 117.00 False 52.2 0.023 Circle 12.0 0.012 2.00 5.86 6.76 1.62 34.2 40.3 188 P-109 YD-72 118.30 YD-57 118.20 True 11.0 27.0 0.009 Circle 12.0 0.012 0.60 3.68 3.46 0.60 16.4 27.4 190 P-110 ROOF-1 125.00 YD-72 - 119.50 False 50.3 0.110 Circle 12.0 0.012 0.67 12.80 8.60 0.16 5.2 15.5 192 P-111 YD-62 118.20 YD-57 117.50 False 53.3 0.013 Circle 12.0 0.012 1.36 4.44 4.97 1.30 30.7 38.0 1 194 P-112 YD-63 118.80 YD-62 118.20 False 68.1 0.009 Circle 12.0 0.012 1.32 3.63 4.26 0.61 36.5 41.8 196 P-113 YD-56 120.00 YD-63 118.80 False 40.2 0.030 Circle 12.0 0.012 1.28 6.68 6.57 0.49 19.2 29.7 198 P-114 YD-55 129.60 YD-56 129.00 False 53.4 0.011 Circle 12.0 0.012 1.27 4.11 4.61 0.38 30.9 38.1 200 P-115 YD-54 130.00 YD-55 129.60 False 34.1 0.012 Circle 12.0 0.012 1.25 4.19 4.65 0.48 29.8 37.4 202 P-104 YD-68 119.40 CB-108 119.00 False 72.2 0.006 Circle 12.0 0.012 1.18 2.88 1.51 2.22 41.2 44.7 204 P-105 YD-34 119.80 YD-68 119.40 False 44.8 0.009 Circle 12.0 0.012 1.11 3.64 1.41 1.88 30.5 37.9 206 P-103 YD-66 120.20 CB-108 120.00 False 37.4 0.005 Circle 12.0 0.012 0.06 2.84 0.08 1.22 2.3 10.4 208 P-123 MH-164 124.57 CB-108 119.50 False 135.4 0.038 Circle 18.0 0.012 10.54 22.05 12.34 1.72 47.8 48.7 210 P-124 CB-109 125.10 MH-164 124.57 False 138.1 0.004 Circle 18.0 0.012 10.79 7.05 6.11 1.26 153.0 (N/A) 212 P-125 YD-61 126.30 CB-109 125.70 False 63.7 0.009 Circle 12.0 0.012 1.91 3.74 2.43 1.49 51.2 50.7 214 P-126 YD-60 126.80 YD-61 126.30 False 56.1 0.009 Circle 12.0 0.012 1.76 3.65 4.61 1.05 48.3 49.0 216 P-127 CB-110 126.70 CB-109 125.40 False 86.9 0.015 Circle 15.0 0.012 7.06 8.55 5.76 1.79 82.6 69.3 218 P-128 CB-111 127.20 CB-110 126.80 False 59.0 0.007 Circle 15.0 0.012 5.52 5.76 5.35 1.28 95.8 78.5 220 P-132 CB-112 129.00 CB-111 127.50 False 126.6 0.012 Circle 12.0 0.012 3.10 4.19 5.84 0.94 73.9 63.9 222 P-133 ROOF-5 130.00 CB-112 129.00 False 45.0 0.022 Circle 12.0 0.012 0.49 5.75 4.46 0.75 8.4 19.6 224 P-129 YD-59 128.00 CB-111 127.50 False 37.6 0.013 Circle 12.0 0.012 1.60 4.43 5.19 0.94 36.2 41.6 Bentley StormCAD V8i(SELECTseries 3) 2000481S60-NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 1 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT 06795 USA +1-203-755-1666 Page 1 of 2 FlexTable: Outfall Table ID lakiel Elevation Set Rim to Elev I atioq Boundary CondlGc�n : "_ydraulic flow{total (Ground) Ground (Inver' Type Glade out) Elevation ( � �: � .'... � ) #s) 4 O-1 1 96.00 1 True 92.00 Free Outfall 94.301 49.78 Bentley Storm CAD V8i(SELECTseries 3) 2000481 S60_NOAA.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 5/7/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 FUSS&O'NEILL Water Quality Volume & Flow Calculations HarborChase of Evergreen Walk HRA South Windsor, Connecticut Description Symbol Unit of Quantity Measure Input O Upstream Drainage Area A AC 3 Percent Impervious Cover I CJ m - r 2 Volumetric Runoff Coefficient R 0.581 _ R - > Water Quality Volume WQV I ac-ft 1 0.242 Input Design Precipitation P IN 1 aCalculations Runoff Depth Q IN 0.581 _o Runoff Curve Number CN 95 'L Initial Abstraction(From Table 4-1,Ch 4,TR-55 Manual) IA R IA/P(Rounded) 0.25 Time of Concentration(Min.167 Hours) Tc Hr C7 csm Unit Peak Discharge(from Exhibit 4-III, Ch 4,TR-55 Manual) q„ (mi2*in) V " Drainage Area A mil 0.008 Water Quality Flow WQF cfs 2.50 Date:2/23/2018 Prepared By: HDB Notes: 1.All water quality calculations based on 2004 Connecticut Stormwater Quality Manual. 2. Shaded cells indicate numbers inputted from other sources. F:\P2000\481\S60\Drainage\Calculations\WQV\2000481560_WQV.xlsx Page 1 of 1 PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 5/17/18 TO: Matt Galligan, Michael Gantick, Walter Summers, Jeff Doolittle Ray Favreau, Chris Dougan, Heather Oatis, Kevin Cooney, Tony Manfre, John Caldwell, Andrea Confrancesco, Chris Duchesne, Vincent Stetson FROM: Michele Lipe, AICP, Director of Planning The Planning & Engineering Departments have received plans for the following projects: Appl 18-29P, Harborchase of Evergreen Walk Location: 151 Buckland Road,Unit 16—(immediately north of LA Fitness) ® Site Plan ❑ Subdivision No. Acres 4.4 Zone BGZ ❑ Industrial ® Commercial ® Residential No. Lots/Units 111 Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System Project Description: 111,976 sf Assisted Living Facility 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 5/15/18 and return to the Planning Department. 0146 Hartford Road,Manchester,Cl' 06040 ❑50 Redfield Street,Ste.100,Boston,MA 02122 F USS&©'NEILL TEL:(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)282-8253 ❑56 Quarry Road,Trumbull,CT 06611 ❑317 Iron Horse Way,Ste.204, Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)86]-3076 ❑78 Interstate Drive,West Springfield,MA 01089 ❑717 Lady Street,Suite E,Columbia,SC 29201 TEL:(413)452-0445 FAX:(413)846-0497 TEL:(803)376-6034 FAX:(803)376-6035 Letter of Transmittal To: Date: 5/24/18 Michele Lipe,AICP Director of Planning Project No: 2000481.S60 Task No.:000050 Town of South Windsor 1540 Sullivan Avenue Re: HarborChase of Evergreen Walk-HRA South Windsor CT 06074 South Windsor,CT Telephone No: 860-644-2511 x252 We are sending you: ®Attached ❑ Under Separate Cover ®via Courier ❑ Shop Drawings ❑Prints ❑Plans ❑Specifications ® Copy of Letter ❑ Change Order ❑ Reports ❑ Other Copies Date No. Description 10 Special Exception Narrative ❑ For approval ❑Returned loaned prints ❑ Furnish as submitted ❑As requested ❑Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑Rejected ❑ For review&comment ❑Submit copies for distribution ❑Resubmit copies for approval If you have any questions please contact Haley Busch at 860-646-2469 x5508.Thank you. R�G�IL� D Signed: p1l+NN1NG 0-FUT. f c: S�j}{WINDSOR yBass Samantha . Administrative Assistant \\private\dfs\ProjectData\P2000\481\S60\Comes\Sent\South Windsor\2018-05-24-Special Exception Narrative\2018_05_24_Lipe.rtf Town of South Windsor Planning Department Memo To: Haley Busch,Fuss&O'Neill Ron Bomengen,Fuss&O'Neill From: Michele R. Lipe,AICP,Director of Planning Date: 6/4/2018 Re: Appl.#18-29P,Harborchase of Evergreen Walk Assisted Living Facility Following are Planning Department review comments.Please make the necessary revisions and submit seven full size revised sets OR 3 full size revised sets and 10 11"x17"Size Sets to be submitted one week prior to the meeting. This item is schedule to be heard on Tuesday,June 12,2018.Engineering comments will be sent separately General Comments With Evergreen Walk LLC recent general plan update approval in April 2018 for this use/area, there were a couple approval conditions to be addressed at the time of the site plan. The applicant/owner should address these items. They included: • Timeframe for completion of the walking trail; • Identify mature trees within the undeveloped pieces along the Buckland Road frontage on future site plans and incorporate into the site plan. An arborist report provided if removal of significant trees are proposed to be removed with the 65 foot setback. Supporting Documentation At the time of the original text amendment that allowed for larger assisted living facilities in the Buckland Gateway Development Zone, the PZC had expressed quite a bit of concern about the size of the building and the need and impact of such facilities in light of the fact that we already had three in town. (See attached public hearing minutes from June 2016). At the time it was represented that when an application came forward for special exception, information would be submitted to the PZC regarding the need for such a facility in the community as well as impact on town services(particularly emergency services). I do not see either item addressed in what has been submitted to date. Site Plan comments 1. The address for this property will be 1000 Evergreen Way. Please add that address to the plans. •Page 1 2. Proposed and existing tree lines are shown on the plans,however no trees of significance have been identified. Are any significant trees along Buckland Road proposed to be saved?They should be identified on the plans. '3. How will the retaining wall look adjacent to the LA Fitness parking area and ECHN parking area?Details of the walls should be provided. 4. Additional crosswalks will be required in areas where the sidewalk meets the roadway 1-5. The plans reference three stories, but the zoning data table reflects only two stories. Please clarify the height and demonstrate compliance with the zoning regulations 6. The landscaping be at the intersections should be designed so that it does not impede any future site lines (turning onto Evergreen Way). Site lines should be shown on the plans. 7. All landscaping should be reviewed to make sure that it is not planted within any new and/or existing easement areas. An easement chart should be added to the plans. 8. The acreage of the Recreational area on the zoning data table shows 1.5 acres of recreation which differs from what is shown on Page CS-102 (shows 1.6 acres). I would suggest that recreation area shown sheet CS-102 eliminate the rain garden areas between the driveway and Buckland Road as recreational areas as they do not function as such. This application is subject the criteria of Section 6.7 Pedestrian and Bicycle Accommodations, in particular section 6.6.2.4 which requires a minimum of a six foot sidewalk adjacent to parking areas. In addition, this project meets the threshold under 6.7.3 to accommodate Bicycle parking. You may want to review the criteria and decide whether a waiver request is warranted for the bicycle accommodations. Water Pollution Control Comments(Tony Manfre) 1. The sewer downstream size should be verified (concern that the 8 inch sewer is not going into a 6 inch sewer). 2. The manhole where the force main discharges into must be coated. 3. Trees that are shown planted on pump chamber and sewer line must be relocated. •Page 2 ARTICLE 6—SITE DEVELOPMENT REGULATIONS F. Stormwater detention basins that are visible from a street (including private streets serving the pub- lic) must be attractively designed and landscaped, with side slopes no greater than 4:1 for mainte- nance purposes. 6.6.6 Water Supply A. Sites with a property boundary within 200 feet of an existing public water supply must connect to public water in accordance with the State Public Health Code, Sec. 19-13-B51m, unless an exception is granted by the Commissioner of Health Services. B. All proposals for installation of private wells shall be submitted to the Town's Environmental Health Officer for a determination of the feasibility of such proposed water supply. Section 6.7 Pedestrian and Bicycle Accommodations 6.7.1 Purpose The purpose of these regulations is to promote and support access by bicycle and walking throughout the town of South Windsor. All parking lots must be designed to provide safe and convenient pedestrian and bicycle access as part of any parking lot and site design, including safe and convenient pedestrian and bicycle movement to and from public walkways and/or bikeways or streets, and between developed lots. 6.7.2 Pedestrian Design Standards A. Access to individual buildings within the site shall be from a system of convenient and safe pedes- trian ways and shall be incorporated into the plans for any site development plan or parking area in accordance with the following standards: 1. Pedestrian ways and sidewalks shall provide safe separation or delineation from motor vehicle traffic through the use of raised sidewalks and/or landscaping between sidewalks and parking spaces and/or driving aisles. 2. Pedestrian crossings shall be demarcated through the use of raised pavers, textured concrete, pavement markings,pedestrian warning signs,and/or lighting as appropriate. 3. Pedestrian ways and sidewalks may be constructed of concrete or other decorative-type paving material and shall include pedestrian warning signs and lighting, and shall not be less than four (4)feet in width. 4. If concrete wheel stops are not provided at parking spaces perpendicular to adjacent pedestrian ways, pedestrian ways and/or sidewalks shall be increased by two (2) feet on each side where parking spaces are located. 5. Pedestrian ways and sidewalks may be flush with adjacent pavement where necessary to facili- tate wheelchair and shopping car access if concrete wheel stops or traffic control devices includ- ing line striping and signage are provided. 6. Plantings,benches,and lighting may be provided along walkways and at pedestrian crossings. Page 6-30 ARTICLE 6—SITE DEVELOPMENT REGULATIONS r 7. Pedestrian ways and sidewalks may be provided wherever possible for connections to adjacent lots (developed or undevelopable) or neighborhoods. Maintenance of public sidewalks, including the clearing of snow, shall be the responsibility of the property owner. Pedestrian ways internal to the site should connect to the public sidewalk at the street. 6.7.3 Bicycle Parking Design Standards A. Bicycle parking facilities shall be provided as part of any new: 1. Multi-dwelling unit developments of twelve(12)dwelling units or more; 2. Restaurant, retail, office, and institutional developments greater than 15,000 square feet of gross flood area; 3. Any multi-modal,transit orientated development, or park-and-ride lots; and 4. Parking lots at Park and Recreation facilities. The Commission can waive this requirement when it is determined that such facilities are not deemed appropriate based on the development pattern of the surrounding area. B. When provided,bicycle parking spaces shall: 1. Provide a convenient place to lock a bicycle, and shall be at least six (6) feet long, two (2) feet wide, and shall provide at least seven (7) feet of vertical clearance, unless a bicycle locker is pro- vided; 2. Be capable of locking the bicycle and supporting the bicycle in an upright position and be se- curely anchored to a supporting surface; 3. Not interfere with pedestrian circulation and shall be separated from automobile parking; and 4. Be illuminated for safety. C. For any use where bicycle parking is required, if the vehicular parking is covered or partly covered the bicycle parking will be covered at the same ratio. D. Bicycle racks shall be located near each main building entrance, and placed in an area that is highly visible. Page 6-31 HIRA 958 201h PI,Vero Beach, Florida 32960 Phone: 772-492-5002 Fax: 772-492-5005 About Harbor Retirement Associates& HarborChase Harbor Retirement Associates ("HRA") is a rapidly expanding, vertically integrated, regional senior living development and management company, focused primarily on Assisted Living and Memory Care communities, but also engaged in the development and operations of Independent Living and Skilled Nursing communities. Established in 2002, HRA operates 30 communities in 7 states and is partnering on the construction of 8 more communities in 7 additional states. HRA manages over $150 million in revenue and approximately$1 billion in assets while employing 2,000 associates. The company's stated mission is: We are called to apply our God-given talents and experience to the creation and refinement of successful senior living communities in which we, ourselves, would envision living. Based on this mission, the company embraces the core values of Respect, Attentiveness, Integrity, Stewardship and Excellence. We work hard to inculcate these values in the everyday life in each of our communities. By deliberately shaping the company around these enduring values, we aim to be the employer of choice so that we can attract world-class talent in alignment with these values. HarborChase of Evergreen Walk is planned as an assisted living facility that would be available on a straight monthly rental basis and designed for seniors who desire additional services to help them to maintain their independence and sense of self-worth. It will include a multitude of dining options, spa and fitness center, a resident lounge, theater, craft center and many more lifestyle activities. The building would also contain a secure neighborhood for those residents who may have been impacted by Alzheimer's or other forms of dementia. The Need • Primary Market Area-The Primary Market Area (PMA)for any type of retirement community is generally defined as the geographic area from which the majority of the project's residents will be drawn (majority is usually defined as 75-80% of the facility's residents). We have concluded that a reasonable definition of the Evergreen Walk PMA would be a 5-mile radius around the subject property • Demographics-The PMA for HarborChase of Evergreen Walk is a densely populated area,with a growing elderly segment. The 65+ population living in the Evergreen Walk PMA represents 15.2% of the total population and from 2017-2022 this segment of the population is projected to increase by an additional 15.1%. • Existing Communities - The market demand analysis for both types of senior housing (assisted living and memory care), shows ample demand for the creation of a retirement community in Evergreen Walk. The assisted living and memory care options in the Evergreen Walk PMA are near capacity,all average around 98.2%occupancy or higher. • Unmet Need-Our analysis shows that the PMA has a deficit of available assisted living units and memory care units, with an unmet demand for 240 units of assisted living by 2020. For memory care, the unmet demand totals 215 units by 2020. The average occupancy for the stabilized assisted living facilities is 98.2%and the memory care facilities surveyed for this report is 98.3%. • Affluence-The affluence in the PMA is adequate for the proposed project to be successful.The mean household income for the PMA in 2017 was $88,401. This promises to provide an ample pool of income-qualified prospects for the rental rates charged at a full-service retirement community. Suitability of Site • Ambiance — An important factor that contributes to the desirability of a site is the overall neighborhood ambiance. People want to live in neighborhoods that possess strong desirable features, such as quality homes and businesses nearby, mature landscaping, ponds, and sidewalks. The Evergreen Walk site is located within the greater Evergreen Walk Mixed Use Development, and near to The Shoppes at Buckland Hills, providing ready access for residents and their families to nearby shopping,dining and entertainment venues. • Health Care Access — Families appreciate knowing that their loved ones will be living in close proximity to health care centers, such as hospitals, so that in the event of a medical emergency, medical personnel can reach their loved one quickly. They will enjoy greater peace of mind knowing that the retirement community is within easy reach of a nearby hospital. In this regard, the Evergreen Walk site sits about three miles north of the closest full service medical center, Manchester Memorial Hospital, giving future residents quick access to emergency medical help, should it ever be required. In addition, the site is adjacent to a major ECHN medical office complex, also located within Evergreen Walk.This adjacency will facilitate easy access to regular medical appointments and non-emergency care by local providers. • High Visibility — As is true with most businesses, a retirement community is benefitted by a certain degree of visibility that allows the general public to see the facility regularly as they drive by on a daily basis. The Evergreen Walk site sits directly on Buckland Road, a major north/south collector through the South Windsor, which will offer the future facility excellent visibility which is a contributing factor to the desirability of this project site. • Proximity to Services - Much of the success of a retirement community will depend on the desirability of the site in the eyes of the public (both for the future residents and employees). Proximity to city services helps to establish such "appeal". For the residents, these services include proximity to a hospital and nursing homes (since these serve as vital referral sources). Other important city services include restaurants, shopping, churches, banking, and entertainment. The proposed site for the Evergreen Walk retirement community enjoys close proximity to a host of such services. Economic Impact • Job Creation - Once HarborChase reaches a stabilized occupancy, we will create approximately 90 full and part time positions to cover 24 hours/day 7 days per week. These associates will include an Executive Team (Executive Director, Director of Resident Care, Director of Hospitality, Director of Life Enrichment, Director of Memory Care, Director of Maintenance, Director of Sales and Marketing and Business Office Manager), RN, LVN, Nursing Assistants, Medication Technicians, Concierge, Chefs, Cooks, Dishwashers, Utility Workers, Maintenance Technicians, Housekeepers, Life Enrichment Assistants and Waitstaff. • Tax Impact — Upon completion, HarborChase is projected to add substantial revenue to the property tax rolls of South Windsor,while minimizing potential demands on critical services such as schools associated with other forms of development. • Emergency Services - With respect to potential demand on South Windsor Emergency Services please note that a HarborChase Assisted Living Community is not a Skilled Nursing Facility, in which residents more regularly experience acute health care events requiring EMS calls with significantly higher frequency. Recent surveys of HarborChase Communities report that 911 EMS calls occur at a rate of no more than 4 or 5 per month. In fact when one considers the propensity for an isolated senior living in his/her own home to call 911 for support, HarborChase residents are less likely to call for 911 EMS services because of the 24/7 support available within the community. July 2018 Tax billing for Assisted Living Facilities in South Windsor Property location Annual Taxes DBA name 200 Deming Street The Residence at South Windsor Farms RE $ 223,737.20 * *has tax abatement on current grand list PP $ 14,885.30 Total $ 238,622.50 432 Buckland Road The Village at Buckland Court RE $ 436,448.40 ** PP $ 1,021.24 PP $ 27,256.52 Total $ 464,726.16 Brookdale South Windsor 1715 Ellington Road RE $ 307,997.46 PP $ 27,256.52 PP $ 10,792.08 Total $ 346,046.06 Total of all 3 facilities $ 1,049,394.72 SQ'N N Sfq a U 70� O-P slou� W O 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 r�Osoa CO TELEPHONE (860) 644-2511 June 11, 2018 HarborChase Richard Baummer 958 20th Place, 2nd Floor Vero Beach, FL 32960 Dear Mr. Baummer: RE: Appl. 18-29P, HarborChase of Evergreen Walk - request for a Special Exception to Section 7.3 Assisted Living/Independent Living Facilities and site plan approval for a 111,976 sf Assisted Living Facility with 111 units, on property located at 151 Buckland Road, Unit 16 totaling 4.8+ acres, Buckland Road Gateway Development zone Please be advised that the Public Hearing of the Planning 8v Zoning Commission in the above referenced matter has been scheduled for Tuesday, June 26, 2018 at 7:30 p.m. in the Council Chambers of the South Windsor Town Hall, 1540 Sullivan Avenue. Someone must be present at the meeting to represent the application. Four signs advertising the hearing must be posted on the property for ten (10) consecutive days prior to the hearing and must be clearly visible from a town street. The signs must be posted on Buckland Road, Deming Street, Tamarack Avenue and Cedar Avenue by Friday, June 15, 2018. Signs can be obtained in the Planning Department. If you have any questions, feel free to call 860- 644-2511 Ext 253, Monday - Friday, 8:00 a.m. - 4:30 p.m. Sincerely, CS Lauren Zarambo Planning Department Secretary MEMORANDUM To: Michele Lipe, Director of Plannning From: Jeff Doolittle, P.E., Town Engineer Date: June 20, 2018 Re: App 18-29P HarborChase of Evergreen Walk I have reviewed the plan for the above application and I have the following comments: 1. The proposed sidewalk around the site needs to be 6 feet wide where it is directly next to parking spaces to provide room for vehicles overhanging the curb and sidewalk 2. There is a gap in the sidewalk around the site on the south west side of the building, near the main entrance drive from Evergreen Way. The sidewalk should be extended to fill this gap and go all around the building. 3. The vehicle maneuvering plan shows several vehicles going over the curb at the entrance and into the opposing traffic lane on Evergreen Way including the Fire Truck, Coach Bus and SU-30, upon entering and leaving the site. Based on this, the entrance lanes need to be widened to probably 18 or 20 feet and the corner on Evergreen Way needs to be widened and have a larger radius, especially on the inside of this corner. 4. The site drive and parking areas are graded with some flat areas, especially around the southern end of the building. These areas should have at least 1% slope and more spot grades should be shown to clarify the grading in all areas. 5. It appears there are 3 areas where there is no curb along the site drive and parking areas and storm water will run off into rain gardens. We appreciate these areas and do not want any erosion in the lawn or rain gardens. To help prevent erosion, provide a 2 foot wide stone strip along side the pavement any place where there is no curb and storm water runs off into the grass or a rain garden. 6. 1 suggest YD 72 be moved further into the rain garden. 7. YD 57 and 34 could be moved to the edge of the curb in the parking spaces and changed to catch basins. 8. 1 noticed the proposed 18" storm drain pipe between CB3 and CB2 along the western side of the driveway will be under the retaining wall. I am not sure this is a good idea as it will be very difficult to access these pipes in the future. The Engineer for the wall and the pipe manufacturer should be consulted to make sure the wall will be stable and well supported and the pipe will support this load. 9. On the utility plan check to be sure there are no conflicts where utility pipes cross on the southern part of the site. 10.What will be the impact of the storm water flows from this site on the existing hydrodynamic separator west of ECHN? 11.1 am still reviewing the Stormwater Management Report and will let you know if I have any comments on this information. 12.What will be the pipe size and material used for the sewer force main? 13.Note that the invert in the existing SMH on the opposite side of Evergreen Way will have to be modified/rebuilt for this sanitary sewer connection. 14.There is a section of 6" sewer pipe in the sewer main line between manholes to the south of LA Fitness that will have to be replaced with 8" diameter pipe. 15.Provide the estimate of expected average daily and peak flows to the sanitary sewer from this facility. 16.Provide details for the pump chamber including pump number, size and design criteria, number of pump control floats and elevations, size of wetwell, expected pump cycling time, and maintenance plan. An external emergency power supply connection and source will be needed for this pump station. Where will the controls for this pump station be located? 17.Provide an easement to the Town from Evergreen Way to the SMH near the dumpster pad for inspection and monitoring of the waste water. 18.There should not be any large trees or bushes planted over the sanitary sewer pipes or manholes. 19.WPCA review and approval of this plan is required. 20.The pervious asphalt pavement section should include stone base material and thickness specified by the pervious asphalt supplier. Show the thickness of the base and pervious asphalt. 21.The standard duty bituminous concrete pavement should be on at least 10" of processed aggregate base on top of thoroughly compacted granular sub-grade material. 22.The heavy duty bituminous concrete pavement and base should be on 8" subbase that is thoroughly compacted gravel that meets the CONN DOT specification for grading B. 23.Show the specific data requirements for the proposed hydrodynamic separator including flows, pipe sizes and materials and elevations. Please let me know if you have any questions. 2 FUSS&O'NEILL June 20,2018 Town of South Windsor Planning and Zoning Commission 1540 Sullivan Avenue South Windsor,CT 06074 Re: HarborChase of Evergreen Walk—Site Plan of Development Section 6.4.9—Modification of Minimum Required Parking Spaces To whom it may concern: HarborChase of Evergreen Walk would like to request a waiver to Section 6.4.3 which requires the applicant to demonstrate how they can provide reserve parking of equal to the primary parking in the event that additional parking is needed. The required number of parking spaces to be constructed for the HarborChase of Evergreen Walk facility is 56 spaces. Based on successful HarborChase facilities throughout the country,they have determined their facilities function best when providing additional parking. The Evergreen Walk facility has been designed to provide 83 parking spaces,27 spaces more than required for zoning compliance when construction is complete but 29 spaces short of the requirements of Section 6.4.3. A reduction in reserve parking spaces is in the best interest of the Town for the following reasons: 1. The increased impervious area resulting from additional parking and sidewalks would result in higher peak stormwater runoffs from the site. In addition,the increased impervious area would have a negative impact on the reflective heat,resulting in a larger area absorbing the heat of the sun. 2. HarborChase operates over 30 facilities all over the country and has based the total parking requirements for their site at Evergreen Walk based on the operations of these 146 Hartford Road successful facilities. Manchester,CT 06040 If you have any questions or need additional information,please call me at(860)646-2469,ext. t 860.646.2469 5253. 800.286.2469 f 860.533.5143 www.fando.com Sincerely, California �-4L!— Connecticut Maine Massachusetts Ronald E.Bomengen,PE,LEED AP New Hampshire Senior Project Manager Rhode Island Vermont Lipe, Michele From: Custer, Scott Sent: Thursday,June 21, 2018 1:58 PM To: Lipe, Michele; Cooney, Kevin Cc: Summers,Walter; PDCommand Subject: RE: New Assisted Living Facility Good afternoon all, Here's the breakdown for CAD calls to the 3 existing facilities. Since we started our new CAD system in September of last year; I only queried the 8 months from October 15Y 2017 to May 315C, 2018. The numbers are as follows: 200 Deming Street: 140 calls for service (average 17.5 per month) 432 Buckland Road: 182 calls for service (average 22.75 per month) 1715 Ellington Road: 105 calls for service (13.12 per month) We responded to 1,642 medical assist calls in this 8 month period town-wide,the 3 assisted living centers account for 427 of those calls, or about 26%of all medical calls. The 427 calls figure does not include our frequent response to medical calls at the medical offices on Buckland Road and Sullivan Avenue,the Walk-in Clinics, and at other senior housing. Another assisted living center will certainly add to the workload placed on our patrol staff who must respond to every medical call per our R-1 license,which takes away from their time for pro-active investigations and traffic enforcement. Thanks, -Scott P. Custer Deputy Chief of Police From: Lipe, Michele Sent:Thursday,June 21, 2018 10:33 AM To:Custer,Scott<Scott.Custer@southwindsor.org>; Cooney, Kevin<Kevin.Cooney@southwindsor.org> Cc:Summers,Walter<Walter.Summers@southwindsor.org> Subject: New Assisted Living Facility Good morning, As you are aware,we have a new assisted living proposal pending with the PZC and will be at a public hearing on 6/26/18. As a part of the application,the applicant submitted information stating that medical calls averages about 4 to 5 calls a month (see attached information; last item). Scott could you provide us some information on the number of medical assists call generated by the assisted living facilities? Kevin, I know you met with the developer about this project. Could you let me know if you have any concerns with the site design or the fire department's ability to respond to emergency based on the size/number and operation of this facility? Thanks for your input on tis. Michele 1 System Software Error. Mailing pieces condensed (residential only)and deleted duplicated addresses, Total 76. Client Charaeback Report Report Date:5/25/2018 Ship Date: 5/18/2018 Project ID: 02000481.S60 TasklD: 000050 Project ID: Task ID: Date: CarrierService: Pcs Total Cost: 02000481.S60 000050 5/18/2018 5 residential addressed recipients First-Class Mail® 1 $19.60 02000481.S60 000050 5/18/2018 31 residential addressed recipients First-Class Mail® 1 $121.52 02000481.560 000050 5/18/2018 5 residential addressed recipients First-Class Mail® 1 $19.60 02000481.560 000050 5/18/2018 8 residential addressed recipients First-Class MaiM 1 $31.36 02000481.S60 000050 5/18/2018 1 residential addressed recipient First-Class MailS 1 $3.92 02000481.S60 000050 5/18/2018 130 Deming LLC First-Class MaiM 1 $3.92 02000481.S60 000050 5/18/2018 314 SMITH STREET ASSOCIATES LLC First-Class Mai)& 1 $3.92 02000481.S60 000050 5/18/2018 859 CLARK ST LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 95 CT LLC&Leveites Realty Co.LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 BUCKLAND COMMONS LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 Gammon&Company LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 CityPlace I First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 CLARK TREE FARM LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 DOWNEAST ASSOC.LTD PARTNERS First-Class Mail® 1 $3.92 02000481.S60 00D050 5/18/2018 EVERGREEN MEDICAL ASSOCIATES If LLC First-Class Mail& 1 $3.92 02000481.S60 000050 5/18/2018 EVERGREEN MEDICAL ASSOCIATES LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 EVERGREEN WALK LIFESTYLE CENTER LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 EVERGREEN WALK LLC First-Class MailO 1 $3.92 02000481.S60 000050 5/18/2018 INT.SAMARKAND HOTEL GROUP LLC First-Class Mail® 1 $3.92 02000481.560 000050 5/18/2018 KF REALTY LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 KRISHRELTIC LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 LEXMAR REALTY LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 LOWES HOME CENTERS INC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 MESSIAH EVANGELICAL First-Class MailO 1 $3.92 02000481.S60 000050 5/18/2018 One Buckland Center LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 REALTY INCOME PROPERTIES 21 LLC First-Class MailS 1 $3.92 02000481.S60 000050 5/18/2018 ROUNSEVILLE MARRION&ROY TRUSTEES First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 SHP IV/LCB SOUTH WINDSOR LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 South Windsor Realty Co.LLC First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 TOWN OF SOUTH WINDSOR First-Class Mail® 1 $3.92 02000481.S60 000050 5/18/2018 WOLF&GUERRA LLC First-Class Mail® 1 $3.92 Grand Totals: 76 pcs $297.92 tOWN SE4 O l/ 6� s_o-a;(A • O c 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 J�dsox--co TELEPHONE(860) 644-2511 CERTIFIED#70160910000098610950 June 26, 2018 Mr. Richard Baummer HRA 958 20th PI 2"d Floor Vero Beach, FL 32960 RE: Appl. #18-29P—HarborChase of Evergreen Walk, Unit 16 Dear Mr. Baummer: On June 20, 2018, the Inland Wetlands Agency/Conservation Commission approved Appl. 18-29P, HarborChase of Evergreen Walk- IWA/CC application for the construction of an Assisted Living Facility, parking, and associated utilities on a portion of land located west of Buckland Rd and south of Deming St; Gateway Development(GD)Zone, with following conditions: 1. The final approved copy of the entire set of plans and this letter reproduced thereon must be submitted to the Planning Department. This must be completed within 65 days of approval prior to any construction activity on the site. Plans submitted to Planning & Zoning Commission shall be considered having met this requirement. 2. The applicant shall indemnify and hold harmless the Town of South Windsor against any liability, which might result from the proposed operation or use. 3. The permit is valid for five years and shall expire on June 20, 2023. It is the landowner(s)/applicant(s) responsibility to track expiration dates and notify the Commission of a renewal request at least 65 days prior to expiration. 4. A bond of $30,000 for erosion and sediment control installation and maintenance and a bond of $15,000 for installation of the stormwater control measures. 5. All approvals required must be obtained and submitted prior to any activity on the site. 6. A contact person shall be identified on the plans. Very truly yours, INLAND WETLANDS AGENCY/ CONSERVATION COMMISSION C7C�n )-- P /cam' John T. Phillips, Vice Chairperson cc: Director of Planning Chief Building Official Town Engineer text-0 (002) Michele, To confirm our telephone call two weeks ago, EW,LLC is preparing plans and specifications for the trail system at EW. They should be complete about July 15th at which time we will go out to bid. Receipt of bids will be August 15th. We will then report to you and PZC on plan and schedule based on those bids. In the meantime the trail on Unit 7 is complete and we expect the trail on Unit 3 to commence with construction on that site. None of the trail system is located on Unit 16. Alan Lamson Page 1 FUSS&O'NEILL June 20,2018 Town of South Windsor Planning and Zoning Commission 1540 Sullivan Avenue South Windsor,CT 06074 Re: HarborChase of Evergreen Walk—Site Plan of Development Section 6.4.9—Modification of Minimum Required Parking Spaces To whom it may concern: HarborChase of Evergreen Walk would like to request a waiver to Section 6.4.3 which requires the applicant to demonstrate how they can provide reserve parking of equal to the primary parking in the event that additional parking is needed. The required number of parking spaces to be constructed for the HarborChase of Evergreen Walk facility is 56 spaces. Based on successful HarborChase facilities throughout the country,they have determined their facilities function best when providing additional parking. The Evergreen Walk facility has been designed to provide 83 parking spaces,27 spaces more than required for zoning compliance when construction is complete but 29 spaces short of the requirements of Section 6.4.3. A reduction in reserve parking spaces is in the best interest of the Town for the following reasons: 1. The increased impervious area resulting from additional parking and sidewalks would result in higher peak stormwater runoffs from the site. In addition,the increased impervious area would have a negative impact on the reflective heat,resulting in a larger area absorbing the heat of the sun. 2. HarborChase operates over 30 facilities all over the country and has based the total parking requirements for their site at Evergreen Walk based on the operations of these 146 Hartford Road successful facilities. Manchester,CT 06040 If you have any questions or need additional information,please call me at(860) 646-2469,ext. t 860.646.2469 5253. 800.286.2469 f 860.533.5143 www.fando.com Sincerely, California Connecticut Maine Massachusetts Ronald E.Bomengen,PE,LEED AP New Hampshire Senior Project Manager Rhode Island Vermont Lipe, Michele From: Custer,Scott Sent: Thursday,June 21, 2018 1:58 PM To: Lipe, Michele;Cooney, Kevin Cc: Summers,Walter, PDCommand Subject: RE: New Assisted Living Facility Good afternoon all, Here's the breakdown for CAD calls to the 3 existing facilities. Since we started our new CAD system in September of last year; I only queried the 8 months from October 112017 to May 315t, 2018. The numbers are as follows: 200 Deming Street: 140 calls for service(average 17.5 per month) 432 Buckland Road: 182 calls for service (average 22.75 per month) 1715 Ellington Road: 105 calls for service (13.12 per month) We responded to 1,642 medical assist calls in this 8 month period town-wide,the 3 assisted living centers account for 427 of those calls,or about 26%of all medical calls. The 427 calls figure does not include our frequent response to medical calls at the medical offices on Buckland Road and Sullivan Avenue,the Walk-in Clinics, and at other senior housing. Another assisted living center will certainly add to the workload placed on our patrol staff who must respond to every medical call per our R-1 license,which takes away from their time for pro-active investigations and traffic enforcement. Thanks, -Scott P.Custer Deputy Chief of Police ®146 Hartford Road,Manchester,CT 06W 050 Redfield Street,Ste.100,Boston,MA 02122 FjV SS tt>��N�•r -+IZT TEL:(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX;(617)282-8253 v tX ❑56 Quarry Road,Trumbull,CT 06611 ❑317 Iron Horse Way,Ste.204, Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)861-3076 ❑78 Interstate Drive,West Springfield,MA 01089 ❑717 Lady Street,Suite E,Columbia,SC 29201 TEL:(413)452-0445 FAX:(413)846-0497 TEL:(803)376-6034 FAX:(803)376-6035 Letter of Transmittal To: Date: 7/13/18 Michele Lipe,AICP Project No: 2000481S60 Task No.:0005 Director of Planning Town of South Windsor Re: HRA 1540 Sullivan Avenue South Windsor CT 06074 South Windsor,CT Telephone No: 860-644-2511 x252 We are sending you: ®Attached ❑ Under Separate Cover ®via FedEx Priority ❑Shop Drawings ❑ Prints ❑Plans ❑ Specifications ❑ Copy of Letter ❑ Change Order ❑Reports ® Other Copies Date No. Description 10 :Market StudyEPP - ti. ! !,I D S0R 1, i l•t`1 ❑ For approval ❑ Returned loaned prints ❑ Furnish as submitted ❑As requested ❑ Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑ Rejected ❑ For review&comment ❑Submit copies for distribution ❑Resubmit copies for approval If you have any questions please contact Ron Bomengen at 860-646-2469 x 5253.Thank you. Signed: ' ,C Sam a a Bass Administrative Assistant C:\Users\sbass\AppData\Local\Temp\Transmittal.rtf MEMORANDUM To: Michele Lipe, Director of Plannning From: Jeff Doolittle, P.E., Town Engineer Date: July 23, 2018 G Re: App 18-29P HarborChase of Evergreen Walk I have reviewed the responses to my previous comments and revisions to the plan for the above application and I have the following comments: 1. I understand the section of 6" sewer pipe in the sewer main line under Evergreen Way between manholes to the south of LA Fitness will be replaced with 8" diameter pipe. 2. 1 do not object to creating a 3-way stop at the corner of the temporary Evergreen Way by the proposed entrance to Harbor Chase. However, the geometry and pavement width and construction of this corner on Evergreen Way needs to be re-evaluated for future traffic types and volumes when any future developments are proposed along or off of Evergreen Way, north of the existing development by Old Navy. 3. 1 agree that the entrance and exit drive as shown from Evergreen Way can accommodate passenger vehicles, box trucks and shuttle buses that will regularly visit this facility. 4. Regarding the stormwater system design, it appears CB 2 and CB 10 should also be double catch basins, based on the ponding spread shown on the revised CB table provided. Complete revised storm water drainage design tables and figures need to be provided to incorporate into the Stormwater Management Report. 5. The sewer force main pipe size and material needs to be shown on the final plans. 6. Details for the pump chamber including pump number, size and design criteria, number of pump control floats and elevations, size of wetwell, expected pump cycling time, controls, and maintenance plan need to be provided prior to construction. An external emergency power supply connection and source will be needed for this pump station. 7. WPCA review and approval of this plan is required. Please let me know if you have any questions. 1 FUSS&aNEILL MEMORANDUM TO: Town of South Windsor—Michele Lipe FROM: Ronald Bomengen,PE,LEM AP DATE: June 26,2018 RE: HarborChase of Evergreen Walk Response to Comments June 4,2018 Review Comments 1. The address for this property will be 1000 Evergreen Way. Please add that address to the plans. Response: The Site Plans have been updated to reflect the new address. 2. Proposed and existing tree lines are shown on the plans,however no trees of significance have been identified. Are any significant trees along Buckland Road proposed to be saved?They should be identified on the plans. Response: Trees of significance have been identified along Buckland Road and identified on the site plans. 3. How will the retaining wall look adjacent to the LA Fitness parking area and ECHNparking area?Details of the walls should be provided. Response: The wall between the development site and LA Fitness parking area as well as the ECHN parking area will be segmental block. This type of wall is similar to that of the wall constructed along Tamarack Avenue adjacent to the Tempo Apartments. A photo is provided for reference. A detail is provided in the plan set. r FAP2000\481\S60\Permitting\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.docx 0 FUSS&O'NEIU Town of South Wmdsor—Michele Upe June 26,2018 Page 2of6 4. Additional crosswalks will be required in areas where the sidewalk meets the roadway Response: A crosswalk has been added along the driveway entrance to Evergreen Way. S. The plans reference three stories, but the zoning data table reflects only two stories.Please clarify the height and demonstrate compliance with the zoning regulations Response: The portion of the building that is three stories is located beyond the required 125 foot setback from Buckland Road. The portion of this building is clearly shown on the site plans for reference. The zoning data table has been updated to clearly demonstrate compliance with the zoning regulations. 6. The landscaping beat the intersections should be designed so that it does not impede arty future site lines(turning onto Evergreen Way).Site lines should be shown on the plans. Response: The landscape at the intersection with Evergreen Way has been reviewed and does not impede any site lines turning on to Evergreen Way. The site lines are shown on the site plan CS-101. 7. All landscaping should be reviewed to make sure that it is not planted within any new and/or existing easement areas. An easement chart should be added to the plans. Response: The landscaping has been revised to eliminate direct conflicts with utilities but all landscaping will not be removed from the easement areas. 8. The acreage of the Recreational area on the zoning data table shows 1.5 acres of recreation which differs from what is shown on Page CS-102(shows 1.6 acres). I would suggest that recreation area shown sheet CS-102 eliminate the rain garden areas between the driveway and Buckland Road as recreational areas as they do not function as such. Response: The site plans have been updated to reflect actual recreational open space. The zoning data table and sheet CS-102 are now coordinated. 9. This application is subject the criteria of Section 6.7 Pedestrian and Bicycle Accommodations,in particular section 6.6.2.4 which requires a minimum of a six foot sidewalk adjacent to parking areas. In addition,this project meets the threshold under 6.7.3 to accommodate Bicycle parking. You may want to review the criteria and decide whether a waiver request is warranted for the bicycle accommodations. Response: Bicycle accommodations have been added along the west side of the proposed building and are shown on sheet CS-101. Water Pollution Control Comments(Tom manfre) 1. The sewer downstream size should be verified(concern that the 8 inch sewer is not going into a 6 inch sewer). Response: The sanitary sewer manhole for which the proposed site discharges sanitary sewer was field verified to have an 8-inch pipe leaving the manhole. 2. The manhole where the force main discharges into must be coated. Response: The manhole will be coated and the site plans have been updated. F:\P2000\481\S60\Permitting\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.docx FUSS&O'NEILL Town of South Windsor—Michele Lipe June 26,2018 Page 3 of 6 3. Trees that are shown planted on pump chamber and sewer line must be relocated. Response: The proposed trees have been relocated and are shown on sheet LP-101. June 20,2018 Review Comments 1. The proposed sidewalk around the site needs to be 6 feet wide where it is directly next to parking spaces to provide room for vehicles overhanging the curb and sidewalk Response: The sidewalks in these locations have been increased to be 6 feet in width and the site plans have been updated. 2. There is a gap in the sidewalk around the site on the south west side of the building, near the main entrance drive from Evergreen Way. The sidewalk should be extended to fill this gap and go all around the building. Response: The owner/developer has decided to not construct a sidewalk in this section due to the steepness of the grade that would result. The sidewalk would have to be graded at an 8%slope which is a safety concern of the residents and employees of the facility. 3. The vehicle maneuvering plan shows several vehicles going over the curb at the entrance and into the opposing traffic lane on Evergreen Way including the Fire Truck, Coach Bus and SU-30, upon entering and leaving the site. Based on this, the entrance lanes need to be widened to probably 18 or 20 feet and the corner on Evergreen Way needs to be widened and have a larger radius, especially on the inside of this corner. Response: Sheet CT-101 shows design vehicles maneuvering through the site. The lines extending over the curbing represents the vehicles body and not the tires of the vehicle. We have updated the plan to show only the tire paths of the vehicles and revised the curb radii on the dividing island to eliminate tire encroachment onto the curb. After further review of Evergreen Way,the roadway does not need to be widened in order to accommodate vehicular movements into the HRA development site. 4. The site drive and parking areas are graded with some flat areas, especially around the southern end of the building. These areas should have at least 1%slope and more spot grades should be shown to clarify the grading in all areas. Response: The grading in these areas have been reviewed and updated where necessary. S. It appears there are 3 areas where there is no curb along the site drive and parking areas and storm water will run off into rain gardens. We appreciate these areas and do not want any erosion in the lawn or rain gardens. To help prevent erosion,provide a 2 foot wide stone strip along side the pavement anyplace where there is no curb and storm water runs off into the grass or a rain garden. Response: A stone strip has been added in areas that will see stormwater runoff sheet flow off of the edge of pavement. F:\P2000\481\S60\Permitting\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.docx 0 FUSS&(YNEILL Town of South Windsor—Michele Lipe June 26,2018 Page 4of6 6. 1 suggest YD 72 be moved further into the rain garden. Response: To prevent a pipe being exposed in the center of the rain garden,we would prefer to keep the drain in its current location. It will serve the same purpose. 7. YD 57 and 34 could be moved to the edge of the curb in the parking spaces and changed to catch basins. Response: YD 34 is currently provided in a low point. To prevent water from sheet flowing over the sidewalk and causing an icing situation in the winter,we would prefer to keep it in its current location.YD 57 will be eliminated and the pipe network will be reconfigured in this location. 8. 1 noticed the proposed 18"storm drain pipe between CB3 and CB2 along the western side of the driveway will be under the retaining wall. I am not sure this is a good idea as it will be very difficult to access these pipes in the future. The Engineer for the wall and the pipe manufacturer should be consulted to make sure the wall will be stable and well supported and the pipe will support this load. Response: The 18"storm pipe between C113 and C112 is located approximately 2 feet away from the retaining wall. The retaining wall is provided approximately 2 feet beyond the edge of roadway in this location. 9. On the utility plan check to be sure there are no conflicts where utility pipes cross on the southern part of the site. Response: Utilities have been checked for utility pipe conflicts. 10. What will be the impact of the storm water flows from this site on the existing hydrodynamic separator west of ECHN? Response: The hydrodynamic separator west of ECHN is an offline system.Additional storm water flows from this site greater than separator's design capacity will bypass the structure. 11. 1 am still reviewing the Stormwater Management Report and will let you know if I have any comments on this information. Response: Noted 12. What will be the pipe size and material used for the sewer force main? Response: To be determined. The sanitary sewer pump and low pressure force main will be contracted as a design-build component to the construction project. Engineered plans can be provided to you prior to construction. 13. Note that the invert in the existing SMH on the opposite side of Evergreen Way will have to be modied/rebuilt for this sanitary sewer connection. Response: There is currently an 8-inch sanitary sewer pipe connected to this manhole which is stubbed on the development property. The intent is to connect to this existing service lateral. F:\P2000\481\S60\Permit6ng\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.doca FUSS&O'NE1LL b Town of South Windsor—Michele Lipe June 26,2018 Page 5 of 6 14. There is a section of 6"sewer pipe in the sewer main line between manholes to the south of LA Fitness that will have to be replaced with 8"diameter pipe. Response: The HRA improvements will connect to an existing sewer that is currently fl- inches. The applicant is unaware that the private sanitary sewer main further downstream from the connection point reduces to 6-inches. We will coordinate with Engineering Staff and the private sewer owner if the capacity of the system is inadequate. 15. Provide the estimate of expected average daily and peak flows to the sanitary sewer from this facility. Response: The facility is expected to have an average daily flow of 9,000 gal/day. The peak daily flow is estimated to be 18,000 gal/day. 16. Provide details for the pump chamber including pump number, size and design criteria, number of pump control floats and elevations, size of wetwell, expected pump cycling time, and maintenance plan. An external emergency power supply connection and source will be needed for this pump station. Where will the controls for this pump station be located? Response: To be determined. The sanitary sewer pump and low pressure force main will be contracted as a design-build component to the construction project. Engineered plans can be provide to you prior to construction. 17. Provide an easement to the Town from Evergreen Way to the SMH near the dumpster pad for inspection and monitoring of the waste water. Response: Evergreen Walk and the Town of South Windsor Attorney are currently coordinating an agreement between both parties to allow access to the sanitary sewer infrastructure over the entirety of Evergreen Walk. 18. There should not be any large trees or bushes planted over the sanitary sewer pipes or manholes. Response: Sheet LP-101 has been revised to relocate trees and shrubs from conflicts with the sanitary sewer pipes and manholes. 19. WPCA review and approval of this plan is required. Response: Noted. 20. The pervious asphalt pavement section should include stone base material and thickness specified by the pervious asphalt supplier. Show the thickness of the base and pervious asphalt. Response: The pervious asphalt pavement section has been revised to reflect the pavement section required for vehicular parking. The pervious pavement for walks has been eliminated. 21. The standard duty bituminous concrete pavement should be on at least 10"ofprocessed aggregate base on top of thoroughly compacted granular sub-grade material. Response: The standard duty bituminous concrete pavement section as shown on the design drawing is a recommended section provided by Nobis Engineering in their F:\P2000\481\S60\Permitting\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.docx 0 FUSS&UNEILL Town of South Windsor—Michele Lipe June 26,2018 Page 6of6 geotechnical report dated January 10,2018. A copy of the pavement section design consideration is enclosed. 22. The heavy duty bituminous concrete pavement and base should be on 8"subbase that is thoroughly compacted gravel that meets the CONK DOT specification for grading B. Response: Noted. 23. Show the specific data requirements for the proposed hydrodynamic separator including flows,pipe sizes and materials and elevations. Response: Plan sheet CD-508 has been updated with a proposed hydrodynamic separator detail showing the request information. END OF MEMO FAP2000\481\S60\Permitting\Town Review Comments\2018-06-26-Response to Comments\2018-06-26_Response to Comments.docx I 5.6 Pavements 5.6.1 Design Considerations Flexible pavement design is based on the American Association of State Highway and Transportation Officials' (AASHTO) Guide for Design of Pavement Structures (1993). The thickness of each course is a function of subgrade strength, anticipated traffic volume, design period, serviceability factors, and frost susceptibility. In the design process, we used our engineering judgment, a design period of 20 years, and 18-kip equivalent single axle loads (ESALs) of 50,000 and 200,000 for standard-duty and heavy-duty pavement sections, respectively. Reference is made to materials described by the Connecticut Department of Transportation (ConnDOT) Standard Specification for Roads, Bridges, and Incidental Construction. The following flexible pavement designs are recommended: Thickness (in) Flexible Pavement Material Standard Heavy I. uty Duty Bituminous Concrete Top Course 1.5 1.5 (ConnDOT Class 2 HMA, Table M.04.01) Bituminous Concrete Binder Course 1.5 2.5 (ConnDOT Class 1 HMA, Table M.04.01) Base Course (ConnDOT Item M.05.01 —Processed Aggregate Base) 8.0 6.0 Subbase Course 8.0 (ConnDOT Item M.02.02.1 —Bank or Crushed Gravel) It is recommended the standard duty section, as outlined above, be constructed in parking and lightly traveled areas. The heavy-duty pavement section should be constructed at primary drives, delivery areas, and other areas subjected to heavy car or truck traffic. The above flexible pavement sections represent minimum thicknesses and, as such, periodic maintenance should be anticipated. Preventative maintenance should be planned and provided through an ongoing pavement management program in order to enhance future pavement performance. Preventative maintenance activities are intended to slow the rate of pavement deterioration, and to preserve the pavement investment. 5.6.2 Construction Considerations Pavement subgrades, comprised of compacted fill and/or natural soil, should be proof-rolled using a minimum 10-ton vibratory roller, as discussed in 6.2 Subgrade Preparation and observed by the GER as discussed herein. Base course or pavement materials should not be placed when the subgrade surface is wet. Surface drainage should be provided away from the edge of paved areas to reduce the potential for lateral moisture transmission into the subgrade. The bituminous concrete should be placed in accordance with ConnDOT standard specifications. File No.93790.00 Geotechnical Engineering Report January 10,2018 Proposed Unit#16, Evergreen Walk—South Windsor,CT Page 11 HARBORCHASE ASSISTED LIVING FACILITY PH 6/26/18 1. Request for request for a Special Exception to Section 7.3 Assisted Living/independent Living Facilities and site plan approval for a 111,976 sf Assisted Living Facility with 111 units, on property located at 151 Buckland Road, Unit 16 totaling 5.8 acres, Buckland Road Gateway Development zone 2. This use, is permitted by special exception. Special exception review criteria for this use include: •The proposal is consistent with the goals and objectives of the Plan of Conservation and Development. •The application has met the requirements of the zoning regulations. • The land is physically suited to the proposed use. •Minimal, if any, adverse environmental impacts are created. •No traffic or other hazards will be created. •The impacts on the capacity of the present and proposed utilities, street, drainage systems, sidewalks, and other elements of the infrastructure will be minimal. •There will be minimal or no adverse effects on existing uses in the area. • Surrounding property values will be conserved.- •The character of the neighborhood will be maintained or minimally disrupted. •The general welfare of the community will be served. •There is a balance between neighborhood acceptance and community needs. •Historic factors are adequately protected; or due consideration to preservation of historic factors has been demonstrated. • The overall physical appearance of the proposed development is compatible with surrounding development and the Commission's goals for the neighborhood/corridor. •The architectural design is aesthetically pleasing and blends well into the surrounding area. The Commission may impose additional conditions in accordance with these regulations in order to ensure that all applicable criteria enumerated above and/or within a particular use category are satisfied. 1 3. Additional criteria specific to independent facilities include: • The Assisted Living Facility proposal will help meet senior housing needs of South Windsor. • The Assisted Living Facility has been designed to meet the needs of handicapped residents or visitors. • The architectural design is aesthetically pleasing and blends well into the surrounding area. 4. The applicant has provided a narrative specifically addressing the special exception criteria as well as a document that from the company explaining more about the company addressing the need, suitability of the site and economic impact. 5. The PZC added this use to the general plan earlier this year. In that General Plan of Development approval, the Commission stated the following concerns to be addressed with the next site plan: PC • Timeframe for completion of the walking trail; • Identify mature trees within the undeveloped pieces along the Buckland Road frontage on future site plans and incorporate into the site plan. An arborist report provided if removal of significant trees are proposed to be removed with the 65 foot setbacks. The applicant has identified five trees of significance and proposes to remove three of the trees. The aborists report indicates the trees are health. Is there any opportunity to regrade and/or provide protections so that the other trees can be preserved? 6. The facility will have its entrance off of Evergreen Way. 7. There will be a retaining wall abutting the two parking areas north and south. The applicant has provided a sample of the wall from another area in Evergreen Walk. I will distribute a copy. 8. There are very low volumes of traffic associated with an assisted living facility should be easily handled by the existing road network and traffic signals along Deming StreetBuckland Road. 9. As presented, the site plat shows 83 parking spaces, including one van spot. Our regulations require ].W space per dwelling units or 56 spaces for this facility. The regulation also requires additional parking (equal to what is required) to be shown in reserve in the event it is needed—total of 112. The applicant is requesting a modification to the number of required parking spaces in accordance with Section 6.4.9. This allows the PZC to reduce the number required when demonstrated that: • The increase in stormwater run-off rate shall be held to a minimum by reducing the parking spaces, and/or 2 • The applicant demonstrates through actual experience that a lesser number of parking spaces will suffice, and further that due to the nature of the building or business, future owners/occupants of the building are also unlikely to need to number of parking spaces required by the zoning regulations. The applicant's request for reduction is based on their experience with other facilities around the country and feel they have adequate parking. 10. Proposed impervious coverage is 50; 50% allowed. The applicant ha show about 2% additional areas with pervious pavement. Proposed building height is 2 stories within the first 125 feet from Buckland Road and 3 stories for the back portion of the building. Section 7.3.5.B the building height for an assisted living facility may be increased to three stories (45 feet) if setback 125 feet. 11. The Assisted Living Facility regulation requires that the applicant provide at least one and half acres of recreational area for this size facility. The applicant has highlighted the recreation areas on Sheet CS-102. It includes the fenced-in garden area as well as a walkway and lawn areas around the perimeter of the building. 12. This projects is subject to the PZC's new Pedestrian and Bicycle accommodation regulations. The applicant has provided bike rack as required as well as pedestrian connections to and from sidewalks and through the parking areas. All sidewalk that have parking adjacent to them have been designed as six feet wide. 13. The Fire Marshal and Fire Chief has reviewed this plan. The Fire Chief gave me comments verbally indicating that he had met with the developers. He had some reservations about the two-story memory care units; however he see no major issues for the Fire Department. 14. The Police Services also commented on the impact for the calls of service. Submit for the record the email from Deputy Chief Custer related to the number of calls for the other assisted living facilities and the potential impact on their services. 15. Public water and sewer are provided. Water Pollution Control Authority approval is required. 16. There are regulated wetlands on site. IWA/CC approved this application on 6/20/18 with a bond shall be collected in the amount of$20,000 to ensure proper placement and maintenance of erosion and sediment controls; a bond shall be collected in the amount of $15,000 for the construction and maintenance of the stormwater system during construction. 17. The Architecture and Design Review Committee reviewed this site plan on June 7, 2018. The ADRC was pleased with the architecture and landscaping as presented. They did 3 recommend to have the location of different flowering tree species mixed together so as not to `clump' like species in a monoculture. 18. A free-standing sign is proposed as shown on the site plan. If the Special Exception and site plan are approved, the Planning Department has no additional modifications to request. 3 o hj C, 5 4 MARCHION & FAUCHER ENTERPRISES,INC. 336 STAMM ROAD,NEWINGTON,CT 06111 PHONE: (860)561-0282 FAX(860)666-5156 CT Arborist & CT Custom Grounds Lie.#S-1511 CT Lie.#HIC.0545247 Pesticide Lie.#B-0172 Certified Segemental Wall Installer May 25, 2018 Fuss & O'Neill 146 Hartford Road Manchester, CT 06040 CA 6�+ Attn: Lindsay R. Cannavo � l Re: Evergreen Way, South Windsor, CT Dear Ms. Cannavo, In response to your e-mail of June 13, 2018, I have revisited the above referenced site for the express purpose of evaluating four specific trees identified in that correspondence. The trees: a 72" DBH multi-stem Silver Maple, a 60" DBH multi-stem Silver Maple, a 42" DBH multi-stem Silver Maple and an 18" DSH Red Maple all appear to be in a good state of health and vigor. Ground level inspection shows inherently weak "v" shaped crotches in all the multi-stem Silver Maples and some visible decay areas. The trees are all being encased in invasive vines and have a normal amount of deadwood for trees of their maturity and growing environment. If their growing zone is left more or less undisturbed it would be reasonable to assume that they will continue to survive. If the intent is to feature these trees in the landscape then judicious clearing of understory growth would be necessary. It would also be appropriate in that case to crown clean these trees and install support cables in the multi-stem Silver Maples. Please feel free to call if you have any questions. Si", Peter G. Hankard PGH/hh T T [SJ� ®146 Hartford Road,Manchester,CT 06040 El108 Myrtle Street,Suite 502,Quincy,MA 02171 F V �[�:V'NEILL �L(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)481-5885 ❑56 Quarry Road,Trumbull,CT 06611 ❑ Iron Horse Way,Ste.204,Providence,RI 02908 TEL-(203)374-3748 FAX:(203)374-4391 TEL-L(401)861-3070 FAX:(401)1)861-3076 El1550 Main Street Suite 400,Springfield,MA 01103 ❑540 North Commercial Street,Manchester,NH 03101 TEL(413)452-0445 FAX:(413)846-0497 TEL:(603)G68 8223 FAX:(603)668 8802 El US Route],Suite D,York,ME 03909 ❑276 Newport Road,New London,NH 03257 TEL•(207)363-0669 TEL(603)873-4039 ❑28 Gates Street,Suite 100, White River Junction,VT 05001 TEL(802)698-0370 Letter of Transmittal To: Date: June25,2018 Michele Lipe,Director of Planning Project No: 2000481.S60 Task No.:50 Town of South Windsor Re: PZ Commission Application&Supporting 1540 Sullivan Avenue South Windsor,CT 06074 Documents Telephone No: 860-644-2511 We are sending you: ®Attached ❑Under Separate Cover El via Courier ❑Shop Drawings ❑Prints ®Plans ❑Specifications ❑Copy of Letter ❑ Change Order ❑Reports ❑ Other Copies Date No. Description 3 6/25/18 HarborChase of Evergreen Walk,Unit 16 Evergreen Way,Permit Drawings(Stamped and Signed) 10 6/25/18 HarborChase of Evergreen Walk,Unit 16 Evergreen Way,Permit Drawings 11"x17' ®For approval ❑Returned loaned prints ❑Furnish as submitted ®As requested ❑ Return signed original ❑Fumish as noted ®For your use ❑ For bids due ❑Rejected ❑For review&comment ❑ Submit copies for distribution ❑resubmit copies for approval RECEIVED JUN 2 5 2018 Signed: SOUTH WINDSOR PUNNING DEPT. c: Ron Bomengen,PE F:\P2000\481\S60\Deliverables\Submissions\PZ-Revisions Transmittal.doct Lipe, Michele From: Ronald Bomengen <rbomengen@fando.com> Sent: Friday,July 6, 2018 10:25 AM To: Lipe, Michele; Doolittle,Jeffrey Subject: HRA- Evergreen Way Attachments: TRUCK EXHIBITS-revised.pdf Michele and Jeff, HRA has agreed to replace the 6-inch sanitary sewer pipe with an 8-inch pipe. lcr With regards to the trees, they would like to remove the existing 42 inch Silver Maple in order to let the Red Maple thrive. These are located on the southern border of their property. The Red Maple is a much nicer tree than the Silver Maple. .l-crk e—V fre 60 inch diameter Silver Maple located to the west of the Red Maple is too close to the new drive aisle, aining wall, and within the grading limits to be saved and will be removed. Further to the north is a 72 inch Silver Maple that is within the grading limits. The arborist has informed us that the branch system is weak and recommends cables to support some of the branches. To HRA, this becomes a safety concern as the tree is very close to their main entrance and visitor parking. They would like this tree to be removed. 'Costly, the 42 inch Eastern Cottonwood tree near the northern property line will be saved. 7 new Bloodgood London Plane trees will be planted along the property frontage as well. With regards to Evergreen Way, have you had the opportunity to consider the two alternatives I presented in a previous email? One was signing this turn for 15mph and the other was making it stop controlled. HRA is fine with either scenario. I have attached new vehicle turning plans for your review showing that vehicles can access the HRA development site without crossing the centerline of traffic in Evergreen Way with the exception of the charter bus which they only get a few times a year and not on a regular basis. Please review and let me know if you have any questions or comments. Thank you, 0 Ron Bomengen, PE, LEED AP Associate/Department Manager Fuss&O'Neill,Inc 1146 Hartford Road I Manchester,CT 06040 860.646.2469 x5253 I rbomenaen@fando.com I cell:860.794.4988 www.fando.com I twitter I facebook I linkedin r i ,. a i� - ,� ,.nf _r,. ihi r _ _,C i ^,r'� e_a, . _ . 1 I1', c h �3�t .�z. 1 Lipe, Michele From: Ronald Bomengen <rbomengen@fando.com> Sent: Monday,July 9, 2018 3:55 PM To: Lipe, Michele Cc: Lindsay Cannavo; Kristen Solloway Subject: RE: HRA - Evergreen Way Attachments: Fuss &O'Niell Evergreen Way July 6 2018.pdf Michele, Attached is an update letter from the arborist who looked at the existing trees along the HRA property frontage. I would like to suggest that a condition of approval could be to clear out the low thick vegetation, leaving the larger significant trees in place. The developer could then stake out the limits of the main drive aisle and retaining walls adjacent to the front yard area. Once this is done the developer and Town of South Windsor Tree Warden can meet on site to determine if in fact the larger trees within the setback area can be saved through the use of a retaining wall. According to the Arborist, these trees need to maintain undisturbed area of 2 to 3 times the diameter of their canopy. Also, I just left you a voicemail. HRA has contractual issues that require them to get local approvals prior to July 12. They are respectfully requesting that the commission close the public hearing and vote tomorrow night in order for them to avoid further penalties. Ron Bomengen, PE, LEED AP Associate/Department Manager / Fuss&O'Neill,Inc 1 146 Hartford Road I Manchester,CT 06040 4G g�LL /��ct,� ' '"`_ S J A lL 860.646.2469 x5253 I rbomengen(?fando.com I cell:860.794.4988 U www.fando.com I twitter I facebook I linkedin From: Lipe, Michele [mailto:Michele.Lipe@southwindsor.org] Sent: Monday, July 09, 2018 2:48 PM To: Ronald Bomengen Subject: RE: HRA - Evergreen Way Yes;thanks From: Ronald Bomengen<rbomengen@fando.com> Sent: Monday,July 9, 2018 2:33 PM To: Lipe, Michele<Michele.Lipe@southwindsor.org> Subject: FW: HRA- Evergreen Way Let me know if you get this. Ron Bomengen, PE, LEED AP Associate/Department Manager Fuss&O'Neill,Inc 1 146 Hartford Road I Manchester,CT 06040 860.646.2469 x5253 I rbomengen@fando.com I cell:860.794.4988 www.fando.com I twitter I facebook I linkedin From: Ronald Bomengen Sent: Friday, July 06, 2018 10:25 AM To: Lipe, Michele; Doolittle, Jeffrey Subject: HRA - Evergreen Way Michele and Jeff, 1 HRA has agreed to replace the 6-inch sanitary sewer pipe with an 8-inch pipe. With regards to the trees, they would like to remove the existing 42 inch Silver Maple in order to let the Red Maple thrive. These are located on the southern border of their property. The Red Maple is a much nicer tree than the Silver Maple. The 60 inch diameter Silver Maple located to the west of the Red Maple is too close to the new drive aisle, retaining wall, and within the grading limits to be saved and will be removed. Further to the north is a 72 inch Silver Maple that is within the grading limits. The arborist has informed us that the branch system is weak and recommends cables to support some of the branches. To HRA, this becomes a safety concern as the tree is very close to their main entrance and visitor parking. They would like this tree to be removed. Lastly, the 42 inch Eastern Cottonwood tree near the northern property line will be saved. 7 new Bloodgood London Plane trees will be planted along the property frontage as well. With regards to Evergreen Way, have you had the opportunity to consider the two alternatives I presented in a previous email? One was signing this turn for 15mph and the other was making it stop controlled. HRA is fine with either scenario. I have attached new vehicle turning plans for your review showing that vehicles can access the HRA development site without crossing the centerline of traffic in Evergreen Way with the exception of the charter bus which they only get a few times a year and not on a regular basis. Please review and let me know if you have any questions or comments. Thank you, Ampba Ron Bomengen, PE, LEED AP Associate/Department Manager Fuss&O'Neill,Inc 1146 Hartford Road I Manchester,CT 06040 860.646.2469 x5253 I rbomenaen@fando.com I cell:860.794.4988 www.fando.com I twitter I facebook I linkedin ,.o-rYr�,I' .,-j S�'1 J'., ,. u_i .. ..I.F }: 1 .,.,.. .,. .. t.. ;'c iE:,.,:ia�,+ uric at cAi r b�e, d'ng, 2 Lpe, Michele From: Ronald Bomengen <rbomengen@fando.com> Sent: Monday,July 9, 2018 3:55 PM To: Lipe, Michele Cc: Lindsay Cannavo; Kristen Solloway Subject: RE: HRA - Evergreen Way Attachments: Fuss&O'Niell Evergreen Way July 6 2018.pdf Michele, Attached is an update letter from the arborist who looked at the existing trees along the HRA property frontage. I would like to suggest that a condition of approval could be to clear out the low thick vegetation, leaving the larger significant trees in place. The developer could then stake out the limits of the main drive aisle and retaining walls adjacent to the front yard area. Once this is done the developer and Town of South Windsor Tree Warden can meet on site to determine if in fact the larger trees within the setback area can be saved through the use of a retaining wall. According to the Arborist, these trees need to maintain undisturbed area of 2 to 3 times the diameter of their canopy. Also, I just left you a voicemail. HRA has contractual issues that require them to get local approvals prior to July 12. They are respectfully requesting that the commission close the public hearing and vote tomorrow night in order for them to avoid further penalties. Ron Bomengen, PE, LEED AP Associate/Department Manager S ' , 1 Fuss&O'Neill,Inc 1 146 Hartford Road I Manchester,CT 06040 -G LL /�� 860.646.2469 x5253 I rbomengen@fando.com I cell:860.794.4988 www.fando.com I Litter I facebook I linkedin From: Lipe, Michele [mailto:Michele.Lipe@southwindsor.org] Sent: Monday, July 09, 2018 2:48 PM To: Ronald Bomengen Subject: RE: HRA - Evergreen Way Yes;thanks From: Ronald Bomengen<rbomengen@fando.com> Sent: Monday,July 9, 2018 2:33 PM To: Lipe, Michele<Michele.Lipe@southwindsor.org> Subject: FW: HRA- Evergreen Way Let me know if you get this. Ron Bomengen, PE, LEED AP Associate/Department Manager Fuss&O'Neill,Inc 1 146 Hartford Road I Manchester,CT 06040 860.646.2469 x5253 I rbomenaen@fando.com I cell:860.794.4988 www.fando.com I twitter I facebook I linkedin From: Ronald Bomengen Sent: Friday, July 06, 2018 10:25 AM To: Lipe, Michele; Doolittle, Jeffrey Subject: HRA - Evergreen Way Michele and Jeff, 1 MARCHION ,& FAUCHER ENTERPRISES, INC. CT Arborist&CT Custom Grounds Lic.#S-1511 CT Lic.#HIC.0545147 CT Pesticide Lie.#B-0172 AA/EOE 336 Stamm Road,Newington,CT 06111 (860)561-0282 (860)666-2320 Fax: (860)666-5156 July 6, 2018 Fuss & O'Neill 1 g 146 Hartford Road Manchester, CT 06040 CUT Attn: Ms. Lindsay Cannavo Re: Evergreen Way, South Windsor, CT Dear Ms. Cannavo, In response to your E-mail of July 5, 2018 the following are the expanded comments you requested: The 3 Silver Maples and 1 Red Maple are not prized shade trees such as Beech or White Oak or Sugar Maples. They are normally thought of as significantly less valuable trees. Their merit, if any, is that they exist on the site and are large. As I previously mentioned their state of health and vigor appear to be good. If the trees are to be preserved there should be no disruption to their root zones. A retaining wall would not be necessary if that were the case. It should be noted that the root system of these trees occupy an area 2-3 times greater than the spread of their limbs. Trees are living organisms and their success or failure cannot always be pinned to the amount of care they are given. It is impossible to predict the longevity of these trees. As I previously noted, if these trees remain, they should be pruned and cabled and their growing environment left for the most part undisturbed. In summary, these two species of trees are not normally considered prized specimen trees. Although they are well leafed, which suggests a reasonable degree of health, they are weakly branched and decayed which goes against their structural integrity. I hope I have addressed the areas in question. If you have any further questions, please call. Sincerel , Peter G. nkard FUSS&O'NEILL MILE, WFE MEMORANDUM = TO: Town of South Windsor—Michele Lipe aITI-{Y41N'JSJt?F!4NN;NG DEPT. FROM: Kristen Solloway,PE DATE: July 18,2018 RE: HarborChase of Evergreen Walk Response to Comments July 10,2018 Email Comments from Jeff Doolittle 1. The section of 6"PVC sewer line will be replaced with an 8"pipe. The drainage and grading plan has been updated to show this change. See enclosed plans 2. With regard to the corner on Evergreen Way when the entrance to Harbor Chase will be located, this needs to be evaluated by a Traffic Engineer for the appmpriate traffic control measures. This evaluation needs to include the whole approved development plan for Evergreen Walk including Harbor Chase and future retail and commercial that may be built in the area south west of the Harbor Chase site. It seems either an all way stop or reduced speed limits could work here(although 1 S mph speed limit i s not realistic in my opinion)but the Town will not make the determination as to which is best. This needs to come from your traffic engineer with back-up as to how they arrived at their recommendation. Fuss&O'Neill's traffic engineer,Chuck Harlow,has reviewed the Town of South Windsor's concern with the turn radius of the existing road at Evergreen Walk located at the proposed drive to Harborchase of Evergreen Walk.This location is the only available location for the proposed drive to the site.It also offers the best location to maximize intersection sight distances for vehicles exiting the site and stopping sight distance to vehicles leaving the site. This existing roadway's radius geometry is designed for less than 20 mph.This is a temporary roadway condition until future development occurs. Our client does not control the right-of-way of the existing roadway.As such the most expeditious solution is to create a 3-way stop controlled condition for the existing roadway and the egress from Harborchase.This will safely allow the intersection to function until the condition can be revised. 3. With regard to the vehicle maneuvering plans,they look better. I would ask the applicant how often they have each type of vehicle come to their site, especially the large coach base I would imagine most deliveries would be by box truck or smaller trailer trucks. Foodservice and other deliveries are by box truck and shuttle services are by 16 passenger shuttle type busses. Large motor coaches are not used by this facility. \\private\dfs\ProjectData\P2000\481\S60\Permitting\Town Review Comments\2018-07-18-Response to Comments\2018-07- 18_Response to Comments.docx FUSS&O'NEILL Town of South Windsor—Michele Lipe June 26,2018 Page 2 of 2 4. I also looked at the Storm Water Management Report and noticed that there are several pipe sections that will be undersi.Zed based on the flows calmlated in Appendix B. This includes pipes from CB-2 to MH-1,MH-1 to MH-2,MH-2 to S1,S2 to MH-2,MH-3 to 0-1,MH-101 to CB-2 and CB-108 to MH-101. Please check these and a,§ust any pipe sizes and slopes as needed. Originally a conservative design approach was used to calculate stormwater runoff generated by the site,consequently producing greater than expected total flow. Catchment areas and times of concentration were reevaluated to better reflect proposed conditions.Reevaluation results show that proposed and existing pipes will have adequate capacity to convey design flows.Updated design calculations are attached. S. The Catch Basin table also shows many CBs with a ponding spreadgreater than 7-8 feet which is about the Town's limit forponding around a CB in a Road. We do not want the site to have excessive ponding after a heavy rain storm so please check this also. Additional CB or double CB may be required. Based on the reevaluation,proposed catch basins 3 and 9 were changed to double catch basins to prevent a ponding spread greater than 8'.Catch basins showing spread greater than 8'are either yard drains located in proposed raingardens on the site or existing structures on the ECHN site. Other Miscellaneous Comments 1. Provide a plan for the additional required reserve parking. A memo detailing a shared plan will be provided prior to the hearing 2. Provide a perspective view from Buckland Road A perspective view from Buckland Road will be provided prior to the hearing END OF MEMO \\private\dfs\ProjectData\P2000\481\S60\Permitting\Town Review Comments\2018-07-18-Response to Comments\2018-07- 18_Response to Comments.docx Assisted Living & Memory Care Market Study SENIOR MARKET RESEARCH ASSOCIATES MARKET FEASIBILITY STUDY FOR THE DEVELOPMENT OF AN ASSISTED LIVING FACILITY WITH A MEMORY CARE COMPONENT IN SOUTH WINDSOR, CONNECTICUT Submitted to: Dick Baummer Harbor Retirement Associates 958 201h Place Vero Beach, Florida 32960 (772) 492-5002 Prepared by: SENIOR MARKET RESEARCH ASSOCIATES 808 22"a Street NW Cleveland, Tennessee 37311 Office: (423) 559-5292 - Mobile: (423) 284-0258 smra65@aol.com RESEARCH DATE: May 16-22, 2018 REPORT DATE: May 25, 2018 SENIOR MARKET RESEARCH ASSOCIATES Page 1 Assisted Living & Memory Care Market Study TABLE OF CONTENTS 1. Summary of Facts and Conclusions.......................................................4 _ Statement of Scope and Work...................................................................4 PertinentDates...........................................................................................4 Conclusion.................................................................................................5 _ 2. Market Study Process and Scope...........................................................6 Inspection DataCollection..........................................................................................6 DataSources..............................................................................................7 3. Regional Economic Analysis...................................................................9 Introduction ...............................................................................................9 HartfordMetro Map ................................................................................ 10 Infrastructure ........................................................................................... I I PopulationTrends.................................................................................... I I ElderlyPopulation................................................................................... 12 Employment ............................................................................................ 13 Unemployment HousingMarket....................................................................................... 15 IncomeTrends......................................................................................... 16 Conclusion............................................................................................... 17 4. Market Area Description and Analysis............................................... 18 Delineation of Primary Market Area....................................................... 18 Primary Market Area Locator Map.........................................................20 PopulationGrowth...................................................................................21 Elderly Population Growth......................................................................21 HouseholdGrowth...................................................................................22 IncomeLevels .........................................................................................22 HousingMarket.......................................................................................23 City Services and Amenities ...................................................................23 Suitability of Site Location......................................................................24 NeighborhoodMap..................................................................................25 Aerial Map of Site Conclusion...............................................................................................27 SENIOR MARKET RESEARCH ASSOCIATES Page 2 r Assisted Living & Memory Care Market Study 5. Current Inventory and Analysis ..........................................................28 Defining Senior Housing.........................................................................28 AssistedLiving........................................................................................29 • Similar and/or Comparable Options .....................................................33 • Unit Size Analysis.................................................................................34 RentalRate Analysis.............................................................................34 Memory Care 34 • Level of Care Fees ................................................................................35 Competitive Facilities Locator Map........................................................35 Conclusion 36 ..........................................................................:.................... 6. Pipeline Activity.....................................................................................37 7. Market Demand Analysis .....................................................................38 Assisted Living Demand .........................................................................40 Memory Care Demand............................................................................41 Supply and Demand Conclusions............................................................46 8. Project Description Recommendations ...............................................47 Rental Rate Analysis ...............................................................................47 Proposed Campus Summary ...................................................................48 Amenitiesto Include................................................................................48 Levelof Care Fees...................................................................................48 Projected Absorption Rates.....................................................................49 Appendix: Senior Market Research Associates Statement of Qualifications ......................50 SENIOR MARKET RESEARCH ASSOCIATES Page 3 Assisted Living & Memory Care Market Study 1. SUMMARY OF FACTS & CONCLUSIONS STATEMENT OF SCOPE AND WORK Harbor Retirement Associates (The Client), commissioned this study to determine the level of demand for a proposed assisted living community campus to be located in the _ town of South Windsor (Hartford County), Connecticut. The campus will include an assisted living facility that would be available on a straight monthly rental basis and is designed for seniors who desire additional services to help them to maintain their _ independence and sense of self-worth. The building would also contain a dedicated memory care wing. PERTINENT DATES Effective Date The conclusions in this market Study are effective as of May 24, 2018. Report Date This update report was completed on May 25, 2018. FINDINGS Pertinent findings are as follows: MARKET AREA DESCRIPTION& ANALYSIS The proposed retirement community will be located on a tract of land at 300 Buckland Road, in the town of South Windsor (Hartford County), Connecticut. Considering the physical and psychological barriers, the density of the population, and the number of competing facilities in the area, we have concluded that a reasonable definition of the South Windsor Primary Market Area would be all of 5-mile radius around the subject _ property. Due to the number of competing facilities in the South Windsor PMA (5-mile radius), we _ expect that as much as 75% of the eventual resident population will come from within the 5-mile radius. SENIOR MARKET RESEARCH ASSOCIATES Page 4 Assisted Living &Memory Care Market Study SUPPLY AND DEMAND ANALYSIS The PMA (5-mile radius) is a densely populated area, with a growing elderly segment. The 65+ population living in the South Windsor PMA represents 15.2% of the total ... population and from 2017-2022 this segment of the population is projected to increase by 15.1%. Our analysis shows that the PMA currently has 221 assisted living units and 60 memory care units. According to nationally recognized senior housing demand formulas and methodologies, we estimate an unmet demand in 2020 for 240 units of assisted living and for memory care, we estimate a demand of 215 units by 2020. We found there to be no new assisted living projects in the development pipeline for the PMA. CONCLUSION For several reasons, we conclude that the South Windsor market presents conditions conducive for the development and operation of a full-service assisted living community: 1. The stabilized assisted living and memory care facilities in the PMA (5-mile radius) have a combined occupancy of 98.2% for assisted living and 98.3% for memory care. 2. The South Windsor population is growing, including the senior population. The 65+ _ population in the South Windsor PMA (5-mile radius) is projected to increase by 15.1% from 2017-2022. 3. The market demand analysis for both types of senior housing (assisted living and memory care), shows ample demand for the creation of an assisted living campus in South Windsor. 4. The affluence in the PMA is adequate for the proposed project to be successful. The median household income for the PMA in 2017 was $67,795. This promises to provide an ample pool of income-qualified prospects for the rental rates charged at a full-service assisted living campus. 5. The location of the site, on Buckland Road, is a high visibility site. Buckland road has its own freeway offramp from I-84 and sits just north of the Buckland Hills Shopping Plaza. This will give the future project a strong marketing advantage by reminding commuters every day of its existence. SENIOR MARKET RESEARCH ASSOCIATES Page 5 Assisted Living & Memory Care Market Study As such, we conclude that the proposed development of a new assisted living campus at the proposed site is feasible. 2. MARKET STUDY PROCESS & SCOPE INSPECTION - Larry Richardson conducted the physical inspection of the subject and all competitive facilities in the PMA. DATA COLLECTION Three types of data are normally gathered while completing a market study: 1) general, 2) specific. and 3) competitive supply and demand. ■ General Data General data concerns the social, economic, governmental, and environmental forces that impact a local community and the potential success of a senior housing community. General data presented in this market study is found in the Area Description and Analysis and the Neighborhood Description and Analysis Section. We have gathered the general data from a variety of sources and publications. The sources are noted in our analyses. and include the local Chamber of Commerce, city hall, and other community websites. Population, income, and housing data were provided by Alteryx Analytics. General data concerning the neighborhood is also based upon observations made during our inspection of the neighborhood. ■ Specific Data Data relating to the subject property is referred to as specific data. Documents we have relied upon for specific data pertaining to the subject were provided by the developer and/or the architect. Industry data was obtained from finding published by the National Investment Center for the Senior Housing and Care Industry (NIC), the Assisted Living Federation of America (ALFA), the National Center for Assisted Living (NCAL), and the National Alzheimer's Association. ■ Competitive Supply and Demand r Specific comparable data regarding the comparable and competitive facilities in the PMA has been gathered from each market participant. The extent of the comparable market SENIOR MARKET RESEARCH ASSOCIATES Page 6 -- Assisted Living& Memory Care Market Study data collection process varies for each type of comparable data. Refer to discussions preceding the presentation of data. DATASOURCES All population forecasts were derived from data provided by Alteryx Analytics, a nationwide database service agency providing current and projected population, income, and household data for any geographic unit, from block groups to Zip codes, to radius, city, county, state, and national levels. National trends in assisted living and memory care unit mix, geographic distribution, occupancy, and resident profile information was derived from the 2010 Overview of Assisted Living, published by the National Investment Center for the Senior Housing & Care Industry, 1997 Annapolis Exchange Parkway, Suite 110, Annapolis, MD 21401. All memory care demand estimates were derived from nationally accepted formulas used by senior housing industries. These agencies included: 1. The National Alzheimer's Association 225 N. Connecticut Avenue Chicago, IL 60601 (312) 335-8700 2. Province Valuation Group (PVG), an Atlanta-based research firm (For further information regarding the PVG research database, call 404-869-6222) Other documents cited in the report included: • "Prevalence of Memory in the United States: The Aging, Demographic and Memory Study,"Neuroepidemiology 2007; 29: 125-132. Bynum, J. "Characteristics, Costs, and Health Service for Medicare Beneficiaries With A Memory Diagnosis: Report 1: Medicare Current Beneficiary Survey (Lebanon, N.H.: Dartmouth Institute for Health Policy & Clinical Care, Center for Health Policy Research, January 2010). • American Health Care Association, Medical Condition—Mental Status CMS .OSCAR Data Current Survey, June 2008. SENIOR MARKET RESEARCH ASSOCIATES Page 7 Assisted Living &Memory Care Market Study • "How Many Americans Have Alzheimer's Disease" Nov. 27, 2007 report from _ Alzheimer's Disease Education and Referral Center (ADEAR). We have relied upon the following documents for factual information pertaining to the subject: • Unit mix and proposed rental rate structure provided by the developer • Project description provided by the developer • Site data, legal description, and land value provided by the developer We have made a diligent effort to discover any facilities proposed to be constructed in the market area. The results of our findings are discussed in detail in this report. However, we cannot guarantee that other projects may be under consideration but have not yet been _ announced. The conclusions in this report are based upon data available as of the effective date. SENIOR MARKET RESEARCH ASSOCIATES Page 8 Assisted Living & Memory Care Market Study r 3. REGIONAL ECONOMIC ANALYSIS INTRODUCTION _ South Windsor is a town in Hartford County, Connecticut. Dating back to colonial times, the town was supported primarily by the farming industry. The town has become less and less agricultural/rural since 1950. This former fanning community has been transformed into a suburban town with industrial and commercial districts. The town's population more than tripled between 1950 and 2000. South Windsor is located within the Hartford Metropolitan Statistical Area (MSA), one of three MSA's in the state of Connecticut. Our macro-economic analysis focuses on the Hartford MSA. The area contains 54 towns _ of Hartford County, Tolland County, and Middlesex County. The 2017 population estimate for the MSA is 1,212,882 and is ranked as the 47th largest metropolitan area by population in the United States. The MSA definition of the area contains a significant portion of the Lower Connecticut River Valley, which is not commonly considered as part of Greater Hartford. The Hartford MSA is one of six MSA's in the state of Connecticut, which includes: 1. Bridgeport MSA 2. Hartford MSA 3. Danbury MSA 4. New Haven MSA _ 5. Norwich —New London MSA 6. Waterbury MSA As of 2017, the Hartford MSA had a population of 1,212,882, making it the largest MSA in the state. As mentioned above, it is comprised of three counties: 1. Hartford County 2. Middlesex County 3. Tolland County The following map highlights the Hartford MSA: SENIOR MARKET RESEARCH ASSOCIATES Page 9 Assisted Living& Memory Care Market Study Hartford Metropolitan Statistical Area SENIOR MARKET RESEARCH ASSOCIATES Page 10 Assisted Living&Memory Care Market Study ♦Tm �9t- , „'so�rnialp. ------, ,iwe�t oadi�d.+ spencer kl oke _ East Brookfield tiorldsvU' •warren Otis Russell -_• Three Rivers . 1 &ookfi�ld Rochdale �- •Monterey •East Otis ♦ Woron000 1 • Tfarndike Charlton p • Noun Btandfad p.� liner ,_ - Chartt _ E�wilfon Wilbraham ♦mf Oxford itMt •Sandisflotd zo pringfield • *- ♦Southfield eafmlle Feeding Hilt Agawam Hampden Wales♦ ♦HoHaarxf Southbridge Lonow • Dudl ey _ Southwick Southwick • W - -- ----*►Qinneba Norfolk ♦Col ♦ �� ♦West Suffleid Somers ♦Staffordvdle odc Suffiekl rsvitle •Stafford Grosvenor Dale• s West Gray OSe Stafford East Granby M Lochs T }► t odc Val" r ♦Winchester Center Tariffvil�le ♦ Br Brook• 7'� �routit n ' Eastford Putnam New Hartford &inry 1as Poquonock R est Wi ai Pomf( k Ash ad ♦ West, ' Windsor gton Canton er Cant SITE Hill ♦south a1 --- G,ostren' Vernon Bloomfield < • von r •Storm Chaplin Danie�an Mansfield D Hampton rwmton• ♦Burtingtan a ♦ ♦ gr _ BoltorG Coventry �y chTe4d union' H OTd'Count Andover North Windham GlastonbmY Northfield a ♦Newington East onbury bia 203Scotland Moms ♦TerryviFle Piaitlfield _ ♦ Thomaston Bristol B;h ♦southeast scum wn,dham • Hanover •Bem�iehem 72 ou 1 tebaJIM • tan , Watertown w t Berlin ♦ Nam Franklin ♦ Jewett City • $017tfnnt011 •Caurtwefi Baltic t kviNe g Colchester el Versaities Waterb idbletown ♦ Yantic•Taf the easgo Woodbury Roddap ♦Middle in11 • orrwich Po Cheshire ♦ lefield County + ♦Moodus r ry Naugatuck Watii d is l �'o �Gt ou • ♦Oakdale South&itain Falls • " Beacon T East Haddam •Lerhara, 01Aord ♦Bethany Gaales Ferry Ha ♦ ter Q�ker HillSeymour s e1ven�n Nam Haven ngworth 4 East Lyme New LonKilli don tsfad Ansonia. 1 •Monroe ♦ ♦ 17 Branford KWon♦ Gen + tic Waterford New Haven old L ♦ Fts4rs. r South Ly 110 Ora Gurtford tbrook. ,,. 1 • me • � est "8V1?n £Nn Fishers tstarad TrumbWl (ford 127 Strafford ; Bridgeport sowed INFRASTRUCTURE i SENIOR MARKET RESEARCH ASSOCIATES Page 11 Assisted Living& Memory Care Market Study Major Highways • The following interstates run through the Hartford MSA: 1-84, 1-91, I-291, I-384, I-691 _ • The following Federal Highways run through the Hartford MSA: US 5 US 6 _ US 44 US 202 Commercial Airports Bradley International Airport is located in the town of Windsor Locks, approximately 10 miles from Hartford. Bradley is the second-largest airport in New England (behind Logan International Airport), and was ranked the 55th busiest airport in the United States in 2008. Southwest Airlines, Delta Air Lines, JetBlue Airways, and US Airways account for more than half of the airport's passenger traffic. The Bradley Airport Connector provides highway access to the airport from Interstate 91. Bradley is a dual- use civil/military airport, with the Bradley Air National Guard Base serving as the home of the Connecticut Air National Guard 103d Airlift Wing. Hartford—Brainard Airport is a smaller reliever airport located in the southeastern section of Hartford. It is primarily used for general aviation purposes. _ POPULATION TRENDS Within the Hartford MSA the total population is estimated to be 1,212,882 (2017 estimate). The population density is about 781 persons per square mile, which is only _ slightly higher than the Connecticut state average of about 724 persons per square mile. Population Growth _ %Change %Change %Change Area 2000 2010 2017 2010- 2022 2000-2010 2017 20 17-2022 MSA 1,148,574 1,212,380 5.6% 1,212,882 0.4% 1,240,710 2.3% Connecticut 3,404,762 3,574,100 5.0% 3,605,495 0.9% 3,683,959 2.2% Source:Alteryx Analytics '- Between 2010 and 2017, MSA population grew by 0.4%, and is projected to continue to increase by another 2.3% from 2017-2022, which is virtually identical to the Connecticut state average. SENIOR MARKET RESEARCH ASSOCIATES Page 12 Assisted Living& Memory Care Market Study ELDERLY POPULATION GROWTH Within the Hartford MSA the 65+ population is estimated to be 194,360, which is 16.0% of the total population living in this perimeter. This is slightly higher than the statewide average percentage, which is 15.8%. 65+Popelation Growth %of %of %Change %of %Change Area 2010 Total 2017 Total 2022 Total 2017 Pop. Pop. 2010-2017 P 2022 MSA 173,960 14.4% 194,306 16.0% 11.7% 223,501 18.0% 15.0% Connecticut 1 506,559 1 14.2% 1 568,655 15.8% 12.3% 1 657,193 1 17.8% 1 15.6% Source: Alteryx Analytics Between 2010 and 2017, the MSA 65+ population grew by 11.7%. From 2017-2022 the 65+ population in the Hartford MSA is projected to grow by 15.0%, which is slightly lower than the projected growth rate for the state of Connecticut. From 2010-2017 the senior population in the Hartford MSA has increased steadily (11.7%) from 173,960 in 2010 to 194,306 in 2017. The 65-74 age group increased by 23.0% during that same period. Over the next five years the senior population is expected to continue to increase, with a climb of 15.0% projected by 2022. The table below summarizes the elderly population growth trends: Hartford MSA Senior Population Growth Trends Age Group 2010 2017 %Chg. 2022 %Chg. `10-2017 117—2022 65+ 173,960 194,306 11.7% 223,501 15.0% 65-74 1 87,398 107,461 23.0% 125,212 16.5% 75+ 86,562 86,845 0.3% 98,289 13.2% Source:Alteryx Analytics, Inc. The trend in the elderly population growth in the Hartford MSA is very favorable for the operation of retirement communities and assisted living communities, especially since all of the segments of the 65+ and 75+populations are projected to increase. EMPLOYMENT SENIOR MARKET RESEARCH ASSOCIATES Page 13 Assisted Living & Memory Care Market Study The following table summarizes the current distribution of employment by industry for the Hartford MSA: Hartford MSA Estimated Em It► went in OWs Industry Net Change: Nov 2017 Mar 2018 Nov 117-Mar 118 Mining Logging&Construction 19.8 18.2 -1.6 Manufacturing 58.4 58.9 0.5 Trade,Transportation,& Utilities 93.4 89.6 -3.8 Information 10.5 10.3 -0.2 -' Financial Activities 56.8 56.7 -0.1 Professional&Business Services 74.4 76.3 1.9 Education&Health Services 109.1 110.1 1.0 Leisure&Hospitality 47.5 46.3 -1.2 Other Services 21.7 21.9 0.2 Government 88.0 86.4 -1.6 TOTAL 579.6 574.7 -4.9 SOURCE: Bureau of Labor Statistics Total nonfarm employment for the Hartford MSA decreased by 4,900 jobs from November 2017 to March 2017. All but four industries experienced job loss. Those that did see increases were Professional and Business Services, Education and Health _ Services, Manufacturing and Other Services. Largest Employers -- Metropolitan Hartford's strong economy is based on a diverse business and industrial community. The area ranks number one in the world in gross domestic product per capita and number two in the world in labor productivity. Long a powerful insurance and financial center, it also boasts an extensive list of major high-tech manufacturing firms _ producing such complex products as aircraft engines, nuclear reactors, space suits, and missile components. The city is also a major data processing and telecommunications center. Other industries thriving in the area include health care and retail. With employees working in the state capitol building, the legislature, libraries, and the Supreme Court, government is another - major economic sector. Hartford's physical location is a prime asset, as the city is located within 100 miles of both New York and Boston and offers access to 100 million consumers within an 8-hour drive. Additionally, Hartford is gaining a reputation as one _ of the nation's most wired cities, which has been an important factor in the attraction of information-oriented businesses. SENIOR MARKET RESEARCH ASSOCIATES Page 14 Assisted Living & Memory Care Market Study Long known as the Insurance Capital of the World, Metro Hartford is home to seven major insurance firms: Aetna Inc., Travelers Property Casualty Corp., MassMutual, The _ Hartford Financial Services Group, CIGNA, The Phoenix Companies, and The United Health Care Company. The area's manufacturing sector includes many Fortune 500 corporations and large multinational organizations. Among the best known are the Barnes Group and United Technologies Corporation, its divisions Hamilton Sundstrand and Pratt & Whitney, along '- with its subsidiary Otis Elevator. Henkel Loctite Corporation has its world headquarters in Metro Hartford. Stanley tools and hardware are produced in the region, as are the famed Colt firearms. Still, the region's backbone is the small- to mid-size businesses, which enjoy an excellent outlook for success in the early years of the century. Recently ranked number 17 nationally in the top 40 markets for business expansion, Hartford provides a fertile environment for small-business growth. Shown below is a list of the major employers in the Hartford Metro Area: Hartford Proper Aetna • Eversource Energy (co-headquarters in Boston) The Hartford • Hartford Steam Boiler Inspection and Insurance Company • The Phoenix Companies • Travelers Insurance (home of largest office, headquarters in New York City) • Virtus Investment Partners Outlying Communities Town Barnes Group Bristol Carrier Corporation Farmington Cigna Bloomfield • Colt's Manufacturing Company West Hartford • Connecticut Natural Gas East Hartford • Doosan Fuel Cell America South Windsor • ESPN Inc. Bristol Gerber Scientific Tolland • Henkel Rocky Hill (U.S. headquarters) • Kaman Aircraft Bloomfield • Legrand West Hartford (U.S. headquarters) Otis Elevator Farmington • Pratt & Whitney East Hartford • Stanadyne Windsor Stanley Black & Decker New Britain • Systematic Automation Farmington • Trumpf Farmington (U.S. headquarters) SENIOR MARKET RESEARCH ASSOCIATES Page 15 Assisted Living & Memory Care Market Study • United Technologies Farmington • Voya Financial Windsor(home of largest office, headquarters in New York City) UNEMPLOYMENT _ In March 2018, the Hartford MSA reported an unemployment rate of 4.7%. This was _ slightly higher than the Connecticut state average of 4.5%. Waterbury MSA reported the highest unemployment rate at 6.0% for March 2018, and the Danbury MSA reported the lowest unemployment rate at 3.9%. Below is a summary of the unemployment rates for each of the six Connecticut MSA's for March 2018: 1. Danbury MSA 3.9% -' United States 4.1% Connecticut 4.5% 2. Norwich -New London MSA 4.6% _ 3. Bridgeport MSA 4.6% 4. New Haven MSA 4.6% _ 5. Hartford MSA 4.7% 6. Waterbury MSA 6.0% SOURCE: Bureau of Labor Statistics As the table above shows one of the Connecticut SA's was below the statewide average for unemployment for March 2018, and only one was below the national — average. The MSA's with the highest unemployment rates have either a high proportion of agricultural employees or continued weakness in construction and manufacturing. HOUSING MARKET According to Zillow.com, an online real estate search engine, the home value index for the Hartford MSA as of March 2018 is $220,082. This figure represents a 1.1% increase from the previous year. The table below compares the real estate trends for the Hartford MSA, Connecticut, and the USA: Housing Values Trends Area Home Value Index Change from Previous Year '- Hartford MSA $240,082 1.l% Connecticut $230,750 1.5% _ United States $213,146 8.0% Source: Zillow.com as of March 2018 INCOME TRENDS Pertinent income data is as follows: _ SENIOR MARKET RESEARCH ASSOCIATES Page 16 Assisted Living & Memory Care Market Study Income Levels Area 2017 Average HH 2O17 Median Household 2017 Per Capita.Income Income Income Hartford MSA $98,676 $70,591 $39,200 Connecticut $106,266 $71,786 $41,298 Source: Alteryx Analytics Current MSA income levels are slightly below the statewide average in all three income categories. - Senior Affluence The Hartford MSA reported a median household income of$70,591 in 2017, which was below the Connecticut state median household income of $71,786. About 80.8% of the _ senior households in the Hartford PMA earn at least $20,000 annually and about 57.0% of the senior households in this PMA earn at least $40,000 annually. The median household income for all senior age groups ranges from a high of$66,866 (the 65-74 age group) to a low of$37,587 (the 75+ age group). HARTFORD MSA-2017 Senior Household Income Analysis Median Income 65-74 75+ Total Under$19,999 8,920 14,165 23,025 $20,000-$39,999 13,744 15,624 29,368 $40,000-$59,999 13,622 10,660 24,282 $60,000-$74,999 7,848 4,583 12,431 $75,000-$99,999 8,823 3,825 12,648 $100,0004124,999 5,580 1,857 7,437 $125,000-$149,999 2,884 1,495 4,379 $150,000 or more 5,880 4,131 10,011 ^- Total 67,301 56,340 123,641 Median Income $66,866 $37,587 „ f; SOURCE:Alteryx Analytics,Inc. An analysis of the above data reveals the following: Total households: 475,716 Total 65+ households: 123,641 (26.0%) SENIOR MARKET RESEARCH ASSOCIATES Page 17 Assisted Living&Memory Care Market Study Age Cohort 65+ 75+ Households earns at least$20,000 annually 86.7% 74.8% Households earns at least$40,000 annually 66.9% 47.0% Households earns at least$60,000 annually 46.0% 28.2% �- SOURCE:Alteryx Analytics, Inc. CONCLUSION The Hartford Metro economy has been improving from the recession that struck the United States as a whole. The unemployment rate is only slightly above the statewide average, and home values have improved over the last 12 months. Jobs have increased in certain sectors, and over the next five years the average income in the Hartford MSA is projected to increase and the Hartford Metro economy looks to only improve over the next few years. 4. MARKET AREA DESCRIPTION AND ANALYSIS SENIOR MARKET RESEARCH ASSOCIATES Page 18 Assisted Living & Memory Care Market Study "- DELINEATION OF PRIMARY MARKET AREA _ The project site is located at 300 Buckland Road in South Windsor (Hartford County), Connecticut, 06074. The Primary Market Area (PMA) for any type of retirement community is generally defined as the geographic area from which the majority of the project's residents will be drawn (majority is usually defined as 75-80% of the facility's residents). For the most part, the primary market area of a retirement community is determined by the density of the population, the proximity of competing properties, and the ease of transit in the surrounding area. The PMA for urban facilities is generally from 5 to 10 miles, for suburban facilities 5 to 20 miles, and for small towns and rural facilities 20 to 30 miles. This is illustrated by the table below. Less Than 5 Miles 40.0% 43.5% 26.7% 11 to 25 Miles 20.2% i 15.3% 16.7% : 1,? f61.3� �r More than 50 Miles 12.4% 15.3% 16.0% SOURCE: The Assisted Living Industry, 2009 Overview Several factors tend to define a market area. One important factor is density. In rural areas, it may be many miles between towns large enough to sustain services, and the residents are accustomed to driving significant distances to access services. On the other hand, in urban or suburban areas a resident may have a choice of competing facilities -- within a short drive of his or her home and will normally select the more convenient facility. Physical barriers can also shape market areas. For example, rivers, lakes, streams, military bases, and major highways are all barriers than can frame or define the _ boundaries of market areas. Barriers can also be psychological. For example, it is common for state and county lines, while invisible, to restrain the movement of prospects. The location of competing facilities is also a factor to consider. In market areas served by several competing facilities, the primary market area for an individual facility will be �- smaller since residents need not travel a substantial distance to access a convenient facility.' SENIOR MARKET RESEARCH ASSOCIATES Page 19 Assisted Living & Memory Care Market Study 'Assistsed Living Manual (Published by Assisted Living Federation of America) and Integrated Senior Care. Assisted Living and Long-Term Care Manual (Published by Thompson Publishing Group). These radii are also supported by the criteria used by many national developers of congregate care facilities. ., PHYSICAL BARRIERS The western edge of the PMA (5-mile radius) is bounded by the Connecticut River. There is limited access for vehicles to pass and thus would be considered a physical barrier for South Windsor. It is unlikely that anyone living on the west side of the river would seek senior living services on the east side of the river. PSYCHOLOGICAL BARRIERS The South Windsor PMA (5-Mile Radius) is not constrained by any known psychological �. barriers. We are not considering county lines a psychological barrier. POPULATION DENSITY Within the South Windsor PMA the population density is 1,589 persons per square mile, _ which is substantially higher than the state of Connecticut, having a reported population density of 724 persons per square mile. LOCATION OF COMPETING FACILITIES Within the South Windsor PMA (5-mile radius) there are three assisted living facilities and three memory care facilities in operation, indicating that seniors have a variety of senior housing options from which to choose. ..., MARKET AREA DELINEATION CONCLUSION We define the South Windsor PMA as a 5-mile radius around the project site located at 300 Buckland Road in South Windsor (Hartford County), Connecticut, 06074. This _ address was used for the sake of generating demographics. We expect as much as 80% of the residents of the proposed community will come from within the PMA (5-mile radius). The following map highlights the boundaries of the South Windsor PMA in relation to the project site. SENIOR MARKET RESEARCH ASSOCIATES Page 20 Assisted Living &Memory Care Market Study 4 + F35 F of _ Manchester Offi tt 4 - 27am 7 F' Ow South Windsor, CT PMA (5-Mile Radius) SENIOR MARKET RESEARCH ASSOCIATES Page 21 Assisted Living & Memory Care Market Study POPULATION GROWTH Within the South Windsor PMA (5-mile radius) the total population is estimated to be 125,136 (2017 estimate). The population density is about 1,589 persons per square mile, -- which is much higher than the Connecticut state average of about 724 persons per square mile. Population Growth` Area 2000 2010 Change 2017 Change 2022 Change 2000- 2010- 2017-2a22 2010 2017 PMA 117,016 1 125,161 7.0% 125,136 1 -0.2% 128,857 3.0% Connecticut 3,404,762 1 3,574.100 1 5.0% 1 3,605,495 0.9% 3,683,959 2.2% Source: Alteryx Analytics ... Between 2010 and 2017, the PMA population decreased by a mere -0.2%, while the state as a whole increased by 0.9%. From 2017-2022 the PMA population is projected to -- increase by 3.0%, while the population for the state as a whole is projected to grow by 2.2%. ELDERLY POPULATION GROWTH Within the South Windsor PMA the 65+ population is estimated to be 19,036, which is 15.2% of the total population living in this area. This is virtually the same as the statewide average percentage, which is 15.8%. 65+Popalation Growth 1558,655 %of % %of % Area 20102017 Total Change 2022 Total Change Pop. 2010-2017 Pop. 2017- 2022 PMA 17,25319,036 15.2% 10.3% 21,918 17.0% 15.1% Connecticut 506,559 15.8% 10.3% 657,193 17.8% 15.6% Source: Alteryx Analytics _ Between 2010 and 2017, PMA 65+ population increased by 10.3% while the state increased by 10.3% as well. From 2017-2022 the 65+ population in the South Windsor PMA is projected to continue to grow at a rate similar to the state as a whole. SENIOR MARKET RESEARCH ASSOCIATES Page 22 -- Assisted Living & Memory Care Market Study HOUSEHOLD GROWTH Household growth figures are as follows: Household Growth Area 2010 2017 %Change 2022 %Change - 2010-2017 2017-2022 PMA 51,190 51,585 0.8% 53,469 3.9% Connecticut 1,371,088 1,384,990 1.0% 1,429,040 3.2% Source: Alteryx Analytics Between 2010 and 2017, PMA household growth was lower than the statewide average. From 2017-2022 the number of households in the PMA is projected to continue to increase by 3.9%, while the state as a whole is projected to grow by 3.2%. Senior Household Growth Senior household growth figures are as follows: Senior Household Growth Area 2010 2017 %Change 2022 %Change 2010-2017 2017-2022 PMA 11,024 12,205 10.7% 13,947 14.3% Connecticut 320,863 360,009 12.2% 411,276 14.2% Source: Alteryx Analytics Between 2010 and 2017, PMA senior household growth showed 10.7% which was below the statewide growth. From 2017-2022 the number of senior households in the PMA is projected to continue to grow by 14.3%, which is almost identical to the projected growth for the state as a whole. INCOME LEVELS Pertinent income data is as follows: Income Levels Area 2017 Average HH Income 2017 Median Household 2017 Per Capita Income Income PMA $88,401 $67,795 $36,519 SENIOR MARKET RESEARCH ASSOCIATES Page 23 Assisted,Living&Memory Care Market Study Connecticut $106,266 $71,786 $41,298 Source: Alteryx Analytics&U.S. Census Bureau Current PMA income levels are below the statewide averages in all three income categories. HOUSING MARKET The subject area, similar to the USA as a whole, is experiencing rising home sales. Listings of homes have increased, and home prices are stabilizing or going up. According to Zillow.com, an online real estate search engine, the median home value for South Windsor as of March 2018 is $241,900. This figure represents a 1.4% rise from the previous year. The table below compares the real estate trends for South Windsor, — Hartford County, Connecticut, and the USA: Housing Values Trends Area Home Value Index Change from Previous Year South Windsor $241,900 1.4% -- Hartford County $209,400 1.4% Connecticut $230,750 1.5% United States $213,146 8.0% Source: Zillow.com as of March 2018 CITY SERVICES Hospitals The project site is located three miles north of the Manchester Memorial Hospital (71 '— Haynes Street, Manchester, CT, 06040) which is a full service acute care hospital licensed for 283 beds. Nursing Homes The closest nursing home to the project site is Paradigm Health Care Center of Windsor (2060 Main Street, South Windsor, CT, 06074, 860-289-7771). This facility is located approximately 4.25 miles west of the site and is licensed for 120 beds. — Shopping and Recreational Activities Less than a half mile south of the subject property, at the intersection of Buckland Road and Buckland Hills Drive, is a large retail hub, with several major shipping chain stores, SENIOR MARKET RESEARCH ASSOCIATES Page 24 Assisted Living& Memory Care Market Study like Loews Home Improvement, Home Depot, Hobby Lobby, Sam's Club, Toys `R Us Pottery Barn, and Target. The Plaza at Buckland Hills offers several smaller retail stores. Along this corridor there are hotels, restaurants, banks, and fitness centers. SUITABILITY OF SITE LOCATION Several factors are considered when evaluating the prospect of a retirement development. The selection of the site is critical because a prime location should account for the visibility of the facility to drive-by traffic and potential customers, its desirability, the cost of development and the convenience for families. The location of the facility is clearly not the only factor that will influence the future success of a retirement community. Other factors include the quality of the management team, the dedication of the staff, and the good will of the community. However, the location of the retirement community will impact the relative appeal of the facility in the eyes of the family members as they choose which facility to place their loved one, and since the choice of sites is entirely within the control of the development team, it becomes a vital ingredient in the early planning of the campus. The site for the proposed South Windsor assisted living community was evaluated to assess the overall appeal the site offers in attracting prospects to the proposed facility. In this regard, the proposed site offers the following positive features that will enhance the marketability of the community: Positive Site Features I. Residential Ambiance —An important factor that contributes to the desirability of a site is the overall neighborhood ambiance. People want to live in neighborhoods that possess strong residential features, such as quality homes nearby, mature residential landscaping, ponds, sidewalks, and reduced traffic. Sites that have a commercial or industrial ambiance will tend to detract from customer appeal. If the site is adjacent to a factory, warehouse, railroad tracks, commercial/office buildings, auto salvage lot, utility substation, high tension power lines, or an industrial storage lot, the eye sore will discourage prospects from getting excited about taking residency and inviting their friends to come and visit. ... The proposed site is located beside established neighborhoods to the north, east, and west, giving the site a strong residential ambiance. 2. Health Care Access —Families appreciate knowing that their loved ones living in a retirement community will be in close proximity to health care centers, such as hospitals. The project site is located three miles north of the Manchester Memorial "" SENIOR MARKET RESEARCH ASSOCIATES Page 25 Assisted Living & Memory Care Market Study Hospital (71 Haynes Street, Manchester, CT, 06040) which is a full service acute care hospital licensed for 283 beds. 3. Proximity to City Services - Much of the success of a retirement community will depend on the desirability of the site in the eyes of future residents and employees. Proximity to city services helps to establish such "appeal". For the residents, these services include proximity to a hospital and nursing homes (since these serve as vital referral sources). Visiting doctors do not want to have to travel very far to visit .— their patients, so placing a retirement community close to the medical district will foster more frequent visits by attending physicians. Other important city services include restaurants, shopping, churches, banking, and entertainment. For employees, the facility should be close to eating establishments. Immediately south of the subject property is a large shopping plaza called The Promenade Shops of Evergreen Walk. This plaza offers a wide variety of venues including: ._ • Pottery Barn • Brooks Brothers • Moe's Southwest Grill • Ted's Montana Grill • Williams Sonoma • Edie Bauer • Gap • Munson's Chocolates • LL Bean • Pier 1 Imports • Omaha Steaks • Christopher &Banks • Chico's • Brighton Collectibles • Ben & Jerry's Ice Cream Less than a half mile south of the subject property, at the intersection of Buckland ... Road and Buckland Hills Drive, is a large retail hub, with several major shipping chain stores, like Loews Home Improvement, Home Depot, Hobby Lobby, Sam's Club, Toys `R Us Pottery Barn, and Target. The Plaza at Buckland Hills offers several smaller retail stores. Along this corridor there are hotels, restaurants, banks, and fitness centers. SENIOR MARKET RESEARCH ASSOCIATES Page 26 Assisted Living & Memory Care Market Study AERIAL VIEW OF SITE SITE The Promenade Sho s at Ever reen Walk SENIOR MARKET RESEARCH ASSOCIATES Page 27 Assisted Living& Memory Care Market Study CONCLUSION Considering the presence of physical and psychological barriers, as well as the competitive facilities in the area, we have concluded that an appropriate primary market area (PMA) to be 5-mile radius. In this market, we believe that the majority of demand will come from the PMA, with a secondary draw likely to come from the other areas outside of the PMA. This market is affluent and growing. The average (mean) household _ income for the PMA is $88,401, and the 65+ population is projected to increase by 15.1% from 2017-2022. The immediate neighborhood surrounding the subject property is residential, but less than a half mile to an attractive retail hub known as Buckland Hills _ Plaza. Buckland Road has its own free offramps from Interstate 84, just a mile south of the subject property, giving the site easy access to major transportation routes. SENIOR MARKET RESEARCH ASSOCIATES Page 28 -- Assisted Living&Memory Care Market Study 5. CURRENT INVENTORY AND ANALYSIS DEFINING SENIOR HOUSING The senior housing sector is generally composed of six segment types, defined by the level of care and amenities provided in conjunction with the living setting. The industry has developed well-defined business models for each segment. The Senior Housing Continuum Mftwy Can Active Adult Communities and Senior Apartments (for-sale and for-rent): Active adult communities are typically condos, co-ops or single-family homes with minimal or no services offered. These communities have an age requirement of 55-plus and offer a number of amenities, such as clubhouses, which appeal to active adult homeowners. Senior apartments tend to be larger, multi-unit facilities with a rental payment structure. In addition to age restrictions, many communities have income restrictions because they are developed under low-income housing tax credit programs. i Independent Living Facilities (ILFs): Also known as congregate care facilities, ILFs offer a multi-family design to those seniors who are less active and who may have difficulty with routine housekeeping. These facilities are similar to senior apartments, but offer several additional services, such as meals, housekeeping, transportation and organized group activities. Residents typically rent apartments at ILFs at a premium to local market rents in order to cover the cost of common area charges and the additional services provided. Assisted Living Facilities (ALFs): ALFs are multi-family properties with personalized support services for seniors. Typically, ALFs cater to individuals who need assistance " with daily activities, but do not require nursing home care. The units and common areas are designed to accommodate a higher level of support, while still retaining the characteristics of residential apartments. ALFs are a cost-efficient alternative to in-home care because they primarily provide non-medically intensive support activities. In high SENIOR MARKET RESEARCH ASSOCIATES Page 29 Assisted Living & Memory Care Market Study acuity facility an RN care manager will be on site fulltime. The caregiver ratio for high acuity facility will be 1:6, as opposed to 1:15 in most standard assisted living facilities. Memory Care Facilities (MCs): A property that specializes in the care of residents with Alzheimer's or other forms of dementia is also considered an assisted living property. These memory care facilities can be freestanding properties or wings or floors within a traditional assisted living property. ._ Skilled Nursing Facilities (SNFs): SNFs provide the highest level of care, are hospital- like in nature and are, consequently, the most expensive of all senior housing options. In ' addition, SNFs are also the most highly regulated of the senior housing facilities, typically requiring state licenses. Many SNFs offer acute and intensive medical care, and _ post-hospitalization and rehabilitation therapies. Medicare and Medicaid programs cover a large portion of these expenses, with such government reimbursements accounting for a significant portion of revenue at these facilities. ASSISTED LIVING There are three assisted living facilities operating in the South Windsor PMA (5-mile radius), offering a total of 221 units and a current combined occupancy of 98.2%. The table below summarizes the information for these facilities. ASSISTED LIVING FACILITIES Facility Total Units Units Oce. Studio I BR 2 BR Brookdale South Windsor 1715 Ellington Road 61 57 $4,680 $5,680 $10,100 South Windsor,CT 06074(860)644-4408 The Residence at South Windsor Farms 200 Deming Street 60 60 $6,535 $8,055 $9,010 South Windsor,CT 06074(860)432-2911 The Village at Buckland Court $5,670- 432 Buckland Road 100 100 $4,470 $5,970 $7,470 , South Windsor,CT 06074(860)281-2498 Total: 221 21 (98.2%) Level of Care Fees Facility Level`I I Level 2 1 Level 3 Level 4 Brookdale South Windsor Based on Assessment(Varies) $3,500 Cap The Residence at South Windsor First 45 min. of personal care included --� ($500 per 30 min.thereafter) The Village at Buckland Court $660 1 $1,320 1 $1,980 $3,500 SENIOR MARKET RESEARCH ASSOCIATES Page 30 Assisted Living & Memory Care Market Study y 1. Brookdale South Windsor. This community sits behind the !'- Wapping Shopping Center and a Federal Credit Union bank building, masking its view of the street. This gives it a very secluded feel, with no visibility from the drive-by traffic on Ellington Road. The facility has been open since - 1997. It is situated essentially across the street from The Village at Buckland Court. The community is a three- story structure with a handsome covered entry, moderate landscaping, and good curb appeal. The facility offers 61 assisted living apartments and a 20-bed memory care wing. _ The rental rates and level of care fees are summarized below. Level of care fees will range from $0 to $3.500, based on the individual assessment of the needs of the resident. Unit Type Unit Size Base Rate Studio 360 sq. ft. $4,460 1 BRA Bath 750 sq. ft. $5,460 2 BR/2 Bath 1,200 sq. ft. $6,520 r Second Person Fee: $800 Community Fee (one-time) $2,500 SENIOR MARKET RESEARCH ASSOCIATES Page 31 Assisted Living& Memory Care Market Study 2. The Residence at South Windsor Farms. This community is located across the street from the ..- subject property, at the NE corner of Buckland Road and Deming Street. _ It has been open since 2014. If offers 60 _ independent living and/or assisted living units, and a 20-bed memory care wing. In other words, the ILF residents are co-mingled with the ALF residents. The units are priced lower for an ILF resident, and when that person needs ALF services, they are moved to the ALF pricing scale. The building is a three-story structure with vinyl siding exterior, covered entry, moderate attractive landscaping, and very good curb appeal. The immediate neighborhood is residential, but less than a half mile south, at the intersection of Buckland Road and Buckland Hills Drive, is a large _ retail hub, with several major shipping chain stores, like Loews Home Improvement, Home Depot, Hobby Lobby, Sam's Club, Toys `R Us Pottery Barn, and Target. The Plaza at Buckland Hills offers several smaller retail stores. Along this corridor there are hotels, restaurants, banks, and fitness centers. The rental rates and level of care fees are summarized below. There are no Level of Care Fees. The rental rates are all-inclusive. Unit Type Unit Size ALF Rate Studio 400-500 sq. ft. $6,535 1 BR 550-700 sq. ft. $8,055 2 BRA Bath 1,000 sq. ft. $9.010 Community Fee (one-time) $5,000 Levels of Care: First 45 minutes of personal care is included. Every 30 minutes of care thereafter is $500. SENIOR MARKET RESEARCH ASSOCIATES Page 32 Assisted Living & Memory Care Market Study 3. The Village at Buckland Court. This facility is located about a block north of the subject property, also on RIM Buckland Road. north of Deming Street. It has been open since 1998. If offers 100 assisted living units and a 20-bed memory care wing. The building is a two-story _ structure with brick exterior, covered entry, Greek columns at the entrance, moderate but attractive landscaping, and very good curb appeal. The immediate neighborhood is residential, but less than a half mile south, at the intersection of Buckland Road and Buckland Hills Drive, is a large retail hub, with several major shipping chain stores, like Loews Home Improvement, Home Depot, Hobby Lobby, Sam's Club, Toys `R Us Pottery Barn, and Target. The Plaza at Buckland Hills offers several smaller retail stores. Along this corridor there are hotels, restaurants, banks, and fitness centers. The rental rates and level of care fees are among the highest in the area, with four levels of care that range up to $3,500 per month. Unit Type Unit Size Base Rate Studio 364 sq. ft. $4,470 1 BR 528 sq. ft. $5.670 1 BR Large 600 sq. ft. $5,970 2 BR/1 Bath 966 sq. ft. $7.470 Community Fee (one-time) $5.300 (MC $6,500) Level of Care Fees: • Level 1: $660 • Level 2: $1,320 • Level 3: $1,980 Level 4: $3.500 SENIOR MARKET RESEARCH ASSOCIATES Page 33 Assisted Living & Memory Care Market Study SIMILAR AND/OR COMPARABLE OPTIONS w' One additional community that offers assisted living services in the Primary Market is called The Arbors of Hop Creek (430 West Center Street, Manchester, CT 06040). It is a full continuum of care ..- retirement community (CCRC) that sits beside its companion skilled nursing center, The Manchester Manor Health Care Center. The Arbors has been open since 1988. It is a restrictive entrance fee community that only accepts independent living prospects from the street. While it offers assisted living services to its ILF residents, it does not accept ALF residents from "the street". The must be admitted as an independent living resident, then as they age in place they will be provided assisted living services right in their ILF apartment. The community offers a total of 114 ILF units and are currently providing assisted living services in resident's apartments. Because this community does not accept ALF prospects off the street, it is not considered a competitive or comparable community. ILF Residents may choose from three sizes of apartments, and can pay a straight monthly rental option, rather than pay a large entry fee. Those apartment sizes and rental rates are summarized below: Unit Type Unit Size Base Rate Studio 525 sq. ft. $3,060 1 BR 675 sq. ft. $4,180 2 BR/2 Bath 1,000 sq. ft. $4,230 Assisted living services are added onto the ILF monthly fee and start at $208 per month (Level 1). Page 34 SENIOR MARKET RESEARCH ASSOCIATES Assisted Living&Memory Care Market Study Level of Care Fees Facility Level 1 Level Level Level4' Brookdale South Windsor Based on Assessment(Varies)$3,500 Cap The Residence at South Windsor First 45 min. of personal care included ($500 per 30 min.thereafter) The Village at Buckland Court $660 $1,320 $1,980 $3,500 UNIT SIZE ANALYSIS Facility Studio 1 BR 2 BR Brookdale South Windsor 360 750 1,200 The Residence at South Windsor 400-500 550-700 1,000 .-. The Village at Buckland Court 364 528 -600 966 Market Average 406 s . ft. 626 s .ft. 1,055 RENTAL RATE ANALYSIS Facility Studio 1BR' 2 BR Brookdale South Windsor $4,680 $5,680 $10,100 The Residence at South Windsor $6,535 $8,055 $9,010 The Village at Buckland Court $4,470 $5,670-$5,970 $7,470 f Market Average S5,288 $6,344 S8,860 MEMORY CARE In the South Windsor PMA (5-mile radius) there are three dedicated memory care programs offering a total of 60 units and a current combined occupancy of 98.3%. The table below summarizes the information for these facilities. MEMORY CARE FACILITIES Total Avg. Semi- Private FacilityUnits Private Brookdale South Windsor 1715 Ellington Road 20 19 $5,440 $7,520 South Windsor, CT 06074(860)644-4408 The Residence at South Windsor Farms 200 Deming Street 20 20 $7,805 $9,180 South Windsor, CT 06074(860)432-2911 The Village at Buckland Court 432 Buckland Road 20 20 $5,970 $7,170 South Windsor,CT 06074(860)281-2498 TOTAL: 60 59 (98.3%) �.. SENIOR MARKET RESEARCH ASSOCIATES Page 35 Assisted Living & Memory Care Market Study Level of Care Fees Facility Leven Level Level Brookdale Based on Assessment(Varies) The Residence First 120 min. of personal care included ($500 per 30 min.thereafter) The Village at Buckland $810 1 $1,500 $2,310 �,.. COMPETITIVE FACILITIES LOCATOR MAP South Windsor Competitive Facilities Locator Map _ (5-mile Radius) Scwft Farm Rarer sP ti 2� s 5--NW 5--NW Radius flft wjNDS0 as 1V_._,Rock%0e East Windsor 111111 527Ivor c ' + f 178 83 € Ccsn�eectttut Brookdak South Windsor r + 54I River � _ �Q M O $ kland 2,18 The Residence at South Windsor Farms The VMage at Court ¢ Ys CL 8 Project Site - t x r tearor, 30 r � � f ra-MAIN sr — d e . fi rtford 5C P� W � BD 502 The Arbors of Hopbrook 15 ' 5 597 1 i t� l" SENIOR MARKET RESEARCH ASSOCIATES Page 36 -- Assisted Living & Memory Care Market Study CONCLUSION Within the South Windsor PMA (5-mile radius) there are three comparable communities. There are high occupancy levels in assisted living (98.2%) and memory care (98.3%) facilities in the area, which supports the need for this type of service in the area. SENIOR MARKET RESEARCH ASSOCIATES Page 37 Assisted Living & Memory Care Market Study 6. PIPELINE ACTIVITY The planning/zoning offices of the following jurisdictions were contacted on May 21, 2018, about potential/pending retirement community construction. :.- South Windsor Planning Department 1540 Sullivan Avenue South Windsor, CT 06074 (860) 644-2511 According to Jeff Folger, Environmental Planner with the South Windsor Planning & Development Department, there is one assisted living or memory care facilities under active development or construction for South Windsor. Harbor Chase of Evergreen _ Walk located at 150 Buckland Road, South Windsor, CT 06074. According to Mr. Folger, sometime last week this community applied for site approval to develop the location. This is the subject property. Manchester Planning Department 494 Main Street Manchester, CT 06045 (860) 647-3044 According to Gary Anderson, Planning Director with the Manchester Planning Department, there are currently no assisted living or memory care facilities under construction or in active development for the city of Manchester. -- Vernon Planning Department 55 West Main Street Vernon, CT 06066 (860) 870-3640 Several attempts were made to contact Marina Rodriguez, city planner for Vernon. According to staff Ms. Rodriguez was the only person who could tell us about senior projects in the area. No calls were returned, and no contact could be made. A thorough internet search was perfonned, and no competitive pipeline projects were discovered. East Windsor Hill Planning Department 11 Rye Street Broad Brook, CT 06016 (860) 623-6030 According to Peg Hoffman, Administrative Clerk with the East Windsor Hill Planning Department, there are no assisted living or memory care facilities currently under construction or in the active planning phase for East Windsor Hill. SENIOR MARKET RESEARCH ASSOCIATES Page 38 Assisted Living & Memory Care Market Study 7. MARKET DEMAND ANALYSIS We will now analyze demand for senior housing in the South Windsor PMA. Our analysis will show demand estimates for the current year, the likely year of the opening of the subject project (2020), and five years from the current year (2022). DEFINITION OF TARGET GROUPS The demand estimates will be based upon the quantity of four potential "target groups" who are likely users of senior housing. Analysis of these four target groups will provide four separate indications of demand for senior housing. We will then consider the indications from each of the four demand indications in deriving our demand conclusions. The target groups are as follows: TARGET GROUP 1 Although the vast majority of persons entering senior housing are over the age of 80, some persons between the ages of 65 and 80 do elect to live in senior housing. Therefore, the broadest potential target group for senior housing is persons age 65 and over. The number of persons 65+ is often considered in bed need methodologies adopted by various state health care planning agencies. TARGET GROUP 2 The next potential "target group" typically examined in evaluating demand for senior housing is the number of households headed by a "householder" age 75 and over. The vast majority of senior housing residents fall into the 75+ age range. TARGET GROUP 3 The next target group consists of the "age qualified" population that has adequate income to live in elderly housing. Many operators, including Sunrise, Alterra and Holiday Management. consider $25000 to be the minimum "qualifying'' income. Although research has shown that many seniors with lesser income levels can afford to reside in seniors housing due to having income from other sources or assets to spend down. $25.000 is widely considered a benchmark for the private pay market. Thus, Target Group 3 consists of the number of households with income of $25,000+ headed by a householder age 75+. SENIOR MARKET RESEARCH ASSOCIATES Page 39 Assisted Living & Memory Care Market Study TARGET GROUP 4 ' Target group 4 consists of a group referred to in the industry as "adult children". Children and/or other relatives of seniors generally play a significant role in the placement of a senior in a senior housing facility. Market areas where there are large concentrations of persons in the 45-64 age group can often support significantly larger supply of senior .- housing than would be indicated through analysis of seniors already residing in the area. This is because in-migration of seniors into markets with large adult child populations is common. This phenomenon is largely due to the fact that while many elderly parents of the local residents do not currently live near their children, they will be encouraged to do so as they age in place and require greater care. When frailty and dependence occur on the part of an aging parent, the adult children frequently elect to move their loved one closer to them so that they can help attend to their needs more frequently. Thus, Target Group 4 is the number of persons in the age 45-64 age bracket. DISCUSSION OF ACHIEVABLE PENETRATION RATES There are no industry standard definitions for penetration or capture rates. For the purpose of this type of analysis, a penetration rate is considered to be the number of beds or units of a specific type that should be demanded at market equilibrium within a given market area, divided by the number of persons or households of a specific type in the same market area. For example, if 100 beds of assisted living should be demanded, and there are 1,000 persons aged 65+ that reside in the PMA, the indicated penetration rate is 10%. In order to determine the appropriate penetration rates, we have relied upon the National Demand Estimates provided in The Case for Investing in Seniors Housing and Long- Term Care Properties with Updated Projections. Using the updated demand estimates in this study, national penetration rates are calculated in the table below. These penetration rates, derived from the most complete and authoritative study of national demand in _ existence, will be used as the basis for estimating demand in the subject's market area. It should be noted that these estimates are for private-pay demand only. Demand for private and public pay accommodations are much higher. Thus, in some markets, higher ,.. penetration rates may be achievable. This will depend upon the availability of public funding. SENIOR MARKET RESEARCH ASSOCIATES Page 40 -- Assisted Living& Memory Care Market Study Assisted Living -- Ta et Group Persons 65+ Households Households Persons Age 75+ 75+,Inc. 45-64 _ $25,000+ A Demand for Assisted Living 2000 706,146 706,146 706,146 706,146 _ Per Revised Investment Case B 2000 Population/Households for 34,991.753 10,657A76 4,786,520 61,952,636 Each Target Group C Achievable Penetration 2.02% 6.63% 14.75% 1.14% (A divided by B) ASSISTED LIVING DEMAND Demand for Assisted Living Target Group 1—Persons 65+ YEAR - Item 2017 2020 2022 A PMA Persons Age 65+ 19.036 20,765 21,918 B Achievable Penetration Rate 2.02% 2.02% 2.02% C Indicated Market Area Demand(A x B) 385 419 443 _ Target Group 2—Households Age 75+ YEAR Item 2017 2020 2022 A PMA HI-Is Age 75+ 5,678 6,082 6,351 B Achievable Penetration Rate 6.63% 6.63% 6.63% C Indicated Market Area Demand(A x B) 1 376 403 421 Target Group 3—Households Age 75+With Incomes$25,000+ r YEAR Item 2017 2020 2022 A PMA HHs Age 75+with Incomes 525,000+ 3,857 4,287 4,574 —� B Achievable Penetration Rate 14.75% 14.75% 14.75% C Indicated Market Area Demand(A x B) 569 632 675 Target Group 4—Persons Alle 45-64 Adult Children YEAR Item 2017 2020 2022 A PMA Persons Age 45-64 34,327 34,046 33,858 .� B Achievable Penetration Rate 1.14% 1.14% 1.14% C Indicated Market Area Demand(A x B) 391 388 386 SENIOR MARKET RESEARCH ASSOCIATES Page 41 Assisted Living & Memory Care Market Study As the tables above reveal, each methodology yields a slightly different demand estimate. Since no one methodology is considered superior over the others, it would not be low reasonable to simply embrace the most optimistic projection, nor would it be prudent to endorse the most conservative projection. Demand Summary YEAR Item 2017 2020 2022 Target Group 1 385 419 443 Target Group 2 376 403 421 Target Group 3 569 632 675 Target Group 4 391 388 386 AYera a( 430 ",. 461 ,481 When we take an average of the findings from each method, we arrive at a projected demand for 461 assisted living units by 2020, and 481 units by 2022. i Calculation of Unmet Demand For the purpose of estimating the need for additional beds in the South Windsor PMA, we must deduct all of the existing beds operating within the same market. Since there are 221 assisted living units operating in the South Windsor PMA, we must deduct these units from the projected bed need. 2020 2022 Projected Bed Need = 461 Units 481 Units Current Inventory = - 221 Units - 221 Units Unmet Demand = 240 Units 260 Units It appears the market may be under-bedded by as many as 240 units by 2020 and 260 units by 2022. It is important to note that because the market is so affluent, the demand estimates for method #3 yielded by far the highest demand projections of any of the four methodologies. It would be defensible to rely exclusively on method #3 as the most appropriate demand method for calculating the number of units the market could support. If this were done, the unmet demand would be twice as large as the results shown. We further note that occupancy in the PMA is very strong (98.2%), and the 65+ population is projected to increase by 15.1%, so the market will continue to improve. SENIOR MARKET RESEARCH ASSOCIATES Page 42 Assisted Living& Memory Care Market Study r MEMORY CARE DEMAND To determine the potential need for a memory care program in a given market, we will make seven assumptions: i 1. As indicated earlier, the probable extent of the South Windsor PMA is assumed to be a 5-mile radius around the proposed project site using the address 300 Buckland Road, South Windsor (Hartford County), Connecticut, 06074. 2. In addition to the prospects we will expect to derive from the primary market itself, we will expect the facility to fill approximately 20% of its beds from elderly clients moving to the area from outside the market, primarily from some referrals from the peripheral communities around South Windsor. We also expect a small percentage of move-ins to come from seniors relocating to South Windsor from other parts of the state of Connecticut and even other states. This phenomenon is largely due to the fact that while many elderly parents of the local residents do not currently live near their children, they will be encouraged to do so as they age in place and require greater care. 3. Since the proposed South Windsor facility would be expected to open sometime in the year 2020, we will make population projections for determining whether or not there will be sufficient demand for the number of beds to be built. 4. We will exclude from consideration any prospect who does not earn at least $70,000 per year. The memory care services in the proposed memory care facility will start at $5,000 per month for a private room, which will amount to $60,000 per year, and is about 86% of$70,000. Those earning less than $70,000 per year would not be able to afford the monthly rents. While it is likely that some of those seniors who fall below the financial threshold would be helped by their children with supplemental assistance to ensure that they could receive such care, we have no way to estimate this percentage, and will therefore consider these prospects part of the 25% in-migration referred to in Assumption #2. SOUTH WINDSOR,CONNECTICUT �. HOUSEHOLD PROJECTIONS Age Groups 2017 2020 2022 Total %$70k+ Total %$70k+ Total %$70k+ 55-64 9,872 61.8% 10,035 65.9% 10,144 68.5% "! SENIOR MARKET RESEARCH ASSOCIATES Page 43 Assisted Living &Memory Care Market Study Age Groups 2017 2020 2022 65-74 6,527 37.9% 7,168 42.7% 7,596 45.40 75+ 5,678 21.9% 6,082 25.9% 6,351 28.3% SOURCE:AlteryxAnalytics.com 5. Estimating Utilization from Those Below the Income Threshold. Not only do we expect income-qualified prospects to be candidates for the proposed facility, we also understand that a small percentage of dementia victims who fall below the income threshold ("Non-Qualified") will be placed in the facility by loved ones who will pay the monthly fee on behalf of their mother or father. While there is no finn data on the percentage of indigent dementia residents living in an all private-pay facility, some estimates have been offered by Maxfield Research, a Minnesota-based market research and consulting firm. Maxfield Research is recognized as the leading market research firm for senior housing in the Upper Midwest. It has conducted more than 250 senior housing studies in 15 states for all types of retirement complexes ranging from "adult" buildings with few services to assisted living and skilled care facilities for the frail elderly. According to Maxfield Research ', about 5% of indigent dementia victims aged 65- 74 will obtain residential care through the benevolence of a loved one, and as many as 15% of indigent dementia victims aged 75+ will have their monthly fees paid for them as well. We will use these percentages in estimating the draw from the "Non- Qualified"prospect pool. 6. Incidence of Alzheimer's Disease. There is some disagreement within the medical community over the prevalence of Alzheimer's Disease (AD). For example, The National Institute on Aging estimates that about 4.0 million Americans have AD, while the National Alzheimer's Association places the number at 5.3 million'. As such, the incidence of AD may be a range from 10% of seniors to 13% of seniors. Also, the probable incidence of Alzheimer's Disease increases at various age levels. Below is the latest information from the National Alzheimer's Association ("2010 Alzheimer's Disease Facts & Figures") and "How Many Americans Have -- Alzheimer's Disease" Nov. 27, 2007 report from Alzheimer's Disease Education and Referral Center (ADEAR), regarding the prevalence of dementia at various age levels: Incidence ofAlzheimer's Disease 1.88% of persons under the age of 65 13% of persons 65+ 5% of persons 65-74 22.1% of persons 75+ SENIOR MARKET RESEARCH ASSOCIATES Page 44 Assisted Living & Memory Care Market Study 9.68% of persons 75-84 50% of persons 85+ We will rely on these numbers in calculating the size of the prospect pool for dementia assisted living care, in the table below. 'See www.maxfreld research.com. z"2010A1zheimer's Disease Facts and Figures", published by the National Alzheimer's Association,p. 9. 7. Saturation Point or Capture Rate. The Saturation rate is used to compare the inventory of units (or capacity) in the market to the qualified market. The Saturation Rate represents the estimated maximum number of units likely to be filled by the qualified prospect pool. A 25% capture rate of the dementia assisted living prospect pool is considered an average estimate, according to the National Investment Center for the Senior Housing and Care Industry, a benchmark now commonly used by other senior housing research specialists (i.e, Maxfield Research, The Vinca Group, etc.). Line 10 of the table below presents the expected Saturation Rate for the South Windsor market. DEMENTIA DEMAND CALCULATION TABLE The table below incorporates all of the assumptions presented above in order to estimate the probable need for memory care beds in the South Windsor market, for both 2020 and 2022. The table first starts by estimating the number of likely dementia victims in the -- South Windsor PMA, both income-qualified and non-income qualified, based on incidence assumptions provided by the National Alzheimer"s Association and the Alzheimer's Disease Research and Referral Center (ADEAR). The table then factors in the probable draw from secondary markets to yield the total bed need for the South Windsor PMA. From the total prospect pool a saturation rate of 25% is applied, to yield the maximum number of dementia units the market is likely to be able to support. After deducting the existing inventory, we are left with the Unmet Demand for additional dementia units. SENIOR MARKET RESEARCH ASSOCIATES Page 45 Assisted Living & Memory Care Market Study MEMORY CARE DEMAND ANALYSIS Memory Care Demand Income #DraNN from Non #Non- %DraNk #Drav, # Age %Dementia Qualified Income g Q Qualified Qualified Qualified from Non from Non- Dementia HHolds Dementia Molds Dementia Qualified Qualified Total 55-64 1.88% 6,609 124 3,426 64 5% 3 127 65-74 5.0% 3,059 153 4,109 205 5% 10 163 75+ 22.1% 1,577 349 4,505 996 15% 149 498 Total 11,245 626 12,040 1,265 162 788 Income #DraxN from Non Income #Non- %DraxN #Draw # Age %Dementia Qualified Qualified Qualified from Non from Non Dementia .- Persons Dementia Qualified Dementia Qualified Qualified Total Persons 55-64 1.88% 6,949 131 3,195 60 5% 3 134 65-74 5.0% 3,448 172 4,148 207 5% 10 182 75+ 22.1% 1,800 398 4,551 1,006 15% 151 549 Total 12,197 701 11,894 1,273 164 865 Memory Care Demand Calculation 2020 2022 1. Calculated Market Potential 788 865 2. Identified Competitive Units in Market Area 60 60 3. Maximum Occupancy in Competitive Units 95% 95% 4. Adjusted Competitive Units 57 57 5. Available Prospects in Market Area(Line 1 —Line 4) 731 808 6. Percent of Added Prospects from Outside the Market Area -0.70 -0.70 �- 7. Prospects from Outside the Market Area(Line 5 -0.70- Line 5) 313 346 8. Potential Market Area(Line 5+Line 7) 1,044 1,154 Market Demand Computation 9. Total Adjusted Market Potential [Line 4+Line 8] 1,101 1,211 SENIOR MARKET RESEARCH ASSOCIATES Page 46 Assisted Living & Memory Care Market Study 10. Estimated Percent of Need Met by Assisted Living Special Care Unit 25% 25% 11. Calculated Number of Units to Fill Total Demand 275 303 12. Less Competitive Units(Line 2) 60 60 ASSISTED MEMORY CARE—NET DEMAND 215 243 As the table above indicates. the market may be under-bedded by as many as 215 memory care units by 2020 and as many as 243 units by 2022. SUMMARY AND CONCLUSIONS Assisted Living Demand According to the bed need methodologies used by industry experts to calculate the demand for more assisted living units, the South Windsor Primary Market appears to be under-bedded. The assisted living units may be under-bedded by as many as 240 units for �- 2020 and 260 units by 2022. The current occupancy in the existing inventory (98.2%) underscores the pent-up demand for more assisted living units in the South Windsor area. With the continued growth of the South Windsor area income qualified senior households, the area will increase the demand for assisted living facilities for the foreseeable future. Memory Care Demand According to the bed need methodologies used by industry experts to calculate the demand for more memory care beds, the South Windsor PMA appears to be under- bedded. The market may be under-bedded by as many as 215 beds by 2020 and 243 beds by 2022. The 65+ population is projected to increase by 15.1% in the coming five years, so the market will continue to improve. r r SENIOR MARKET RESEARCH ASSOCIATES Page 47 Assisted Living & Memory Care Market Study 8. PROJECT DESCRIPTION RECOMMENDATIONS Based on the high occupancy in the market and the substantial unmet demand for more t. assisted living and memory care units, we conclude that the South Windsor market would welcome the addition of a new assisted living campus. To this end we offer the following design and pricing recommendations. +- RENTAL RATE ANALYSIS To determine the pricing structure for the proposed facility, we first examine the prevailing rates among the current inventory to see what the market will bear. ,- Assisted Living UNIT SIZE ANALYSIS Facility Studio 1 BR 2 BR Brookdale South Windsor 360 750 1,200 The Residence at South Windsor 400-500 550-700 1.000 The Village at Buckland Court 364 528-600 966 Market Average 406 s . ft. 626 s . ft. 1,055 RENTAL RATE ANALYSIS Facility Studio 1BR 2 BR Brookdale South Windsor $4,680 $5,680 $10,100 The Residence at South Windsor $6,535 $8,055 $9,010 The Village at Buckland Court $4,470 $5,670-$5,970 $7,470 r- Market Avera a $5,288 $6,344 $8,860 Memory Care SENIOR MARKET RESEARCH ASSOCIATES Page 48 Assisted Living & Memory Care Market Study Facility Semi-Private Private Brookdale South Windsor $5,440 $7,520 _. The Residence at South Windsor Farms $7,805 $9,180 The Village at Buckland Court $5,970 $7.170 Market Average: $6,405 $7,957 PROPOSED CAMPUS SUMMARY Concluded Achievable Rental Rates for Subject Assisted Living Studio Apt. Assisted Living 450 25 $5,000 $11.1 1 1-1311 Apt. Assisted Living 650 30 $6,000 $9.23 1-1311 Deluxe Apt. Assisted Living 750 15 $6,800 $9.07 2-Bed/1 Bath Apt. Assisted Living 850 5 $7,500 $8.82 Sub-Total: 75 Memo are TOTAL 105 Amenities to Include The assisted living component should feature the following amenities: • AL Commons - Living Room • Dining Room • Private Dining Room • Arts & Crafts Activity Room • Exercise Room • Exterior Secure Courtyard - Bathing Spa with Therapy Tub — • On Floor Neighborhood Living Room • On Floor Resident Laundry Room Level of Care Fees Level of Care fees should be consistent with market rates, which currently range between $300 - $1,200 per month. Levell: $300 Level3: $600 Level2: $900 SENIOR MARKET RESEARCH ASSOCIATES Page 49 T Assisted Living & Memory Care Market Study Level 4: $1,200 Base rate Up to 15 minutes of personal care daily Level 1 Up to 30 minutes of personal care daily Level 2 Up to 60 minutes of personal care daily Level 3 Up to 90 minutes of personal care daily Level 4 Up to 120 minutes of personal care daily "Personal care" is defined as providing help with any of the following activities of daily living: 1. Communication 5. Bathing 2. Dressing & Grooming 6. Toileting 3. Bowel incontinence 7. Transfer & Mobility 4. Eating 8. Medication Assistance PROJECTED ABSORPTION RATE Move-in rates reported by NIC MAP for the top 31 MSA's for the 2nd quarter of 2016 are as follows: 4 Net Monthly Move-in Rate of Non- 3.1 1.6 Stabilized Properties Open <24 Months Because the occupancy rate in the PMA is so high, we forecast an achievable absorption rate for the campus to be approximately 5 assisted living/memory care units per month. - Based on the preceding occupancy data as well as the NIC MAP absorption data, we forecast an achievable absorption rate within the subject's immediate area to be approximately 5 units per month. In addition, the subject is expected to pre-lease units prior to completion. A pre-leasing figure of 20% is considered reasonable. Thus, taking into account an absorption rate of 5 '- units per month as well as a pre-leasing figure of 20%, the subject's lease-up period is forecasted to be 16 months. Total Primary Beds/Units 105 Forecasted Stabilized Occupancy 95% SENIOR MARKET RESEARCH ASSOCIATES Page 50 Assisted Living & Memory Care Market Study Units Occupied at Stabilization 100 Less Pre-Leasing Figure 21 Units to Be Rented to Reach Stabilization 79 Forecasted Absorption Period(months) 16 Forecasted Net Absorption Per Month(Units) 5 Based on our analysis, the PMA is indicated to have sufficient unmet demand to support the subject project. APPENDIX SENIOR MARKET RESEARCH STATEMENT OF QUALIFICATIONS SENIOR MARKET RESEARCH ASSOCIATES Page 51 Assisted Living & Memory Care Market Study SENIOR MARKET RESEARCH ASSOCIATES 808 22nd Street, NW - Cleveland, Tennessee 37311 Office: (423) 559-5292 -_-] cell: (423) 284-0258 E-Mail: smra65@aol.com STATEMENT OF QUALIFICATIONS A Senior Market Research Associates has been in operation since 1995, specializing in market analysis for the senior housing industry. Larry K. Richardson serves as the owner and principal market analyst for the company, based in Cleveland, Tennessee, and devoted to providing a range of consulting services to assist developers in the research, planning, and development of nursing homes, assisted living facilities, and independent living retirement communities. Mr. Richardson brings over 25 years of experience in the senior housing field in development, research, and operations. He has served for over five years as the chief operating officer for the retirement center division of Life Care Centers of America, the nation's third largest long-term care provider. In this position he was responsible for the day-to-day operation of its 14 retirement centers in ten states, ranging in size from 95 to 226 units. Under his direction the occupancy in these centers grew to an overall average of 93.5%. In 13 of these facilities he inaugurated assisted living programs and developed policies and procedures to guide their operation. He also created an activities resource manual, marketing manual, and various management and personnel handbooks. In addition, Mr. Richardson served seven years in the development of new nursing homes and retirement facilities, including the post of Vice President for Planning and Research for Life Care Centers of America from 1992-1995. In this capacity he supervised the preparation of Certificate of Need applications for new nursing homes, nursing home additions, and bed relocations in nine states, obtaining land use modifications with local SENIOR MARKET RESEARCH ASSOCIATES Page 52 Assisted Living & Memory Care Market Study city and county jurisdictions, and selected and negotiated the purchase of over two dozen nursing home sites. During that period he also performed over 100 market studies for potential nursing home and assisted living projects, and established criteria for the acquisition of land for senior housing projects. As the senior analyst for Senior Market Research Associates, Mr. Richardson has conducted comprehensive consulting engagements in over 800 individual markets in 47 states and U.S. Territories, as well as consulting work in Canada. since 1995, reviewing -- markets for both nursing center and retirement housing potential. He has worked with clients interested in acquiring facilities to evaluate the operations of those centers. Senior lfarket Research Associates has performed research assi nmenls or clients in the ollo ing states: Alabama Georgia Maine New Hampshire Oregon Vermont Arkansas Idaho Massachusetts New Jersey Pennsylvania Virginia Arizona Illinois Michigan New Mexico Rhode Island Washington California Indiana Mississippi New York South Carolina West Virginia Colorado Iowa Missouri North Carolina South Dakota Wisconsin Connecticut Kansas Montana North Dakota Tennessee Wyoming Delaware Kentucky Nebraska Oklahoma Texas Guam Florida Louisiana Nevada Ohio I Utah Ottawa,Canada SENIOR MARKET RESEARCH ASSOCIATES (SMRA) is experienced in conducting research for the following senior housing concepts: • Continuum of Care Retirement Communities • Congregate Care Retirement communities _ - Independent Living Apartments • Assisted Living Facilities • Nursing Homes • Specialized Alzheimer's Care Facilities SMRA has served clients as large as the Archdiocese of Kansas City, major regional medical centers, some of the largest nursing home chains in the nation, non-profit organizations, universities, churches, mid-sized growing management companies, as well as individual entrepreneurs/developers. Research assignments have included major metropolitan areas such as Atlanta, Denver, Ft. Lauderdale, Portland, Houston, Kansas City, Dallas-Clayton, and Sarasota, as well as small rural communities in the heart of farmland America. SENIOR MARKET RESEARCH ASSOCIATES Page 53 Assisted Living&Memory Care Market Study SMRA market feasibility studies meets all HUD requirements for the HUD 232 LEAN Pilot Program, and 221 (d) (4) market study guidelines. SMRA studies are used not only by lenders and investors, they are also used by the marketing and operations managers as a first look at the competitive environment within which their new facility must contend. AN INDUSTR Y LEADER In addition to his significant industry experience derived from both operational and field research background, Mr. Richardson invests heavily in internal research and development to keep abreast of potential markets for future clients, staying on the leading edge of the ever-changing senior housing industry. Mr. Richardson's educational credentials include a Master's Degree from California State University at Fullerton, and a Ph.D. from the University of Southern California. He has published several articles in various retirement industry periodicals, sharing operational and marketing strategies in such areas as how to utilize your residents in marketing, the importance of marketing after the sale is made, budgeting strategies in retirement center food service, and the challenges of managing multiple facilities. He has also been a featured seminar speaker at retirement center conferences such as the National Association of Senior Living Industries (NASLI), discussing marketing and management issues, including the details of developing, marketing, and operating assisted living centers. SENIOR MARKET RESEARCH ASSOCIATES _ Planning for Success through Successful Planning "You did a market study for me a few years back for an ALF. I am happy to report that we built the ALF we were contemplating and it has been a huge success." —Patrick Duplantis w SENIOR MARKET RESEARCH ASSOCIATES Page 54 0146 Hartford Road,Manchester,CT 06040 ❑50 Redfield Street,Ste.100,Boston,MA 02122 T ��j TEL:(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)282-8253 V &O A�F ❑56 Quarry Road,Trumbull,CI' 06611 ❑317 Iron Horse Way,Ste.204, Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)861-3076 ❑717 Lady Street,Suite E,Columbia,SC 29201 ❑78 Interstate Drive,West Springfield,MA 01089 TEL:(803)376-6034 FAX:(803)376-6035 TEL:(413)452-0445 FAX:(413)846-0497 Letter of Transmittal To: Date: 7/19/2018 Michele Lipe,AICP Director of Planning Project No: 2000481.S60 Task No.:000050 Town of South Windsor Re: HarborChase of Evergreen Walk-HRA 1540 Sullivan Avenue South Windsor CT 06074 South Windsor,CT Telephone No: 860-644-2511 x252 We are sending you: ®Attached ❑ Under Separate Cover ®via Courier ❑ Shop Drawings ®Prints ®Plans ❑Specifications ® Copy of Letter ❑ Change Order ®Reports ❑ Other Copies Date No. Description 2 Memorandum—Response to Comments 10 Revised CS-101 Site Layout Plan 10 Revised CG-101 Grading&Drainage Plan J U L • J 2 r 18 10 Revised Drainage Calculation Report 10 Reduced copies of CS-101for Commission 10 Reduced copies of CG-101 for Commission ❑ For approval ❑Returned loaned prints ❑ Furnish as submitted ❑As requested ❑ Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑ Rejected ❑ For review&comment ❑Submit copies for distribution ❑Resubmit copies for approval If you have any questions please contact Haley Busch at 860-646-2469 x5508.Thank you. Signed: c: Lin nav F:\P2000\481\S60\Permitting\Town Review Comments\2018-07-18-Response to Comments\2018-07-18-Lipe.rtf FUSS&O'NEILL Appendix B Proposed Stormwater System Analysis r 11 - 0-1—EVERGREEN TRUNKUNE CM—YD-63 8 CM—CB—102 CM—YD-56 CM—YD-62 CM—YD-4 CM—YD-34 \ CM—YD-34 cm—CB—103 CM—YD-72 CM—YD-60 (ROOF DRAIN)^ py—YD. (ROOF DRAIN) a � � CM—YD-67 (ROOF DRAIN) I i f f CM—YD-58to Z l (ROOF DRAIN) I / CM—YD-55 cm� O 1 CM—CB-113 lot CM—YD-54 i CM—CB—105 CM—CB-12 (ROOF DRAIN) I: CM—CB-7 (ROOF DRAIN) l — CM—YD-106 :M—CB-12 0 CM—YD-54 t � (ROOF DRAIN) CM—YD-107 Scenario: Base CB-16*me,t CB-19 CB-16 CB-2011th—d 9N9 m .-'CB-20 c CB-1411h..Id CB P14 CB-21P— CB45 CO-14 21 CB-8 CB-7 CB-9 a CO-46 PB B-73 CB-7 C.W P9 YD-74 Ps:9 C'"O�MneM GO c" C.-22M.. .104 Alp CB- P-117 CB-61&. A-10 '1'0'3 Co-44 CB-1 3 Catchment B-1 I YD-72 CB-13 C"2 P13 P12 CS-5 O ROOF-1 CB42 Catchment CB-5Catdt—rd • YD-62 IV CB-3111VMN pSj 52 S1 CB MH-2 CB-102 ro "YD-63 YD-56 P 113 P11 YD-34 PIJ7 41 CO'3 ROOF-6 MHA P2 CB-2 MH. I(HDS) YD-68 B-4 -70, 1 -2 111*;;�tt 08 B-1 C84 CB 1 CO-38 YD-60 R YD.66 0 W CL YD-61 H-164 Bentley Systems,Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suits 200 W Watertown,CT 06795 USA +1-203-755-1666 FlexTable: Catchment Table Label Outflow Element Area(User Rational C Time of Flow(Total Out) Catchment Defined) Concentration (cfs) Intensity (ft2) (min) (in/h) CB-2 Catchment CB-2 14,810.400 0.840 5.000 2.14 7.431 CB-3 Catchment CB-3 10,018.800 0.830 5.000 1.43 7.431 CB-4 Catchment C13-4 3,920.400 0.200 8.000 0.11 6.140 CB-5 Catchment C13-5 15,246.000 0.800 6.000 1.98 7.001 CB-6 Catchment CB-6 9,147.600 0.900 5.000 1.42 7.431 CB-7 Catchment C13-7 8,712.000 0.200 10.000 0.21 5.279 CB-8 Catchment C13-8 3,484.800 0.760 6.000 0.43 7.001 CB-9 Catchment CB-9 6,098.400 0.780 6.000 0.77 7.001 CB-10 Catchment CB-10 9,583.200 0.810 6.000 1.26 7.001 CB-11 Catchment CB-11 3,484.800 0.740 7.000 0.39 6.570 CB-12 Catchment CB-12 5,227.200 0.600 8.000 0.45 6.140 CB-13 Catchment CB-13 1,742.400 0.900 5.000 0.27 7.431 CB-14 Catchment CB-14 5,227.200 0.900 5.000 0.81 7.431 CB-15 Catchment CB-15 10,018.800 0.673 8.000 0.96 6.140 CB-16 Catchment CB-16 9,147.600 0.900 5.000 1.42 7.431 CB-17 Catchment CB-17 5,227.200 0.700 7.000 0.56 6.570 CB-18 Catchment CB-18 7,840.800 0.770 7.000 0.92 6.570 CB-19 Catchment CB-19 3,920.400 0.830 6.000 0.53 7.001 CB-20 Catchment CB-20 9,583.200 0.860 6.000 1.34 7.001 CB-21 Catchment CB-21 5,662.800 0.810 6.000 0.74 7.001 CB-22 Catchment CB-22 10,018.800 0.830 6.000 1.35 7.001 CB-108 CB-108 3,668.000 0.694 5.000 0.44 7.431 CM-2 CB-102 12,769.000 0.704 5.000 1.55 7.431 CM-14 CB-113 2,186.000 0.900 5.000 0.34 7.431 CM-15 CB-105 8,447.000 0.515 5.000 0.75 7.431 CM-26 CB-109 15,405.000 0.662 5.000 1.75 7.431 CM-27 YD-61 1,275.000 0.588 7.000 0.11 6.570 CM-28 YD-60 743.000 0.365 5.000 0.05 7.431 CM-34 YD-34 1,984.000 0.265 5.000 0.09 7.431 CM-54 YD-54 2,220.000 0.623 5.000 0.24 7.431 CM-55 YD-55 1,229.000 0.684 5.000 0.14 7.431 CM-56 YD-56 959.000 0.200 10.000 0.02 5.279 CM-58 YD-58 887.000 0.763 5.000 0.12 7.431 CM-59 YD-59 2,371.000 0.580 6.000 0.22 7.001 CM-62 YD-62 2,155.000 0.276 10.000 0.07 5.279 CM-63 YD-63 1,985.000 0.325 5.000 0.11 7.431 CM-65 YD-65 477.000 0.900 5.000 0.07 7.431 CM-66 YD-66 1,569.000 0.200 10.000 0.04 5.279 CM-68 YD-68 4,270.000 0.228 10.000 0.12 5.279 CM-72 YD-72 6,945.000 0.275 10.000 0.23 5.279 CM-73 CB-73 0.000 0.000 0.000 0.00 7.431 CM-74 YD-74 1,799.000 0.232 10.000 0.05 5.279 CM-103 CB-103 18,970.000 0.682 5.000 2.22 7.431 CM-106 YD-106 8,661.000 0.566 10.000 0.60 5.279 CM-107 YD-107 17,922.000 0.448 10.000 0.98 5.279 CM-110 CB-110 12,142.000 0.374 15.000 0.43 4.130 CM-111 CB-111 6,846.000 0.619 5.000 0.73 7.431 CM-112 CB-112 19,200.000 0.423 5.000 1.40 7.431 ROOF-1 ROOF-1 4,312.440 0.900 5.000 0.67 7.431 ROOF-2 ROOF-2 10,846.440 0.900 5.000 1.68 7.431 ROOF-3 ROOF-3 5,183.640 0.900 5.000 0.80 7.431 ROOF-4 ROOF-4 4,791.600 0.900 5.000 0.74 7.431 ROOF-5 ROOF-5 3,136.320 0.900 5.000 0.49 7.431 ROOF-6 ROOF-6 9,626.760 0.900 5.000 1.49 7.431 ROOF-7 ROOF-7 11,238.480 0.900 5.000 1.74 7.431 ROOF-8 I ROOF-8 7,230.960 0.9001 5.000 1 1.121 7.431 Bentley Storm CAD V8i(SELECTseries 3) 2000481S60_Proposed.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.841 7/17/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 FlexTable: Catch Basin Table Label Elevation Elevation Elevation Length Width Inlet Type Flow(Captured) Hydraulic Grade Spread/Top (Ground) (Rim) (Invert) (ft) (ft) (ds) Line(In) Width (ft) (ft) (ft) (ft) (ft) CB-2 117.20 117.20 106.90 4.00 3.00 Catalog Inlet 2.14 112.27 9.8 CB-3 117.20 117.20 108.30 4.00 3.00 Catalog Inlet 1.43 112.81 7.4 CB-4 118.30 118.30 114.20 4.00 3.00 Catalog Inlet 0.11 116.34 2.8 C13-5 117.33 117.33 106.00 4.00 4.43 Catalog Inlet 1.98 111.23 8.1 CB-6 117.70 117.70 106.70 4.00 3.00 Catalog Inlet 1.42 111.83 7.3 CB-7 113.60 113.60 107.00 4.00 3.00 Catalog Inlet 0.21 111.86 3.7 CB-8 117.75 117.75 114.40 4.00 3.00 Catalog Inlet 0.43 115.12 5.2 CB-9 117.75 117.75 114.80 4.00 3.00 Catalog Inlet 0.77 115.46 7.2 CB-10 117.72 117.72 115.30 4.00 3.00 Catalog Inlet 1.26 115.82 9.5 CB-11 117.80 117.80 115.80 4.00 3.00 Catalog Inlet 0.39 116.06 5.0 CB-12 116.60 116.60 109.40 4.00 3.00 Catalog Inlet 0.45 113.74 2.9 CB-13 116.60 116.60 109.60 4.00 3.00 Catalog Inlet 0.27 113.81 2.2 CB-14 114.80 114.80 107.97 4.00 3.00 Catalog Inlet 0.81 112.35 4.8 CB-15 114.80 114.80 107.80 4.00 3.00 Catalog Inlet 0.96 112.34 5.5 CB-16 114.70 114.70 107.90 4.00 3.00 Catalog Inlet 1.42 112.49 7.3 CB-17 117.52 117.52 107.50 4.00 3.00 Catalog Inlet 0.56 112.46 6.0 CB-18 117.52 117.52 113.52 4.00 3.00 Catalog Inlet 0.92 115.92 7.9 CB-19 117.51 117.51 108.70 4.00 3.00 Catalog Inlet 0.53 113.47 3.4 CB-20 117.23 117.23 109.40 4.00 3.00 Catalog Inlet 1.34 114.13 7.0 CB-21 117.30 117.30 110.00 4.00 3.00 Catalog Inlet 0.74 114.61 4.5 CB-22 117.30 117.30 110.50 4.00 3.00 Catalog Inlet 1.35 114.99 7.1 CB-73 123.80 123.80 118.00 Catalog Inlet 0.00 119.00 0.0 CB-102 121.70 121.70 114.70 Catalog Inlet 1.55 115.70 7.8 CB-103 121.90 121.90 116.00 4.00 3.00 Catalog Inlet 2.22 117.04 7.2 CB-105 129.50 129.50 124.40 4.00 3.00 Catalog Inlet 0.75 125.14 4.5 CB-108 126.00 126.00 112.00 4.00 3.00 Catalog Inlet 0.44 119.94 2.8 CB-109 131.80 131.80 124.50 Catalog Inlet 1.75 125.63 6.0 CB-110 132.70 132.70 126.70 Catalog Inlet 0.43 127.36 2.8 CB-111 132.70 132.70 127.20 Catalog Inlet 0.73 128.00 4.4 CB-112 133.20 133.20 129.00 Catalog Inlet 1.40 129.58 7.3 CB-113 129.50 129.50 125.00 Catalog Inlet 0.34 125.24 2.4 YD-34 122.70 122.70 119.80 Catalog Inlet 0.09 120.33 2.7 YD-54 134.50 134.50 130.00 Catalog Inlet 0.24 130.59 4.2 YD-55 134.70 134.70 129.00 Catalog Inlet 0.14 130.21 3.3 YD-56 134.70 134.70 120.00 Catalog Inlet 0.02 120.52 1.7 YD-58 134.80 134.80 128.50 Catalog Inlet 0.12 128.98 3.0 YD-59 134.20 134.20 128.00 Catalog Inlet 0.22 128.51 4.0 YD-60 134.20 134.20 126.80 Catalog Inlet 0.05 127.37 2.1 YD-61 134.20 134.20 126.30 Catalog Inlet 0.11 126.85 3.0 YD-62 123.30 123.30 118.00 Catalog Inlet 0.07 119.04 2.5 YD-63 123.20 123.20 118.00 Catalog Inlet 0.11 119.53 2.9 YD-65 134.80 134.80 130.00 Catalog Inlet 0.07 130.91 2.4 YD-66 123.00 123.00 120.20 Catalog Inlet 0.04 120.28 2.0 YD-68 123.40 123.40 119.40 Catalog Inlet 0.12 119.96 3.0 YD-72 122.80 122.80 117.50 Catalog Inlet 0.23 118.85 4.1 YD-74 121.80 121.80 118.00 Catalog Inlet 0.05 118.80 2.1 YD-106 133.87 133.87 127.70 Catalog Inlet 0.60 128.31 6.8 YD-107 1 132.501 132.501 127.801 1 1 Catalog Inlet 1 0.981 129.021 9.0 Bentley StormCAD V8i(SELECTseries 3) 2000481S60_Proposed.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.84] 7/17/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 FlexTable: Manhole Table Label Elevation Flow(Known) Flow(Total Out) (Ground) WS) WS) (ft) MH-1 118.40 0.00 14.43 MH-2 118.40 0.00 23.32 MH-3 103.60 0.00 23.05 MH-101 (HDS) 125.00 0.00 12.47 MH-104 123.40 0.00 3.33 MH-164 131.95 0.00 4.72 S1 116.00 0.00 23.26 S2 1 117.001 0.001 23.25 Bentley Systems,Inc. Haestad Methods Solution Bentley Storm CAD V8i(SELECTseries 3) 2000481 S60_Proposed.stsw Center [08.11.03.841 7/17/2018 27 Siemon Company Drive Suite 200 W Page 1 of 1 Watertown,CT 06795 USA +1-203-755-1666 FlexTable: Conduit Table is User Length(User Slope Section Type Diameter Manning's n Flow Capacity(Full Velocity Depth(Out) Flow efined Defined) (Calculated) (in) (is) Flow) (ft/5) (ft) Capaci rngth? (ft) MOO (ds) (Desig M True 70.0 0.006 Circle 12.0 0.012 2.52 2.92 4.18 0.68 8 True 143.0 0.006 Circle 18.0 0.012 7.02 8.51 5.38 1.03 8 True 55.0 0.005 Circle 12.0 0.012 2.18 2.85 4.00 0.63 7 True 134.0 0.005 Circle 18.0 0.012 6.07 8.22 5.09 1.03 7 True 56.0 0.005 Circle 30.0 0.012 23.32 32.52 7.21 1.57 7 True 50.0 0.008 Circle 36.0 0.024 23.05 32.31 4.97 1.55 7 True 71.0 0.007 Circle 24.0 0.012 14.41 20.57 7.08 1.23 7 True 102.0 0.006 Circle 12.0 0.012 2.04 2.96 4.06 0.73 6 True 57.0 0.007 Circle 15.0 0.012 3.89 5.86 5.11 0.74 6 True 85.0 0.006 Circle 24.0 0.012 11.79 18.80 6.32 1.24 6 True 127.0 0.006 Circle 15.0 0.012 3.25 5.20 4.47 0.77 6 True 174.0 0.007 Circle 15.0 0.012 3.64 5.81 5.00 0.96 6 True 51.0 0.008 Circle 15.0 0.012 3.33 6.20 5.14 0.65 5 True 106.0 0.006 Circle 24.0 0.012 9.89 18.44 5.97 1.13 5 True 49.0 0.006 Circle 12.0 0.012 1.61 3.02 3.91 0.65 5 True 31.0 0.006 Circle 12.0 0.012 1.61 3.10 3.99 1.03 5 True 219.0 0.041 Circle 30.0 0.024 23.25 45.04 9.25 1.27 5 True 67.0 0.006 Circle 12.0 0.012 1.52 2.98 3.82 0.56 5 True 52.0 0.012 Circle 12.0 0.012 2.05 4.15 5.26 0.50 4 False 0.006 Circle 12.0 0.012 1.49 3.05 3.86 0.53 4 True 54.0 0.009 Circle 12.0 0.012 1.78 3.71 4.68 0.49 4 True 70.0 0.007 Circle 12.0 0.012 1.56 3.26 4.11 0.54 4 True 66.0 0.006 Circle 12.0 0.012 1.42 3.00 3.77 0.96 4 True 87.0 0.006 Circle 12.0 0.012 1.35 2.93 3.65 0.61 4 True 110.0 0.007 Circle 12.0 0.012 1.51 3.29 4.10 0.61 4 True 32.0 0.013 Circle 12.0 0.012 1.91 4.32 5.33 0.61 4 True 221.0 0.005 Circle 30.0 0.012 14.43 32.74 6.46 1.54 4 True 124.0 0.012 Circle 12.0 0.012 1.86 4.24 5.23 0.46 4 True 66.0 0.006 Circle 12.0 0.012 1.24 3.00 3.64 0.94 4 True 41.0 0.010 Circle 12.0 0.012 1.56 3.81 4.61 0.56 4 True 110.0 0.006 Circle 18.0 0.012 3.70 9.08 4.87 0.83 4 True 49.0 0.024 Circle 12.0 0.012 2.28 6.04 7.16 0.43 3 True 53.0 0.013 Circle 12.0 0.012 1.63 4.44 5.21 0.76 3 True 89.0 0.008 Circle 24.0 0.012 7.90 21.73 6.37 1.19 3 True 41.0 0.015 Circle 12.0 0.012 1.69 4.67 5.47 0.42 3 True 137.0 0.022 Circle 12.0 0.012 2.06 5.71 6.69 0.42 3 True 119.0 0.011 Circle 12.0 0.012 1.43 4.03 4.69 1.27 3 True 4.0 0.025 Circle 30.0 0.012 23.26 70.25 12.85 1.42 3 True 45.0 0.011 Circle 12.0 0.012 1.30 4.07 4.61 0.51 3 True 17.0 0.026 Circle 24.0 0.012 12.47 39.43 11.13 0.94 3 True 82.0 0.016 Circle 15.0 0.012 2.74 8.81 6.34 0.48 3 True 34.0 0.015 Circle 12.0 0.012 1.46 4.68 5.27 0.38 3 True 33.0 0.005 Circle 12.0 0.012 0.81 2.77 3.06 0.54 2 True 11.0 0.045 Circle 18.0 0.012 5.92 24.26 11.33 0.64 2 True 38.0 0.026 Circle 12.0 0.012 1.49 6.26 6.54 0.53 2 True 164.0 0.045 Circle 15.0 0.012 3.33 14.86 9.76 0.40 2 True 134.0 0.035 Circle 18.0 0.012 4.72 21.31 9.69 0.48 2 True 64.0 0.011 Circle 12.0 0.012 0.80 4.04 4.01 0.44 1 False 0.059 Circle 12.0 0.012 1.74 9.36 9.11 0.57 1 True 23.0 0.009 Circle 12.0 0.012 0.67 3.60 3.50 0.29 1 True 52.0 0.020 Circle 12.0 0.012 0.92 5.41 5.13 0.28 1 False 0.029 Circle 12.0 0.012 1.12 6.62 6.28 0.48 1 True 40.0 0.017 Circle 12.0 0.012 0.74 5.11 4.63 0.26 L False 0.091 Circle 12.0 0.012 1.68 11.64 10.54 0.59 1 True 71.0 0.006 Circle 12.0 0.012 0.39 2.90 2.58 0.42 1 True 57.0 0.005 Circle 12.0 0.012 0.34 2.80 2.41 0.44 1 True 43.0 0.012 Circle 12.0 0.012 0.49 4.16 3.54 0.58 1 Bentley Systems,Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown,CT 06795 USA +1-203-755-1666 FlexTable: Conduit Table is User Length(User Slope Section Type Diameter Manning's n Flow Capacity(Full Velocity Depth(Out) Flow efined Defined) (Calculated) (in) (ds) Flow) (ft/s) (ft) Capaci '-ngth? (ft) (ft/ft) (cfs) (Desig N) True 18.0 0.006 Circle 12.0 0.012 0.27 2.88 2.30 0.24 False 0.110 Circle 12.0 0.012 0.67 12.80 8.60 0.16 True 73.0 0.008 Circle 8.0 0.012 0.05 1.19 1.69 0.09 True 32.0 0.031 Circle 12.0 0.012 0.11 6.82 3.24 0.09 True 15.0 0.013 Circle 12.0 0.012 0.04 4.46 1.75 0.07 True 20.0 0.115 Circle 12.0 0.012 0.07 13.09 4.49 0.48 True 1 40.01 0.007 1 Circle 1 8.01 0.0121 0.001 1.13 1 0.001 0.10 Bentley Systems,Inc. Haestad Methods Solution Center 27 Siemon Company Drive Suite 200 W Watertown,CT 06795 USA +1-203-755-1666 FlexTable: Outfall Table Label Elevation Set Rim to Elevation Boundary Condition Type Hydraulic Grade Flow(Total Out) (Ground) Ground (Invert) (ft) WS) (ft) Elevation? (ft) 0-1 1 96.001 True 92.00 1 Free Outfall 93.55 22.96 Bentley StormCAD V8i(SELECTseries 3) 2000481S60_Proposed.stsw Bentley Systems,Inc. Haestad Methods Solution Center [08.11.03.841 7/17/2018 27 Siemon Company Drive Suite 200 W Watertown,CT Page 1 of 1 06795 USA +1-203-755-1666 0146 Hartford Road,Manchester,C1' 06040 ❑50 Redfield Street,Ste.100,Boston,MA 02122 FUSS&O'NEILL TEL:(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)282-8253 ❑56 Quarry Road,Trumbull,CT 06611 ❑317 Iron Horse Way,Ste.204, Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)861-3076 ❑78 Interstate Drive,West Springfield,MA 01089 ❑717 Lady Street,Suite E,Columbia,SC 29201 TEL:(413)452-0445 FAX:(413)846-0497 TEL:(803)376-6034 FAX:(803)376-6035 letter of Transmittal To: Date: 7/23/2018 Michele Lipe,AICP Director of Planning Project No: 2000481.S60 Task No.:000050 Town of South Windsor 1540 Sullivan Avenue Re: HaxborChase of Evergreen Walk-HRA South Windsor CT 06074 South Windsor,CT Telephone No: 860-644-2511 x252 We are sending you: ®Attached ❑ Under Separate Cover ®via Courier ❑ Shop Drawings ® Prints ❑ Plans ❑ Specifications ® Copy of Letter ❑ Change Order ❑Reports ❑ Other Copies Date No. Description 10 Memorandum—Reserve Parking&Sanitary Sewer w/in Evergreen Walk 10 Perspective Renderings from Buckland Road ,t JUL 2 3 2018 ❑ For approval ❑ Returned loaned prints ❑ Furnish as submitted ❑As requested ❑ Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑ Rejected ❑ For review&comment ❑ Submit copies for distribution ❑ Resubmit copies for approval If you have any questions please contact Haley Busch at 860-646-2469 x5508.Thank you. Sigptd: / sa nnWo,PLA F:\112000\481\S60\Permitting\'I'own Review Comments\2018-07-18-Response to Comments\2018-07-23-Lipe.rtf �FN.- 1 HRA 958 201h Place,Second Floor, Vero Beach, Florida 32960 Phone: 772-492-5002 Fax: 772-492-5005 July 20,2018 ��,E D JUL 2 3 2018 Ms.Michele Lipe,Planning Director Town of South Windsor SOUTH WINDSOR PtANNiNG KEPT. 1540 Sullivan Avenue South Windsor,CT 06074 Re: HarborChase of Evergreen Walk Dear Ms.Lipe, I write to provide additional information regarding several questions that arose at the July 10, 2018 Planning Commission Hearing regarding our application for site plan approval. Parking: The Town's parking ordinance calls for Assisted Living projects to provide parking at a ratio of 0.5 spaces per unit, (56 spaces)plus an ability to provide an additional 0.5 spaces per unit(55 spaces) on the site should additional parking be needed in the future. Our proposed project includes 111 units. We are providing parking at a ratio of 0.75 space/unit(83 spaces) and requesting a waiver of the requirement to demonstrate an ability to provide the remaining 0.25 spaces/unit on the site if needed in the future. The provision of parking at the ration of 0.75 space/unit exceeds the minimum amount required and meets HRH's internal design criteria of providing parking at a ratio of 0.75 spaces/unit: Our experience in developing and operating 30 Assisted Living and Memory Care communities informs us that the provision of parking at the 0.75 spaces/unit ratio is more than adequate for our communities. Please see the table below for a listing of parking ratios in HRA communities. Location Spaces/Units Ratio Comments Long Grove(IL) 132/138 0.96 Additional parking provided at Village's request (and there was room on the site) to support special event activities in nearby Village Center. Naperville(IL) 77/112 0.69 McKinney(TX) 37/60 0.62 Sarasota(FL) 63/108 0.58 As you can see, some of our communities are parked at a ratio below 0.75 space/unit. We are not experiencing operational issues with these ratios. In the event that we experience occasional times during which the 0.75 space/unit ratio might be insufficient we have confirmed that the Declarations within Evergreen Walk were prepared in anticipation of such occasions and accommodate the ability for users to park in one unit while patronizing or visiting an adjacent unit. Please see attached email from Jeffrey Matrullo, Esq. dated July 20, 2018 for additional detail. This is consistent with the overall goal of Evergreen Walk to provide sufficient parking among the various uses while not providing an excess amount of impervious surfaces and the environmental concerns associated with them. Sanitary Sewer: The sanitary sewers in Evergreen Walk are a Common Element. As such, the Declaration provides the ability for the owner of any one unit to make utility improvements on another unit should they become necessary.I again refer you to Mr. Matrullo's July 20,2018 email for additional detail. Thank you, Harbor Retirement Associates,LLC Richard A.Baummer,P.E. Vice President Acquisitions and Entitlements C: Fuss and O'Neill Jeffrey Matrullo,Esq. Dick Baummer From: Matrullo,Jeffrey <jmatrullo@McCarter.com> Sent: Friday,July 20,2018 11:00 AM To: Dick Baummer Cc: MJassak@foley.com;JEsmailbegui@foley.com;'John Finguerra'; 'lpr50@aol.com'; Rubinow, Laurence P.;Mallin,John Subject: Evergreen Walk/Unit 16 Dick—We believe your questions regarding"overflow parking"at Evergreen Walk and the replacement of an existing six inch(subject to your field verification)sanitary sewer pipe approximately 30 feet in length near the Unit 5/12 border are answered by the Declaration. This email provides references to portions of the Declaration which address those questions. Pam: You have inquired regarding the ability of guests and invitees of a Unit Owner to access and use parking areas at other Units in Evergreen Walk. The Declaration of Evergreen Walk anticipated that such cross-use would likely occur at Evergreen Walk. Article 9, Section 9.2 of the Declaration provides rights with regard to"Walks,Passways, Pipes,etc. Located Inside Units." Among these is the recognition that guests and invitees of Unit Owners may,for convenience or otherwise, access and park on adjoining units and specifically gives"Each Unit ... a right of passage and access over portions of interior roadways,passways,sidewalks and parking areas in proximity to its Unit whether located on Common Elements or Units,for the benefit of the guests and invitees of such Unit Owner...." The only limitation on this right is that a Unit Owner does not have"the right to direct its guests or invitees to use such areas." Hence,persons entering Evergreen Walk have the right of access to all interior roadways and parking areas,but a Unit Owner may not specifically direct its guests and invitees to use an adjoining Unit without,otherwise,obtaining the permission of that Unit Owner. In support of this,the Declaration also provides in Schedule 5.1 that"each Unit Owner shall use its best commercially reasonable efforts to cause the employees of the occupants of its Unit to park their vehicles only on such Unit"(Section 10)and"the parking area on each Unit shall contain sufficient parking spaces to comply with the number of parking spaces required by Authorities."(Section 13). Otherwise,Evergreen Walk is intended to operate as a"common interest community"recognizing that the proximity of Units permits and does not preclude guests and invitees to use parking spaces located on adjoining Units. We believe that this addresses the concern of having"overflow parking"accessible. Sanitary Sewer Pipe: You have inquired about the approvals that HRA needs under the Declaration to replace the existing six inch(if verified in the field)sanitary sewer pipe with an eight inch pipe. We note that the subject portion of the pipe is a common element and is located within Evergreen Way,which, at that location, is also a common element. In such situations, it has been the practice to seek the consent of the underlying Unit Owner and the Master Association, except when the work is being done pursuant to the exercise of Development Rights or Special Declarant Rights. Here,the Special Declarant Right in Section 6.5(k)of the Declaration is applicable. In Section 6.5(k),Evergreen Walk,LLC,as Declarant,reserved the Special Declarant Right to,among other things,replace common elements. Pursuant to Section 6.10 of the Declaration,HRA's acceptance of the deed from Evergreen Walk,LLC at closing"will operate to assign the rights contained in" Section 6.5(k)to HRA to the extent needed in connection HRA's improvements on Unit 16. Thus,HRA,without the consent of the Master Association or Unit Owner,could exercise the assigned Special Declarant Right in Section 6.5(k)in order to replace the sanitary line,but please note that the exercise of a Special Declarant Right requires prior,written notice to the Master Association(see Section i 6.11 of the Declaration). As an adjunct to exercising the Special Declarant Right,HRA,if it is more comfortable doing so, could request a temporary construction easement from the Master Association for this work. The Master Association regularly gives temporary easements for construction work at Evergreen Walk. We hope that the foregoing has been helpful to your consideration. Jeffrey P.Matrullo I Par M CCARTER MICA TER&ENGL SH,LLP er &ENGLISH 4TTORKYS AT LAW CityPlace I,185 Asylum Street I Hartford,Connecticut 06103 T:860-275-6716 F:860-560-5999 0matrullo@mccarter.com I www.mccarter.com I Linkedin BOSTON I HARTFORD I STAMFORD I NEW YORKINEWARK EAST BRUNSWICK I PHILADELPHIA I WILMINGTON I WASHINGTON,DC Think Green!Please consider the impact on the environment before printing this e-mail. This email message from the law firm of McCarter&English,LLP is for the sole use of the intended recipient(s)and may contain confidential and privileged information.Any unauthorized review,use, disclosure or distribution is prohibited. If you are not the intended recipient,please contact the sender by reply email and destroy all copies of the original message. 2 PF TV i I VALUATION & ADVISORY SERVICES CBRE 6- Seniors Housing & Care 101 Arch Street I Suite 1810 Boston, MA 02110 — T 61 7.21 7.6000 www.cbre.com V June 29, 2018 L Steve Case L Vice President of Investments & Asset Management BOURNE FINANCIAL GROUP, LLC 228 N Park Ave., Suite A Winter Park, Florida 32789 RE: Appraisal of HarborChase of Evergreen Walk 300 Buckland Road, South Windsor, Hartford County, Connecticut 06074 Dear Mr. Case: At your request and authorization, CBRE, Inc. has prepared a market study regarding the proposed HarborChase of Evergreen Walk. This analysis is presented in the following report. The subject, identified as HarborChase of Evergreen Walk is a proposed 1 1 1-unit assisted living residence with a maximum capacity for 119 residents. The 1,976itu on a square foot improvements 80 acre site The are scheduled for completion in 2020, will be in excellent condition, physical address is 300 Buckland Road, South Windsor, Hartford County, Connecticut. The subject will contain a unit mix of 63 assisted living units and 48 memory care units (56 beds). As proposed, the property is considered an investment asset in excellent condition. The property is being developed by Bourne Financial Group, LLC and will be operated by - - HarborChase, a national operator specializing in the operations of independent living, assisted living, and memory care properties in Florida, Georgia, South Carolina, Illinois, Michigan, Wisconsin and New Jersey. Property management is considered to be well experienced in operating the proposed property type. Key findings from this analysis are summarized as follows: The subject is located within walking distance to a mixed-use retail Lifestyle Center known as Evergreen Walk. The outdoor complex includes retail, restaurants, apartments and Evergreen Walk Retirement Community, a proposed independent living community. As proposed, the property will offer 128-unit independent living units and will be located at 151 Buckland Road in South Windsor, Connecticut. The subject property will benefit from its location next to the independent living facility, as is it will offer good exposure to the possibility of continued care for ,... residents living at the independent living community. • The subject's primary market area (PMA) is defined by the map within the market analysis but is — generally detailed as a five-mile radius. Currently, there are 3 properties offering assisted living and/or memory care services within the PMA. Due to the entry fee nature, we have not included The Arbors of Hop Creek (CCRC) within our projections. • The three properties within the subject's PMA include Brookdale South Windsor, the Village at Buckland Court and the Residence at South Windsor Farms. The Residence at South Windsor Farms opened in March of 2015 and is the newest community within the PMA. This comparable is the most representative of the subject property in terms of quality and services offered. • There are no projects current under construction or planned that are considered direct competitors within the PMA. However, there is a proposed facility in a 10-mile radius of the subject which are scheduled for completion in July of 2018 and will open by the end of Summer of 2018. These units have been excluded in our estimate of future competitive supply due to their location outside the PMA. We have included further discussion of this property within the report. • The subject will provide superior amenities, FF&F package and daily activities compared to any existing product in the market. Two of the three properties included within the supply are at least 20-years old, and are considered inferior in terms of quality and services offered in comparison to the subject property. • The penetration analysis shows low penetration with high market occupancy in line with that of the market for assisted living within the subject's current primary market area. However, given the introduction of the subject over the forecast period, penetration is expected to increase from 4.45% to 5.83% within assisted living. • The projected population growth within the defined PMA is favorable, with the 65 to 74 years of age cohort increasing by 20.71%, 75 to 84 years of age increasing by 20.85%. However, it should be noted the 85 year of age and older is increasing by .85% for seniors in a three-mile radius of the subject, but decreasing by -0.22% for seniors within the defined PMA, over the forecast period. • The local market area is affluent with income levels and housing trends positively impacting demand indications. The average household income is $88,756 with an average owner occupied home value of $243,961 reported for the defined PMA. • Utilizing a base income requirement of +$50,000 and above for assisted living, the demand coverage analysis indicates assisted living is currently undersupplied by 262 beds and memory care is undersupplied by 162 beds. With the addition of the subject and proposed supply, net demand as of 2023 shifts to assisted living beds and 138 memory care beds, indicating an under supplied market, and sufficient net demand for the proposed development of the subject property. Based on the market analysis presented within this report, there is sufficient projected market demand to support the assisted living and memory care development of the subject property. CBRF has utilized a stabilized occupancy estimate for the subject of 94%. The projected market rates are well supported by rental comparable properties within the subject's general market area. CBRE Although demand is present, as previously stated the population for seniors ages 85+ is projected to decrease over the forecasted period, indicating a decrease in future demand by 2023. Per the scope of this analysis, CBRE has conducted a market analysis opinion on market demand, stabilized occupancy, absorption, market rental rates and fee structure respective of the proposed development. Data, information, and calculations leading to the market conclusion are incorporated in the report following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an integral part of, and inseparable from, this letter. The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the reasoning leading to the opinion of value. The analyses, opinions and conclusions were developed based on, and this report has been prepared in conformance with, the guidelines and _ recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP), the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. The intended use and user of our report are specifically identified in our report as agreed upon in our contract for services and/or reliance language found in the report. No other use or user of the report is permitted by any other party for any other purpose. Dissemination of this report by any party to any non-intended users does not extend reliance to any such party, and CBRE will not be responsible for any unauthorized use of or reliance upon the report, its conclusions or contents (or any portion thereof). It has been a pleasure to assist you in this assignment. If you have any questions concerning the analysis, or if CBRE, Inc. can be of further service, please contact us. . Respectfully submitted, _ CBRE, Inc. -VALUATION &ADVISORY SERVICES Zach Bowyer, MAI Paige Avery Senior Managing Director/Practice Leader Senior Valuation Associate _ Cert. Gen. Appraiser Lic. #RCG001379 RE Appraiser Trainee Lic. # RSP.0002041 Phone: 6172176032 Phone: 6172176024 Email: Zach.Bowyer@cbre.com Email: Paige.Avery@cbre.com _ CBRE Certification i Certification We certify to the best of our knowledge and belief: 1 . The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial and unbiased professional analyses, opinions, and conclusions. 3. We have no present or prospective interest in or bias with respect to the property that is the subject of this report and have no personal interest in or bias with respect to the parties involved with this assignment. 4. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 5. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 6. This appraisal assignment was not based upon a requested minimum valuation, a specific valuation, or the approval of a loan. 7. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice, as well as the requirements of the State of Connecticut. ,,. 8. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. .._ 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10.As of the date of this report, Zach Bowyer, MAI has completed the continuing education program of the Appraisal Institute for Designated Members. 1 1 . Paige Avery has made a personal inspection site of the property and the comparable properties utilized within this report. 12. No one has provided significant real property appraisal assistance to the persons signing this report. Valuation & Advisory Services operates as an independent economic entity within CBRE, Inc. Although employees of other CBRE, Inc. divisions may be contacted as a part of our routine market research investigations, absolute client confidentiality and privacy were maintained at all times with regard to this assignment without conflict of interest. _ 13.Zach Bowyer, MAI and Paige Avery have not provided any services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Zach Bowyer, MAI Paige Avery Cert. Gen. Appraiser Lic. # RCG.0001379 RE Appraiser Trainee Lic. # RSP.0002041 �' i CBRE Executive Summary Subject Photographs 8„E Subject AERIAL SITE VIEW The Promenatle Sho at Eve teen Walk • • „s PROPOSED RENDERING ii CBRE Executive Summary Summary of Salient Facts Property Name HarborChase of Evergreen Walk — Management Company HarborChase Location 300 Buckland Road,South Windsor, Hartford County,Connecticut 06074 Land Area 5.80 AC 252,822 SF Improvements Property Type Seniors Housing Assisted Living Residence Number of Buildings 1 Number of Stories 3 Gross Building Area 111,976 SF Net Rentable Area 58,254 SF Total Units 111 Total Beds 119 Total Revenue Units 119 Year Built 2020 Condition Proposed Revenue Unit Configuration As Proposed Unit of Measure Assisted Living 63 Beds Memory Care 56 Beds Tota 1 119 Market Occupancy Current (2018) Future(2023) Rating Assisted Living/Memory Care 98% - High Market Penetration Current(2018) Future (2023) Rating Assisted Living/Memory Care 4.45% 5.83% Low Net Demand (Rev. Units) Current(2018) Future(2023) Rating Assisted Living 262 219 Under Supply Memory Care 162 138 Under Supply SUMMARY OF CONCLUSIONS Proposed Use Current Demand Future Demand Stabilized Absorption Rate Occupancy (Rev. Units/Mo.) Assisted Living Yes Yes 94.40% 4.7 Memory Care Yes Yes 94.40% 4.7 Compiled by CBRE iii CBRE Executive Summary Market Rent Summary — A summary of the developer's proposed market rent range and rents currently being charged in the market are included below: MARKET RENT CONCLUSIONS CBRE Estimate CBRE Estimate Market Range(Base Rents) ._._, ._ ..W _. ........._._ _. .........m. ..., _.__7_.... Unit Type $/Unit .Fee Structure Min $/Unit Max$/Unit Assisted Living — 1 Bedroom $6,195 + LOC Fees $5,670 - $8,055 2 Bedroom $7,795 + LOC Fees $6,255 - $9,010 _ Memory Care Companion $6,095 + LOC Fees $5,020 - $7,805 Studio $8,495 + LOC Fees $4,250 - $9,180 Community Fee - Assisted Living $3,500 $2,500 - $6,500 Memory Care $3,500 - $2,500 - $6,500 Second Resident Fee Assisted Living $2,000 - $800 - $2,400 Memory Care $2,000 - $800 - $2,400 _ Level of Care Fees Assisted Living $400 - $1,600 - $500 - $3,500 Memory Care $750 - $2,250 - $500 - $3,500 Compiled by CBRE iv CBRE Executive Summary Extraordinary Assumptions An extraordinary assumption is defined as "an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the —' appraiser's opinions or conclusions." 1 • This analysis assumes the proposed improvements will be completed as detailed by property management. The use of this extraordinary assumption may have affected the assignment results. • This analysis assumes all regulatory requirements will be met allowing the subject to operate as detailed within this report. The use of this extraordinary assumption may have affected the _ assignment results. Hypothetical Conditions A hypothetical condition is defined as "a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purposes of analysis." 2 • None noted The Appraisal Foundation, USPAP, 2018-2019 2 The Appraisal Foundation, USPAP, 2018-2079 CBRE Table of Contents — Table of Contents — Certification ................................................................................................................................i SubjectPhotographs ...................................................................................................................ii Summaryof Salient Facts............................................................................................................iii Tableof Contents ......................................................................................................................vi Introduction............................................................................................................................... 7 AreaAnalysis........................................................................................................................... 10 .... NeighborhoodAnalysis ............................................................................................................ 14 MarketAnalysis ....................................................................................................................... 18 '- MarketRent Analysis ................................................................................................................ 46 Summaryof Conclusions .......................................................................................................... 54 — Assumptions and Limiting Conditions......................................................................................... 57 Addenda _ h Rent Comparable Data Sheets B NIC Local Market Report (5-Mile Radius) C NIC Metro Report _ D Senior Life Report E Client Contract Information F Appraiser Qualifications G CBRE Specialty Practice Brochure vi CBRE Neighborhood Analysis Introduction Property Identification The subject, identified as HarborChase of Evergreen Walk is a proposed 1 1 1-unit assisted living .� residence with a maximum capacity for 119 residents. The 111,976 square foot improvements are scheduled for completion in 2020, will be in excellent condition, and situated on a 5.80-acre site. The physical address is 300 Buckland Road, South Windsor, Hartford County, Connecticut. The subject will contain a unit mix of 63 assisted living units and 48 memory care units (56 beds). As proposed, the property is considered an investment asset in excellent condition. The property is being developed by Bourne Financial Group, LLC and will be operated by HarborChase, a national operator specializing in the operations of independent living, assisted living, and memory care properties in Florida, Georgia, South Carolina, Illinois, Michigan, Wisconsin and New Jersey. Property management is considered to be well experienced in operating the proposed property type. _. Summary of Improvements The subject property will be a three-story assisted living facility with a dedicated memory care wing. _ The exterior will include brick and plank siding with a porte-cochere entrance. Amenities provided will be superior to those currently offered in the market. Furnishes and fixtures provided in each unit will be high-end and include stainless steel appliance packages and hard surface counter tops. The community will also provide several common areas with a superior FF&E package. HarborChase will manage the property and is known nationally for successful management operations and providing excellent programs and activities. The improvements will be located on Buckland road and will benefit from excellent visibility and frontage. 1-84 is located just north of the property and contains its own freeway offramp from the highway directly to Buckland Road. The proximity to 1-84 provides easy access for residents throughout the Hartford, MSA and adult children living in surrounding towns to access the community. ASSISTED LIVING UNIT MIX No. No. Revenue Percent of Unit Size (SF) Unit Type Beds Units Units Total Range 1 Bedroom 56 56 56 47.1% 612 2 Bedroom 7 7 7 5.9% 746 Total/Average: 63 63 63 52.9% 627 Source: Various sources compiled by CBRE 7 CBRE Neighborhood Analysis MEMORY CARE UNIT MIX No. No. Revenue Percent of Unit Size (SF) Unit Type Beds Units Units Total Range Companion 16 8 16 13.4% 450 Studio 40 40 40 33.6% 379 Total/Average: 56 48 56 47.1% 391 Source: Various sources compiled by CBRE Primary Unit of Measure The breakdown of the subject property as it relates to the set-up of units, beds, and most appropriate unit of measurement (revenue units) is shown below. Throughout this report, the term "unit" is intended to represent the revenue unit unless otherwise noted. PRIMARY UNIT OF MEASURE Unit of Revenue Units Beds Measure Units _ Assisted Living 63 63 Beds 63 Memory Care 48 56 Beds 56 Total 111 119 119 Premise of the Market Study The following table illustrates the various dates associated with the valuation of the subject, the valuation premise(s) and the rights appraised for each premise/date: PREMISE OF THE MARKET STUDY Item Date Date of Report: June 26, 2018 Date of Inspection: June 20, 2018 Compiled by CBRE The purpose of this consulting report is to analyze and opine on the feasibility in relation to a proposed development of the referenced property. A feasibility analysis is defined as "a study of the cost-benefit relationship of an economic endeavor.i' — Appraisal Consulting: the act or process of developing an analysis, recommendation, or opinion to solve a problem, where an opinion of value is a component of the analysis leading to the assignment 3 The Dictionary of Real Estate Appraisal, 5th Edition,The Appraisal Institute. _ 8 CBRE Neighborhood Analysis results. An appraisal consulting assignment involves an opinion of value but does not have an appraisal or an appraisal review as its primary purpose.4 Intended Use of Report — This market study is to be used for internal decision making, and no other use is permitted. Intended User of Report This market study is to be used by Bourne Financial Group, LLC, and no other user may rely on our report unless as specifically indicated in the report. Intended Users - the intended user is the person (or entity) who the appraiser intends will _ use the results of the appraisal. The client may provide the appraiser with information about other potential users of the appraisal, but the appraiser ultimately determines who the appropriate users are given the appraisal problem to be solved. Identifying the _ intended users is necessary so that the appraiser can report the opinions and conclusions developed in the appraisal in a manner that is clear and understandable to the intended users. Parties who receive or might receive a copy of the appraisal are not necessarily intended users. The appraiser's responsibility is to the intended users identified in the report, not to all readers of the appraisal report. s Scope of Work The scope of the assignment relates to the extent and manner in which research is conducted, data is gathered and analysis is applied. CBRE, Inc. completed the following steps for this assignment: • Client • Intended use • Intended user • Type of opinion • Effective date of opinion • Relevant characteristics about the subject • Assignment conditions Extent to Which the Property is Identified CBRE, Inc. collected the relevant information about the subject from the owner (or representatives), public records and through an inspection of the subject property. The property was identified through the following sources: • postal address — • assessor's records -� 4 USPAP, 2010-201 1 Edition,The Appraisal Foundation s Appraisal Institute,The Appraisal of Real Estate, 14th ed. (Chicago:Appraisal Institute, 2013), 50. 9 CBRE Neighborhood Analysis Extent to Which the Property was Inspected CBRE, Inc. inspected the land of the subject site, as well as its surrounding environments on the effective date of the market study. Type and Extent of the Data Researched CBRE, Inc. reviewed the micro and macro market environments with respect to physical and economic factors relevant to the valuation process. This process included interviews with regional and local market participants, available published data, and other various resources. CBRE, Inc. also conducted regional and local research with respect to the scope of this assingment: • demographics • comparable data Type and Extent of Analysis Applied _ CBRE, Inc. analyzed the data gathered through the use of appropriate and accepted methodology to arrive at probable market conclusions. Per the scope of this engagement, a quantitative market analysis was performed that employs a penetration analysis and a demand coverage analysis. The results of these analyses were utilized to identify market demand for the proposed development. A Primary Market Area (PMA) was defined and a rent comparable survey was performed. The market analysis and comparable surveys were utilized in estimating stabilized market occupancy, absorption rate, market rent, rent structure, and any additional market charges 10 CBRE Neighborhood Analysis Area Analysis r ty dlow�4 ' Palmer 90 *� _h r 77 r Charhon- t l3.�;'Brimfield St - Westfteld d) Wilbreham Gxto ,M. }f1_\\\ �.� StU ridge k rough Sandisfietd Monson # ` Granville -Sp fn field` � si / 6 Tolland �.s91._. East f Wales _L Southbridge {�t. >!. p �.4g6wa Holland; l Sarthwlck ✓ Longmeadow 1 t / ; Webs( s / N ,, 7unxls �--t t / - j State Forest j I Nlpmucki I � # t InfieldState Fo`rest i 3 Norfalk. ColebrookHartland $ufiield �! Somers Stafford - Granby 4' Woodst&* � 1 Winchester Winds rl ! $arkhamsled nds 0" East W+ndsar Ellinon. ,j L Easifard Pomfret New Haord j!'Otna ti WBlan A9Ml gion tbfd 0_ i(` Tollafld� \� e) Simsbury �I% th Windsor Goshen +ma+ -•' 7f Canton Nemon - s Torrin tan , Avon ) tl % �4a' Coventry Mansfield Chaplin'* Srtgktyn '.it:. t f? MamPlon / Harwinton / anchest[-Al i ;' I Litchfield � `pa^mm ton l- / s � I "k° Windham jl .�. • `g�y - Newington Calumb+a Glastonbury Plainfield Morr+s 3homeston Bristol J New-Britain Hebron t k Bethlehem ��� f ail ; Lebanon P !r ,�--s} � 1� f ��'� j) Manboiough yf� � Slaragoeti. l �. �'` watenown �� Wolcott Sorrngton {j1 tomwelj4 Llsban �� Pa U }_ State Fa Ll s i k ` ,�1 # �� v East Hampton Cd1cA j.§r-.�-d Wate(rbury f''^ l '! Middletown ' s an zt C Woodbury Meriden Middlebury 4 Norwich Preston Cheshire It East Haddam ` r 1 'I �a Salem N Subject Naugatuck Durham , � K a(lOn9et _ Montnlie) lh[al{innfortil_. 1 ,y�`_s__�.l .. ___ _�_ -- -- - i Moody's Economy.com provides the following Hartford, CT metro area economic summary as of May-18 HARTFORD-WEST HARTFORD-EAST HARTFORD,CT- ECONOMIC INDICATORS Indicators 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 Gross Metro Product(C09$Bil) 88.7 87.2 87.2 89.3 89.5 89.3 91.8 93.0 92.6 94.4 96.6 98.3 Change -0.6 -7.7 0.0 2.3 0.3 -0.2 2.8 1.2 -0.4 1.9 2.4 7.8 Total Employment(Ths) 619.0 623.8 629.1 635.6 637.0 639.0 646.7 651.7 651.E 650.9 654.7 657.5 Change 0.8 0.8 0.8 1.0 0.2 0.3 1.2 0.8 0.0 -0.1 0.6 0.4 Unemployment Rate(k) 8.2 7.7 6.5 5.6 5.1 4.6 4.3 4.5 5.2 5.7 5.7 5. Personal Income Growth(%) 3.7 1.1 3.4 3.0 0.9 2.5 3.0 3.2 2.6 2.7 3.4 3.3 Median Household Income($Ths) 65.9 67.2 69.1 71 A 72.6 74.8 77.2 79.6 82.0 84.5 87.0 89.5 Population(Ths) 1,216A 1,217.0 1,215.3 1,213.0 1,210A 1,210.3 1,210.1 1,210.3 1,210.4 1,211.0 1,212.5 1,214.1 r %Change -0.1 0.1 -0.1 -0.2 -0.2 0.0 0.0 0.0 0.0 0.1 CIA 0.1 Net Migration(Ths) -3.1 -0.6 -3.4 -3.8 -4.0 -0.9 -1.3 -1.1 -1 A -0.6 0.3 0.4 Single-Family Permits(#) 939.0 959.0 754.0 788.0 872.0 760.0 607.7 835.2 1,109.1 1,707.4 1,963.9 1,924.4 Multifamily Permits(#) 384.0 520.0 639.0 794.0 1,193o 676.1 953.0 806.3 750.9 755.E 760.4 764.4 Fhfa House Price(1995Q1=100) no no no no no no no no no to no no Source: Moody's Economy.com >> CBRE Neighborhood Analysis _ Recent Performance Hartford-West Hartford-East Hartford has retaken the top spot in Connecticut. After languishing in 2016 and much of last year, payroll employment sprang to life late in 2017 and early in 2018 is nearing its prerecession peak. Year-ago job growth is the strongest since mid-2015 and just shy of the Northeast average. Despite the improvement, job growth is still slower and more concentrated than in most other large metro areas in the region. Professional/business services and manufacturing are the source of all of the net new jobs created over the past year. Job losses in retail and government, and lackluster performance in financial services, are to blame for the narrow scope of payroll gains. At 4.5%, the jobless rate has been steady the past six months, and the average hourly wage in private industries is rising more slowly than it is nationally. Housing is also lagging; prices are still 9% below their prerecession peak and rising a paltry 2% year over year. Insurance Hartford's core finance industry will stabilize but will not add to job growth this year or in 2019. Industry payrolls have trended lower for the past year, as relatively high business costs have driven the outsourcing of lower-skill, back-office work to cheaper areas of the country. Regulatory shifts and the a federal tax overhaul will help banks, but as more people do their banking online, employment in credit intermediation will decrease. HAR's much larger insurance industry will expand, however. `— Travelers and Hartford will benefit from higher bond reinvestment rates, and the stalwarts should also be able to land new business and achieve higher rates on policy renewals following last year's _ hurricane season. A new accelerator program that aims to bring technology-focused insurance startups to HAR is a source of upside risk in the outlook. Smaller, tech-intensive financial firms represent a promising avenue of expansion given Hartford's existing financial firms and highly educated workforce. More _ jobs at small upstarts would lower Hartford's reliance on large insurers and top five employers. Aerospace Manufacturing has been one of Hartford's fastest-growing industries over the past year, and the expansion by United Technologies will help keep factories thrumming. The company plans to add _ 2,000 jobs in Connecticut over the next five years, as its Pratt & Whitney division ramps up production of its geared turbofan engine. The firm's nearly 3,000 Connecticut-based suppliers will also broaden the scope of jobs gains. Despite HAR's relatively high labor and energy costs, its skilled workforce, advanced manufacturing facilities, and support from the state will help preserve the region's largest aerospace hub. Government Weak state finances will remain a significant drag on Hartford's economy. The state capital has borne the brunt of large-scale cuts to state government payrolls. Meanwhile, UConn has seen appropriations 12 CBRE Neighborhood Analysis slashed to 2004 levels, forcing a hiring freeze and cost-cutting measures. This has all come in ... addition to local government layoffs precipitated by cuts to municipal aid. The worst is over, thanks in part to stronger than expected capital gains tax revenue. The City of Hartford's fiscal footing has also improved as the state has taken over annual debt payments on the city's general obligation bonds, effectively diffusing the threat of bankruptcy. These factors will help slow the pace of layoffs, but public sector payrolls will not turn up until the next decade. Housing Trends Housing is a major determinate of affordability for potential residents requiring less acuity care. When home sales stall, potential residents may opt to delay making a move to a seniors housing community, until absolutely necessary. Likewise, a thriving housing market allows potential residents to make moving decisions based more on lifestyle options. The following graph summarizes historical home value trends as reported by Zillow.com. $300,000 - "" $250,000 —� $200,000 U.S. $150,000 Connecticut —South $100,000 Windsor i $50,000 $0 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Home prices for the area have been increasing in recent quarters. These local market trends relative to regional trends suggest a positive impact to seniors housing occupancy. Conclusion Boosted by strong performance in aerospace and a lessening drag from the public sector, Hartford will be the first metro area in Connecticut to recover its prerecession job count. Longer term, high business costs and aging demographics will keep job and income growth below average.6 6 Moody s Analytics,Emi#Mandel,May 2018 13 CBRE Neighborhood Analysis Neighborhood Analysis 7e 30 83 B3 83 Subject Location _ The subject is located along the western boundary of South Windsor and is considered a suburban location. South Windsor is bordered by East Windsor to the north, Manchester to the south, Rockville and Vernon to the east, and Windsor to the west. Specifically, the subject site is located on the western side of Buckland Road. Boundaries The neighborhood boundaries are detailed as follows: North: CT 194 / Buckland Road South: 1-84 East: CT 30 West: CT 194 / Buckland 14 CBRE Market Analysis Land Use & Growth Patterns The proposed community is located next to single-family residential, outdoor shopping center (Promenade Shops at Evergreen Walk), and a proposed 130-unit, independent living community. The subject will benefit from its location being significantly different than typical senior living communities. Seniors initially drawn to this location may reside at the proposed Evergreen Walk Retirement Community, which is a proposed 130-unit IL community, located adjacent from the subject at 151 Buckland Road. Specifically, the proposed community will be built on Lot 3 (the subject will be built on lot 16), directly behind the Old Navy. The proposed Evergreen Walk Retirement Community will offer good exposure for the subject property, allowing residents the possibility of continued care. The site is within walking distance of the Promenade Shops at Evergreen Walk, a 374,979-square foot, premier outdoor Lifestyle Center. The outdoor center contains over 15 storefronts including retailers in apparel, outdoor gear, beauty & health, home furnishings and electronics. Additionally, there are various restaurant and fast food options including: Burtons Grill, Red Heat Tavern, Ted's Montana Grill, Sakura — Japanese Steak House, Flatbread Co., Moe's Southwest Grill and Panera Bread. Furthermore, the Shoppes at Buckland Hills is a large shopping center located south of the subject along Buckland Hills Drive. The majority of neighborhoods entertainment options are situated south of the property including a Dave & Buster's, a movie theatre and comedy club. To the north, east, and west of the subject are established residential neighborhoods. The immediate neighborhood is surrounded by subject property is residential, but as mentioned above Buckland Hills and the Promenade Shops at Evergreen Walk are two major retail centers located less than a half mile from the site. Overall, the subject site is considered to be well located in a mixed-use community, with residential dwellings making up most of the neighborhood. Proximity to Healthcare Providers The following table summarizes the area hospitals and their respective distance from the subject: HOSPITAL SUMMARY Miles From Hospital Subject Beds Manchester Memorial Hospital 2.92 148 Hartford Hospital 8.01 560 Saint Francis Hospital 8.16 572 Source: U.S. Hospital Finder Access The subject benefits from its location within the Hartford MSA located within 100 miles of New York and Boston. The proposed subject site is located along Buckland Road, a two-lane thoroughfare which connects to 1-84 and is within minutes of State Routes 30, 74 and 194. 1-84 is an east to west 15 CBRE Market Analysis interstate highway running across Pennsylvania, Connecticut and Massachusetts. Other major interstate highways running through the Hartford MSA include: 1-91, 1-291, 1-384 and 1-691 . Bradley International Airport is the closest international airport and is located approximately ten miles �.. from the subject in the town of Windsor Locks. The airport is a dual-use a military airport for the Bradley Air National Guard Base serving as home of the Connecticut Air National Guard Airlift. Demographics Selected neighborhood demographics are shown in the following table: SELECTED NEIGHBORHOOD DEMOGRAPHICS HarborChase of Evergreen Walk 300 Buckland Road 3 Miles 5 Miles 7 Miles Population 2022 Total Population 47,852 127,373 222,994 2017 Total Population 47,220 126,070 220,753 2010 Total Population 46,252 124,676 218,204 2000 Total Population 42,403 116,842 207,080 Annual Growth 2017 - 2022 0.27% 0.21% 0.20% Annual Growth 2010 - 2017 0.30% 0.16% 0.17% Annual Growth 2000 - 2010 0.87% 0.65% 0.52% Households 2022 Total Households 19,951 51,693 89,042 2017 Total Households 19,747 51,330 88,424 2010 Total Households 19,466 51,141 88,002 2000 Total Households 17,304 47,431 83,247 Annual Growth 2017 - 2022 0.21% 0.14% 0.14% Annual Growth 2010 - 2017 0.20% 0.05% 0.07% _ Annual Growth 2000 - 2010 1.18% 0.76% 0.56% Income 2017 Median Household Income $75,593 $67,882 $65,121 2017 Average Household Income $95,113 $88,756 $86,311 2017 Per Capita Income $39,621 $36,471 $34,955 2017 Pop 25+ College Graduates 15,795 34,861 55,439 _ Age 25+ Percent College Graduates - 2018 46.6% 38.6% 35.3% Source: CBRE Fast Reports&ESRI Conclusion The immediate neighborhood is supportive of the subject's proposed use as seniors housing. There are several of healthcare providers that are supportive of the subject within the subject's immediate vicinity. Access to area highways, employment centers, and shopping is excellent. As previously mentioned, there is a proposed independent living community located within walking distance. Furthermore, there is a proposed hotel to be built within the Evergreen Walk Lifestyle Center. The 16 CBRE Market Analysis - neighborhood is considered to be in a stage of growth having a favorable impact on the subject ._ property. r r - - - 17 CBRE Market Analysis Market Analysis _ The market analysis forms a basis for assessing market area boundaries, supply and demand factors, and indications of financial feasibility. Primary data sources utilized for this analysis include National a' Investment Center for The Seniors Housing & Care Industry (NIC), American Seniors Housing Association (ASHA), and CBRE primary research. In analyzing the subject's market as well as the ._ overall supply and demand fundamentals that impact the subject's occupancy, the following steps have been taken: • Seniors Housing Market Overview • Analyse Market and Submarket Trends • Delineate and Analyse the Subject's Primary Market Area • Conduct a Penetration Analysis • Conduct a Demand Coverage Analysis • Conclusion The subject is considered a Class A investment, Assisted Living Residence as defined earlier in this report. Seniors Housing Market Overview The following discussion illustrates some general observations regarding the overall fundamentals of the subject's property type within the seniors housing sector. NIC MAP serves as a primary resource to lenders, investors, developers and operators of seniors housing and care properties. NIC MAP reports industry specific data for 100+ metro markets in the continental United. This data is tracked and reported by "Primary" and "Secondary" Metro Market averages, and by individual markets. Key metrics and property information as tracked by NIC are summarized as follows: Seniors Housing -majority Majority • ga Independent Living I Assisted Living Nursing Care Occupancy 68.3% 90.3% 85.7% 86.5% AnfKW Rant Growth 2.3% 2,0% 2.9% 2.4% Quarterly Absorption 636 236 420 1,121 inventory Grow1h 4977 1.498 - Units/Beds Under Construction 40,140 16,044 24,096 5,355 cambuction vs.Inventmy 6:7 4.8 9.0% 0.9% Inventory 600,538 332,810 267,728 576,095 pen fart 7"K 5,' r 4$ 10.35i'.' 18 CBRE Market Analysis MajoritySeniors Housing Aggregate Majority Majority Nursing Care Assisted Living indep- .- Property Count 4,709 1,435 3,274 4,103 to 13y Cale 33Z$iO 267.728 $76,( Independent Living Units 260,122 245.001 15,121 10,804 As$isft{�Unit 23 42,744 18a 11,492 Memory Care Units 75,794 10,775 65,019 3,171 IME Cate 41 ! 7 M Seniors Housing Market Summary "Seniors housing occupancy slipped during the first quarter of 2018 to 88.3%. This was down 50 basis points from the prior quarter and down 90 basis points from a year ago. Occupancy is now 190 basis points below its most recent peak of 90.2% in the fourth quarter of 2014 and 140 basis points above its cyclical low of 86.9% set in the first quarter of 2010. SENIORS HOUSING SUPPLY-DEMAND TRENDS 10,000 93% 92% 8,000 91% 6,000 90% 89% 4,000 88% 2 000 87% 86% 0 85% -2,000 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 ri Inventory Growth (L) mmAbsorption (L) occupancy(R) Absorption decelerated in the first quarter of 2018. The change in the number of occupied units was 636 units, which represented a quarterly absorption rate of 0.1%. Annual absorption was 2.1%, down 40 basis points from the prior year. The pace of inventory growth was down slightly in the first quarter of 2018. Inventory grew by 3,977 units, which represented a quarterly growth rate of 0.7%, down 10 basis points from the prior quarter. _ Inventory increased by 3.1% in the past year, unchanged from the prior quarter's pace and down 20 basis points from a year ago. Construction activity was slightly down during the first quarter of 2018. During the quarter, there were 40,140 units under construction, down 2.0% from the prior quarter. Construction represented 6.7% of existing inventory, down 20 basis point from the prior quarter. 19 CBRE Market Analysis The pace of annual rent growth declined during the first quarter of 2018. During the first quarter, annual rent growth was 2.3%, down 20 basis points from the prior quarter and down 100 basis points from a year ago. The average asking rent for seniors housing was $3,935 as of the first quarter."7 Assisted Living Overview "Assisted living occupancy in the first quarter of 2018 was at its lowest rate recorded by NIC since it began reporting data in 2006. In the first quarter occupancy was 85.7%, down 70 basis points from the prior quarter and 130 basis points from a year ago. MAJORITY ASSISTED LIVING SUPPLY-DEMAND TRENDS 5,000 93% .,. 4,000 91% 1000 89% 2A00 1.000 87% 0 85% -t.000 83% 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Inventory Growth(L) Absorption(L) -occupancy(R) The number of units absorbed on a net basis slowed noticeably in the first quarter of 2018, down from 2,704 units in the fourth quarter of 2017 to 420 units in the first quarter. This represented an absorption rate of 0.2% during the quarter. Annual absorption decreased from 3.4% in the fourth quarter to 3.2% in the first quarter. Inventory growth slowed slightly during the first quarter of 2018. Inventory grew by 2,479 units, which represented a quarterly growth rate of 0.9%, down 40 basis points from the prior quarter. Inventory increased by 4.7% in the past year, up 10 basis points from the prior quarter and up 20 basis points _ from a year ago. Construction activity slowed slightly during the first quarter of 2018. In the first quarter, there were 24,096 units under construction, down 1,411 units from the fourth quarter of 2017. Construction represented 9.0% of existing inventory. —' The pace of annual rent growth increased slightly during the first quarter of 2018. Annual rent growth _ in the first quarter was 2.9%, up 20 basis points from the prior quarter and down 20 basis points from a year ago. The average asking rent for assisted living was $4,866 as of the first quarter."8 7 NIC MAPO Data Service, Ql 2018 20 CBRE Market Analysis National Owners & Operators Beyond offering residential space to the tenants of a seniors housing and care property (the "real estate component"), the seniors housing landlord typically provides its residents an integrated service offering to address the varied needs of the property's population of seniors (the "services component") The implementation and management of these services correlates directly to the underlying value of the real estate. The top ten seniors housing owners and management are summarized as follows: • • 10 SENIORS • OWNERS Rank Company Headquarters Properties Units 1 Brookdale Senior Living Brentwood,TN 945 78,595 2 Welltower Toledo, OH 666 65,042 3 Ventas, Inc. Chicago, IL 716 61,696 ••" 4 HCP Inc. Irvine, CA 470 49,000 5 Senior Housing Property Trust Newton,MA 297 34,678 6 Boston Capital Boston,MA 468 29,134 7 North Star Healthcare New York, NY 209 17,514 8 New Senior Investment Group New York, NY 150 17,474 9 Senior Lifestyle Corporation Chicago, IL 161 16,187 10 Holiday Retirement Lake Oswego, OR 86 10,474 Source:ASHA TOP 10 SENIORS HOUSINGOPERATORS Rank Company Headquarters Properties Units 1 Brookdale Senior Living Brentwood,TN 1,101 104,878 2 Holiday Retirement Lake Oswego, OR 308 37,659 3 LCS Des Moines, IA 140 32,832 4 Five Star Senior Living Newton,MA 276 31,202 5 Sunrise Senior Living LLC McLean,VA 252 22,991 6 Senior Lifestyle Corporation Chicago, IL 213 21,875 7 Erickson Living Baltimore,MD 18 21,095 8 Atria Senior Living Inc. Louisville, KY 156 18,353 9 Capital Senior Living Corporation Dallas,TX 126 12,026 10 Evilant Chicago, IL 179 7,927 Source:ASHA Investment Trends Seniors housing and care investment activity stalled in 2008 and 2009 along with the rest of the country. Transaction volume for the sector rebounded in 2011 reaching a record high of $27.4 billion which was primarily attributed to large portfolio purchases by real estate investment trusts. - 8 NIC MAP® Data Service, Ql 2018 21 CBRE Market Analysis ._ Transaction value normalized in 2012 with a total volume reported at $1 1 .7 billion, and continued to climb, reaching $21 .9 billion in 2015. While 2015 posted an increase in volume from 2014, volume slowed in 201 6 at $14.5 billion with 2017 closing out at $16.1 billion. Transactions volume slowed Annual Transactions vs. Volume Trends in the first quarter of 2018, 30 600 with a closed dollar volume of $2.5 billon comprised of 25 ,.. 500 $1 .7 billion in seniors 20 400 housing and $816 million in nursing care. The total 15 300 volume was down 17.3% 10 200 from the previous quarter's total of $2.8 billion and 5 100 50.2% from a year ago, 0 - with a trailing four quarter 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 �. Seniors Housing($B) Nursing Care($B) —Total Volume volume at $13.9 billion. The continued decline in volume from previous quarters is due in part to a drop in public REIT activity. While the market remains bullish on seniors housing investments, the rising operating costs, increased construction activity, and downward trending occupancy levels is causing investors to take pause. -� Valuation Trends Valuation trends for seniors housing have been steadily increasing with an all-time high of $206,000 per unit reached in 2016. Valuations have slowly declined since with per unit valuations at $169,700, $159,000, and $153,000 reported on a rolling twelve-month average as of Q4 2016, Q4 2017 and Q1 2018 respectively. 22 CBRE ~~ Market Analysis This decline in seniors Sale Price Trends per Unit/ Bed ~~ housing (independent and 200 ---------------'-------------'---'--- osxisted living) valuations 180 l6O _~ con be attributed to the 14o increase in investment class lzO B and C assets flooding lOO ~~ the market as investors 80 worked to optimize their 60 ~� portfolios by divesting loss 4' 2O thon favorable properties, u coupled with the decline in �� �� ~— RE|Toctivity. —Seniors Housing ($k) —Nursing Care (sW The skilled nursing sector is clearly benefitting from the changing regulatory landscape with the �~ average price per bed reaching o record twelve-month average of $q6,000 in Q4 2016. This price point marked o dramatic l 6.6% increase above the Q4 2015 trailing twelve-month average and o 3796 increase over the Q4 20l4 trailing twelve-month average. As of Ql 2018, the average price per unit for seniors housing & cone properties remained relatively ~_ high but has declined from recent peaks. The rolling four-quarter average price per unit for seniors housing properties was $166,000, down 3.2% from |od quarter and down 5.4% from year-earlier levels. The price per unit for nursing care was $83,000, o slight increase of0.4% from the previous ~` quarter's price, yet still o decline from the Q4 3016 high. Overall, the acquisition market remains strong demand for Class Axeniors housing and cona properties located in core markets with valuation �~ trends expected to remain relatively stable. Capital Markets ~- Despite on increase in financial market volatility in Ql 2018, real estate capital markets remained in good shape, with healthy loan production volumes and favorable credit spreads. As investors ~� anticipate additional short-term rote increases by the Federal Reserve this year, the yield curve has begun to flatten. By mid'/\pri|, the spread between lO'yeo/ and two-year Treasury bonds was at the tightest level since before the 2008 recession. Total [MBS issuance was $19.7 billion, on increase of3996from o year ago. Spreads on now'issoo, �~ l0'yeor, AAA-rated paper. tightened to o remarkably low of swaps f65 bps in early February, before rising above yvvopx f78 bps by mid-April. Despite the increase, spreads remain tighter than they were in most of 3017. With fewer maturing loans, 2018 issuance may reach $70 billion, short of 2017's ~~ Market Analysis $87.8 billion. The performance of commercial and multifamily loan spreads reflects overall strong demand and rising markets for fixed-income assets. KEY UNDERWRITING MEASURES Q1 2018 Q4 2017 Q1 2017 Debt Service Coverage Ratio 1.5 1.5 1.5 Loan-to-Value (LTV) (%) 65.5 68.1 65.4 Cap Rate (%) 5.9 6.0 6.2 Amortization Rate (% 21.2 18.1 24.0 Percent Partial or Full Interest-Only 66.0 66.0 55.6 Percent Full Interest-Only 20.7 17.6 11.1 Loan Constant (%) 5.9 5.7 6.2 Interest Rate (%) 4.3 4.1 4.2 Debt Yield (%) 9.4 9.1 9.9 Source: CBRE Research, Q1 2018. Note: Amortization rate reflects the average percentage of origination balances The increase in the number of balance sheet lenders, coupled with renewed activity in the sale of mortgage-backed instruments (both CMBS and Fannie Mae and Freddie Mac loan sales) provided the seniors housing sector with multiple solutions for mortgage financing. Life companies, national bank '- platforms and private equity continue to arrange bridge loans and acquisition financing for non- stabilized properties. CBRE research reveals that underwriting standards have not deteriorated over the past year. Lenders remain cautious and diligent in their underwriting. The supply/demand balance for commercial mortgage lending should remain favorable to borrowers. The main risk is that an unanticipated uptick in wage inflation may prompt the Fed to enact additional rate hikes, which could result in an increase in short-term mortgage rates. Nonetheless, all-in financing rates are likely to remain favorable near term. Cap Rate Trends vs. Apartment Caps & 10-Year Treasury Capitalization rates for seniors housing and care properties continue to maintain a considerable spread above traditional multifamily capitalization rates. Ql 2018 cap rate indications do indicate a softening of the seniors housing and nursing care markets and cap rates appear to have turned upward for seniors housing and nursing care. 24 CBRE Market Analysis 16.0% ---------------------------------------___------___________-----________-________-_-______..___________________---_______________-----_________-____ 14.0% ______________ __________ __________ 12.0% ------------ ____________________________________ 8 0% ``________as __ 6.0% ------------ __. ------------------------- 4.0% ____________________________________ —.a 2 0% __________________________-_-_______________-_-______-_______________________..__________________ 0.0% M CV C! N er C! N � M CV C1 N V C! N f`9 cV I� O a, O O N M M V Ln a .6 N co o, a, O N N M v N 'a N ao O• a� a1 O O O O O O O O O O O O O O O" O� O� O O O O O O O O O O O O O O O O O O O O O O O O O r N N N N N N N N N N N N N N N N N N N N N N N N N Seniors Housing Nursing Care Multifamily —10-YT Bond Source: NIC&CBRE Research Despite the interest rate increase, borrower rates remain low by historical standards. This low cost of capital coupled with market cap rates recognized in the seniors housing sector falling 200 to 400 bps above the standard multifamily deal continues to attract investors and keep downward pressure on capitalization rates for seniors housing and care properties. CURRENT RETURN ON INVESTMENT (UNLEVERAGED) ~ For Profit Communities Only IL IL/AL AL(no MC) AL/MC All Comm Lower Quartile -- 4.7% -- 3.0% 3.7% Median -- 8.1% -- 7.5% 7.9% Upper Quartile -- 10.9% - 12 6% 16 0% Note: Properties are ranked by return. Each quartile represents the weighted average of all properties failing in that rank while the median reflects the average of the 5th and 6th deciles. Source: ASHA, 2017 State of Seniors Housing Report r The seniors housing sector continues to post strong returns. According to National Council of Real ~ Estate Investment Fiduciaries (NCREIF), total returns for the seniors housing sector were reported at 16.3%, 14.8%, and 13.3% over a one, five and ten-year period respectively. Likewise, total ~ multifamily returns were 12.0%, 12.6%, and 7.6% over the same periods. Lastly, the NCREIF Property Index (NPI) consisting of core institutional property markets in the U.S. averaged 13.5%, 12.6%, and 8.0% over the same periods. r Demand Influences Demand for seniors housing is primarily driven by people over the age 75. As of 2010, approximately 5% of the US population, or roughly 19.0 million individuals, were aged 75 years or older. The ~ 25 CBRE Market Analysis percentage of seniors in this age group will continue to grow at a steady pace though 2020, at which point, the percentage of seniors in the age group is projected to grow at a much more significant rate due to the aging of the baby boomers. According to projections provided by the United States Census Bureau, the population age 65 and older is expected to more than double between 2012 and 2060. 60 """"""_.- _ .._. ..--- ------ ....._._.-..._._.._. ._. -- _._ .__ ____..._...__-... ._.....__..--_. _.-_------ �__-...._....__...--_.._ .__ 14% 12 r^� -- - — e 0 0 10% :� r. O O a30 ___.._..._---,_ _ - - v 'a 6% S. c .� 0 a_ ----- ---- - 0 in n 10 - - - - 2% 0 0% 1980A 1990A 2000A 2010A 2015F 202OF 2025F 203OF 2035F 204OF 2045F 205OF 2055F 206OF Population 75+ % of Total Population Baby boomers are defined as persons born between 1946 and 1964. As of 2012, this generation accounted for approximate 76.4 million people, or about one-quarter of the U.S. population. The baby boomers began turning 65 in 2011 . By 2029, the remainder will reach age 65 accounting for more than 20 percent of the U.S. population. 120 ------... _.__ _ — .___.._ --- __.. __. _._ " y 98.2 C100 -......_....... ._._.....n. ..._.. __...... __..._ _...__ ........_ _._.. __ _..._. 82.3 . _. C 56.4 60 40.3 40 14.6 19.0 19.7 CL 0 20 9 } _ --- 0 2010A 202OF 203OF 204OF 205OF 206OF ■Population 65+ ■Population 85+ By 2050, the 65-plus age group is estimated to equal 88.0 million, nearly double its current `- population (48.6 million). The projected growth in this age group will present many challenges to policy makers and programs by having a significant impact on families, businesses, healthcare providers and, most notably, the demand for senior housing. Construction Trends Aside from rising operating costs, construction activity remains a top concern for seniors housing operators and investors. While down from recent peaks, Q1 2018 construction starts are well above historical levels. According to NIC, most new construction is assisted living, with construction representing 9.3% of existing inventory, down from 9.8% during the prior quarter. Independent living s 26 CBRE Market Analysis construction represented 7.5% of existing inventory, remaining flat from the prior quarter after a significant spike in early 2017. Stand-alone memory care construction is down at 5.8% of inventory, which is a positive indication considering the downward occupancy trends currently experienced by this segment. CCRC construction is trending upward at 2.8% of existing supply. Submarket Trends The National Investment Center for the Seniors Housing and Care Industry (NIC) tracks and reports various operational and statistical data through their NIC MAP database. NIC MAP covers 140 Metropolitan Areas across the United States with the Hartford, CT Metro being the closest and most comparable to the subject's covered. Performance trends and attributes of the subject's MSA are summarized as follows: ASSISTED LIVING METRO TRENDS Quarterly Supply& Under Construction Existing Inventory Occupancy Demand Inventory # #Rev. All Inventory # #Rev. YoY Rent Period Properties Units Properties Stabilized Absorption Growth Properties Units Growth 2Q2008 29 2,226 85.80% 91.70% 0.00% 0 0 0 0.00% 3Q2008 29 2,227 86.20% 91.40% 0.00% 1 0 0 0.00% 4Q2008 29 2,227 85.30% 90.10% 0.00% 0 0 6 0.00% .-. 2Q2009 29 2,227 87.10% 90.80% 1.60% 0 0 0 -0.60% 3Q2009 29 2,228 90.30% 91.30% 4.80% 1 0 0 0.40% 4Q2009 29 2,231 91.30% 91.60% 7.10% 3 0 0 2.30% _ 2Q2010 29 2,230 91.00% 91.60% 4.60% 0 0 0 3.10% 3Q2010 29 2,228 91.70% 92.20% 1.60% -2 1 13 1.90% 4Q2010 29 2,227 91.60% 92.00% 0.20% -1 1 13 1.20% 2Q2011 29 2,233 91.30% 91.50% 0.50% 13 0 0 2.10% '^ 3Q2011 29 2,233 92.20% 92.80% 0.80% 0 1 24 1.90% 4Q2011 29 2,233 93.40% 93.90% 2.20% 0 1 24 2.10% 2Q2012 29 2,259 91.40% 91.70% 1.30% 24 0 0 3.50% 3Q2012 29 2,259 92.90% 92.90% 1.90% 0 0 0 3.80% 4Q2012 29 2,259 92.30% 92.60% -0.10% 0 0 0 3.60% 2Q2013 29 2,243 93.20% 93.20% 1.10% 8 1 135 1.40% - 3Q2013 29 2,243 94.70% 94.80% 1.20% 0 2 141 1.60% 4Q2013 29 2,249 95.30% 95.30% 2.80% 6 3 255 1.30% 2Q2014 29 2,245 94.20% 94.20% 1.20% -4 4 337 2.10% 3Q2014 29 2,245 94.50% 94.50% -0.10% 0 5 392 2.00% r 4Q2014 30 2,382 89.80% 93.70% -0.20% 137 4 257 2.70% 2Q2015 32 2,502 87.50% 93.00% 3.50% 77 1 109 1.70% 3Q2015 32 2,469 88.30% 90.90% 2.80% -33 3 254 1.50% 4Q2015 33 2,579 88.60% 91.00% 6.90% 110 2 145 0.50% 2Q2016 33 2,612 86.10% 90.10% 2.70% 33 3 460 1.50% 3Q2016 33 2,637 87.90% 89.30% 6.30% 25 3 460 2.00% 4Q2016 34 2,743 88.00% 89.10% 5.60% 106 2 348 1.80% 2Q2017 34 2,755 83.80% 86.40% 2.80% 12 2 348 2.30% 3Q2017 34 2,754 85.30% 86.60% 1.40% -1 3 427 1.50% 4Q2017 34 2,754 84.80% 86.00% -3.30% 0 3 427 2.40% .� 1 Q2018 34 2,754 83.90% 85.30% -0.90% 0 3 427 2.60% Source:NIC MAP;Majority AL,for Hartford,CT 27 CBRE Market Analysis 28 CBRE Market Analysis Competitive Properties Comparable properties have been surveyed to identify the occupancy and rental trends within the subject's immediate market area. Only properties offering similar services were considered to be direct competition to the subject. The comparable data is summarized in the following table: SUMMARY OF COMPARABLE COMMUNITY RENTALS Comp. Occupancy Miles from Base Rate AL Base Rate MC No. Name Trends Subject 1 Brookdale Buckingham Stable 6.3 $5,020 - $6,200 2 Brookdale South Windsor Stable 0.7 $4,250 - $6,255 $5,440 - $7,520 3 Residence at South Windsor Stable 0.3 $6,535 - $9,010 $7,805 - $9,180 4 Village at Buckland Court Stable 0.4 $4,470 - $7,470 $5,970 - $7,170 Subject $6,195 - $7,795 $8,495 - $12,190 Source: CBRE VIEW Database - — 29 CBRE Market Analysis Primary Market Area Performance Summary The subject's primary market area must also be considered. The first step in analyzing the competitive market for the subject is delineating the subject's primary market area (PMA). A PMA can be defined by a radius, nodes, submarket(s), zip code(s), county(s) or township(s), or any variety of such defining terms. This cohort represents where approximately 70% to 80% of the residents currently occupying the subject resided prior to moving in to the subject property. Based on discussions with property management as well as marketing directors at comparable properties to the subject, the subject's primary market area is best defined as a five-mile radius. 5 miles C a 5 ` `frr 3eS D4 ,d P CKViIU +� Winds [led ib Y _ South Windgor F field a rEl '# ,fp Vernon University 300 at of Hartford ' `• 533 _ v a 0 laJ cfi rat ad tar �c°•t c+._ q► ` Wickham Park Q. 5 „A,... CLAYARSENA,..',� to•.•:'� dd .,r rl (�Ir Manchester � Es da .. 1"�BftfOf;(� Q Bolton 'Ea artford _ F..s - Subject 'Trinity College Brookdale South Windsor Residence at S.Windsor Farms Village at Buckland Court Brookdale Buckingham IS The Arbors of Hop Creek-CCRG The current and proposed supply within the subject's primary market area is identified in the above map. Comparable 4 was utilized as a comparable property, but not considered as direct competitors due to its location outside the defined PMA. The red indicator represents, The Arbors of Hop Creek, a --- large entrance fee CCRC. Given the nature of this property it is not considered a direct competitor and has been excluded from supply. 30 CBRE Market Analysis Subject's Market Trends Submarket Summary The reported market statistics for the subject's specific property type respective to the NIC MAP Metro, and the identified Metro Market for the subject are summarized as follows. SENIORS HOUSING MARKET STATISTICS Category Subject's PMA Hartford, CT MAP Primary Assisted Living Stabilized/Average Occupancy 97.70% 92.60% 88.87% Average Monthly Rent $6,593 $4,202 $4,949 Property Count 3 29 4,001 Inventory(Rev. Units) 261 2,226 240,496 Construction (Rev. Units) 119 0 17,718 Construction vs. Inventory 45.59% 12.40% 8.60% -- Penetration 4.45% 4.80% 4.50% Source: NIC MAP — Penetration Analysis A penetration analysis can be performed to determine the overall market depth, as well as the potential impact of any future supply within the subject's defined market area. Penetration is defined as the competitive inventory (including the subject) divided by the number of age-qualified households. There are a number of methodologies in calculating penetration. Though somewhat simplistic, this method is considered the most widely recognized respective to the subject's property type. Most importantly, it represents the methodology employed by the National Investment Center for the Seniors Housing & Care Industry, therefore allowing for accurate benchmarking against other markets. This analysis begins by identifying current and proposed competitive supply within the subject's defined PMA. The supply estimate is then applied to demand generators relative to the overall demographics of the PMA. Supply The following table summarizes all competitive properties located within the subject's defined PMA: - 31 CBRE Market Analysis COMPETITIVE SUPPLY SUMMARY 2018 2023 Property AL MC AL MC Subject - - 63 56 Brookdale South Windsor 61 20 61 20 Residence at South Windsor Farms 60 20 60 20 ._ Village at Buckland Court 80 20 80 20 Total Supply 201 60 264 116 * Property utilized as a rent comparable. .� Source: CBRE VIEW Database As previously discussed, The Arbors of Hop Creek, is a large entrance-fee CCRC. Given the nature of the property, this community has not been included with our supply estimates. Barriers to Entry Licensure requirements relative to the subject's property type are present in the State of Connecticut. As further detailed later in this report, there is no moratorium on assisted living licensure. Only the operational and staffing requirements must be met in order to be granted a license to operate an assisted living residence. Future Supply Future supply is one of the greatest potential impacts on a market's balance of operations. Hence, any properties under construction or proposed for construction within the subject's PMA must be identified. To do so, data obtained by CBRE Econometric Advisers (Pipeline Reports) was researched and inquiries to local planning and zoning approval offices were conducted. Departments contacted included the following Townships: South Windsor, East Windsor, Windsor, East Hartford, Hartford, Manchester, Ellington, Vernon and Broad Brook. As of the date of this report, no properties considered as direct competitors within the PMA were identified during our research. Development Within the PMA (5-Miles) • Evergreen Crossing Retirement Community — Evergreen Crossing Retirement Community is a proposed 128-unit independent living community with a maximum capacity for 130 residents (licensed beds). The property falls within the subject's PMA and is to be located at 151 Buckland Road in South Windsor, Connecticut. Based on discussions with the developer construction broke ground in April of 2018 and will follow an 18 to 24-month construction period will follow. The total development costs are approximately $41,700,000 million (including lease up and carry) and will be constructed by Cameron General Contractors, Inc. As proposed, the improvements will consist of a 183,288-square foot, three-story independent living community situated on a 8.00-acre site. Upon completion, the property will be operated by Resort Lifestyle Communities, a high quality and well-respected national operator. Construction is scheduled for completion in "— 2020 and will contain a unit mix of four studios, 59 one-bedrooms, 61 two-bedrooms and four three-bedrooms. The retirement community will be situated on the western side of Buckland Road, 32 CBRE Market Analysis abutting the Old Navy, which is located just south of the subject behind the LA Fitness. It is noted that Evergreen Crossing Retirement Community will not provide the high-level acuity care that will be offered by the subject. As such, this community is not considered a direct competitor and has not been included within future supply estimates. According the East Windsor Planning officials, a new age-restricted community was approved for construction. The proposed property is located at 20 North Road in East Windsor, Connecticut. The community is located within the PMA and will include a three-story, 122 age-restricted apartments. Preliminary construction plans have been approved and advancement is pending on the developer's decision to proceed. This property is not considered a direct competitor and has not been included within future supply estimates. Development Outside the PMA (I 0-Miles) "" • Ivy at Ellington — Being developed by the Arbors Assisted Living Communities, The Ivy at Ellington, is a proposed 79-unit assisted living community with memory care services. The property is located at 123 West Road in Ellington, Connecticut and is located approximately 6.5-miles from the subject's location. The property has been under construction for the past 24-months and is scheduled to open in July of 2018. Amenities and services offered will include daily fitness gatherings, outdoor courtyard and patios, a beauty salon, walk-showers, accessible washer and dryers, Wi-Fi in select common areas, and car snow removal. This community is located just north of the subject, falling outside of the PMA and has not included within future supply estimates. One other proposed development found within the town of Manchester includes a proposed 55+ communitiy. According to the officials at the Manchester Planning and Zoning board, the project is being proposed by Calamar Construction to be located at 188 Spencer Street, Manchester, Connecticut. Construction plans are currently pending final approval by the town. Upon approval, the community will be made up of 128 apartments. As of the date of this report, no construction schedule has been determined. This property will not offer the same care services as the subject -- and falls outside the PMA. As such, CBRE has not included the community within future supply estimates. 33 CBRE Market Analysis Market Occupancy -- Overall occupancy trends for the subject's MSA as well as the NIC MAP Primary and Secondary Metro Markets have been summarized. In order to best understand market performance within the subject's identified PMA, current occupancy for all comparable properties within the subject's PMA have been gathered and are summarized below: COMPETITIVE OCCUPANCY SUMMARY Property AL MC Subject Brookdale South Windsor 98% 95% Residence at South Windsor Farms 98% 100% ... Village at Buckland Court 98% 95% Estimated Occupied Supply 197 58 _.. Average Occupancy 98.0% 96.7% Source: CBRE VIEW Database Demand Analysis Demand for a seniors housing property is a direct function of a specific population cohort. Seniors housing properties are products of a clearly definable demand relating directly to population, various needs respective to healthcare requirements, age and income. Future demand can be estimated by ,. understanding population shifts or trends relative to this defined population segment. This section of the market analysis begins by identifying the age-qualified segment of the population. Various methodologies do suggest that consideration should be given to the "adult child" influence, which typically result in an in-migration to the PMA as the adult child will typically bring their respective parent to a property close to their home. However, in accounting for an "adult child" factor, out-migration must also be considered for similar reasoning. Considering that various markets can behave differently based on locational attributes, climates, local economies, and overall population behaviors, this analysis assumes that the typical in-migration will net out the typical out-migration. This also allows for accurate benchmarking in comparing the subject's market to the various data-points presented. Population and Household Formation According to the Resident Profile Report for Assisted Living published by the National Center for Assisted Living (NCAL), in conjunction with the American Healthcare Association (AHCA) in 2009, the average age for of residents living in assisted living residences is 86.9 years old. The following table illustrates the population and household changes for the subject's primary market area with primary focus on the subject's defined PMA. 34 CBRE Market Analysis SENIOR POPULATION BY AGE HarborChase of Evergreen Walk 3 Miles 5 Miles 7 Miles 300 Buckland Road 2017 Population Total Population 47,220 126,070 220,753 Age 65 - 74 4,388 11,830 21,003 Age 75 - 84 2,202 5,986 10,505 Age 85+ 1,174 3,185 5,518 2022 Population Total Population 47,852 127,373 222,994 Age 65 - 74 5,115 13,587 23,983 Age 75 - 84 2,658 7,234 12,681 Age 85+ 1,184 3,178 5,464 _ % Change Total Population 1.34% 1.03% 1.02% Age 65 - 74 16.57% 14.85% 14.19% .� Age 75 - 84 20.71% 20.85% 20.71% Age 85+ 0.85% -0.22% -0.98% Source: CBRE Fast Reports&ESRI Overall, as 85+ is reported as the average age of seniors living at assisted living communities, it can be assumed that residents enter these communities at earlier ages as well as later ages. Therefore, this analysis considers the 75 to 84 and the 85+ age cohort as age-qualified demand. r Income Distributions Household income available for expenditure on housing and other consumer items is a primary factor in determining the price/rent level of housing demand in a market area. In the case of this study, projections of household income, particularly for renters, identifies in gross terms the market from which the subject submarket draws. The following table illustrates estimated household income distribution for the subject neighborhood. r r 35 CBRE Market Analysis ESTIMATED HOUSEHOLD INCOME BY AGE 2017 Households 65-74 Years 75 - 84 Years 85+ Years - Income Less than $15,000 552 508 271 - Income $15,000 to $24,999 619 695 370 - Income $25,000 to $34,999 581 503 267 - Income $35,000 to $49,999 1,053 715 380 - Income $50,000 to $74,999 1,316 572 304 - Income $75,000 to $99,999 1,086 376 200 - Income $100,000 to $149,999 1,040 323 172 �- - Income $150,000 to $199,999 437 70 37 - Income $200,000 and Over 378 67 36 Total Households 7,061 3,829 2,037 Average Household Income $83,198 $54,526 n/a Median Household Income $61,377 $38,284 n/a Estimated Average Housing Value $243,961 $243,961 $243,961 2022 Households 65-74 Years 75 - 84 Years 85+Years - Income Less than $15,000 618 604 266 - Income $15,000 to $24,999 635 800 352 - Income $25,000 to $34,999 587 562 247 - Income $35,000 to $49,999 1,061 790 347 - Income $50,000 to $74,999 1,294 609 268 - Income $75,000 to $99,999 1,186 454 199 - Income $100,000 to $149,999 1,317 478 210 - Income $150,000 to $199,999 618 113 49 - Income $200,000 and Over 569 113 50 Total Households 7,885 4,525 1,988 Average Household Income $96,524 $62,164 n/a Median Household Income $68,594 $39,395 n/a ^- Estimated Average Housing Value $281,843 $281,843 $281,843 Source: CBRE Fast Reports&ESRI The immediate area surrounding the subject is projected to experience positive growth relative to households, population, and income levels into the near future. Given the area demographics, it appears that current demand levels for the subject's property type will continue to be favorable due to the aging population within the subject's PMA, which is accompanied by no new supply. Penetration Analysis Conclusion Applying the concluded indicated supply to the total demand indications yields the following penetrations rates: 36 CBRE Market Analysis MARKET PENETRATION 2018 2023 Assisted Living Age Qualified Households (75+) 5,866 6,513 Total AL Supply 261 380 Indicated AL/MC Penetration Rate: 4.45% 5.83% Compiled by CBRE Penetration rates alone can have multiple meanings. In order to properly understand market penetration, market occupancy must also be considered. The various market types are summarized.as follows: • Low Penetration/ High Occupancy: This combination is considered to be the most favorable of all. The high occupancy indicates that the local population is accepting the subject's product type with r significant room for expansion. This combination could also suggest a higher than typical ratio of residents emanating from outside the defined PMA. This market typically suggests strong occupancy levels, stable rent growth, and healthy absorption for proposed properties. • Low Penetration/ Low Occupancy: This combination suggests that age and income qualified seniors are either not accepting the subject property type or are traveling outside the defined PMA to obtain their respective needs. Overall, this combination suggests that market opportunity does exist, but will likely require additional marketing efforts in order to achieve a stabilized occupancy level. • High Penetration/ High Occupancy: High penetration coupled with high occupancy can be equally as attractive as low penetration with high occupancy. While this combination would _ indicate a competitive market, it does presume that the local population is well educated with the respective property type and generally receptive to the services provided. Markets displaying this combination require less marketing efforts in terms of product education, but may require more resources from an overall competitive standpoint or the offering of something unique to the market, such as superior quality or affordable rents. • High Penetration/ Low Occupancy: This combination is the least favorable and depicts a saturated market. Decreasing rental rates, prevalence of concessions, and less than favorable occupancy can be expected when the aforementioned combination is displayed. In conclusion, the subject's primary market area is defined as follows: Assisted Living - Low Penetration/ High Occupancy r The subject's "as complete/stabilized" primary market area is defined as follows: — Assisted Living - High Penetration/ High Occupancy 37 CBRE Market Analysis The subject's primary market area is defined by comparing the PMA occupancy and penetration metrics to the respective NIC MAP metro market metrics detailed earlier in this report. Demand Coverage Analysis Age Qualified Demand A demand coverage analysis can serve as a more calculated way of understanding specific supply and demand characteristics of a primary market area. This method begins by identifying the age and income qualified portion of the population. Whereas the penetration analysis utilizes the 75+ population, this analysis utilizes the 65+ population. Though it is not typical for people between the ages of 65 to 74 to require ADL (Assistance with Activities of Daily Living) services, this demographic is included in this analysis. Hence, this analysis considers the 65 to 85+ age cohort as age-qualified demand. DEMAND BY POPULATION SEGMENT 2018 AL 65 - 74 Population 11,830 75 - 84 Population 5,986 85+ Population 3,185 Age Qualified Population 21,001 2023 AL 65 - 74 Population 13,587 75 - 84 Population 7,234 85+ Population 3,178 Age Qualified Population 23,999 Source: Compiled by CBRE Income Requirement An income qualification is then set in order to qualify the age respective age cohort. According to the 2012 "Cost of Care" Survey, conducted by Genworth and A Place for Mom, a typical cost requirement for seniors living is summarized below, by care level: 38 CBRE Market Analysis Percent of Income Required by Care Type 100% ____________________________________________________________________________________________________ 90% _____________________________________________________________________________m___- _______ 80% ----------------------------------------------------------I -_-____-__ ____-_. -- 70% ______________________________ __-________-_ _______-__ ------- 60% _______________________________ __-_-______-_ _____-____ ------- 50% _______________________________ ____-.._______ __-____-__ _______ 40% _______________________________ _____-_____-__ ______-__®_ _______ 30% ------ -___-------___ _____________ _____-_____ ------- 20% ______ ______________ ------------- _____-___ ------- 10% ______________ _-____-______ _--_ __-___ __- 0 55+ IL AL NC Source: U.S. Department of Health and Human Services, Genworth, A Place for Mom In order to understand the base income requirement, the minimum rent charged for each care level from the competitive set was utilized. Further details relating to these rents are included later in this report, with a summary of the base income requirement calculation detailed below. BASE INCOME REQUIREMENT AL -- Base Market Rent (Monthly) $4,250 Base Market Rent (Annual) $51,000 Allocated % of Annual Income 80.00% Indicated Base Income Requirement $63,750 Average Home Value $243,961 Estimated Equity @ 75% of Home Value $182,971 Rate of Return 4.00% Home Equity Contribution $7,319 Adjusted Income Requirement $56,431 Concluded Base Income Requirement $50,000+ Source: Compiled by CBRE The concluded minimum income requirement is capped at $56,431 , assuming seniors with annual income above this level will opt to hire personalized care and likely remain in a private home. The base rent represents the lowest rent charged in the market, respective of the subject property type, which is utilized to income-qualify the population. The annual income statistics reported by ESRI do not include equity gained from home sales. As previously discussed, this is a significant affordability component for potential residents. Hence, the average home value as reported by ESRI for the subject's defined PMA can be utilized. _ It is common for this demographic (65 years to 85+ years old) to have achieved significant equity in their home due to year purchased and standard inflation. According to American Community Survey, 39 CBRE Market Analysis Census, FHFA, and the Federal Reserve, seniors ages 62+ have an average 75.23% equity in their home, as of Q4 2013, nationally. By applying a reinvestment rate of to the 75% (rounded) home equity contribution, an adjustment to the indicated base income requirement can be applied. Per the available income cohorts detailed by ESRI, the concluded base income requirement of $50,000+ for assisted living is the most relevant, based on the data presented. _. Income Qualified Demand The next step is delineating the income qualified portion of the age qualified population. As ESRI only reports income levels by households, a household to population factor must be applied. According to the Assisted Living Federation of America, 76.60% of the seniors population are widowed, or living alone prior to moving in to an assisted living residence. Recognizing the younger age and superior health condition of a typical independent living resident, an appropriate ratio of householders living alone would likely fall below the assisted living indication. Hence, the ESRI indicated 65+ Householders (12,927) to 65+ Population (21,001) ratio was applied to the respective period for independent living. AGE AND INCOME QUALIFIED POPULATION 2018 AL Income Qualified 65 - 74 Households 4,257 Income Qualified 75 - 84 Households 1,408 Income Qualified 85+ Households 749 Household to Population Adjustment 76.60% Age/ Income Qualified Population 8,373 2023 AL Income Qualified 65 - 74 Households 4,984 Income Qualified 75 - 84 Households 1,767 Income Qualified 85+ Households 776 Household to Population Adjustment 76.60% Age/ Income Qualified Population 9,826 Source: Compiled by CBRE Level of Care Requirement The final step in estimating demand is delineating the percentage of the age and income population that will require care, respective of the subject property type. The U.S. Department of Health and Human Services reports the percentage of the population requiring care levels respective of each type of seniors housing property type. These factors have been applied to the previously determined age and income qualified cohort as follows: 40 CBRE Market Analysis AGE AND INCOME QUALIFIED DEMAND 2018 AL Income Qualified 65 - 74 Population 5,557 65 - 74 Required Care Factor 3.20% 65 - 74 Age/Care Qualified Demand 178 Income Qualified 75 - 84 Population 1,838 75 - 84 Required Care Factor 8.10% 75 - 84 Age/ Care Qualified Demand 149 Income Qualified 85+ Population 978 85+ Required Care Factor 18.80% 85+ Age/Care Qualified Demand 184 Total Age/ Care Qualified Demand 511 2023 AL Income Qualified 65 - 74 Population 6,507 65 - 74 Required Care Factor 3.20% 65 - 74 Age/Care Qualified Demand 208 Income Qualified 75 - 84 Population 2,307 75 - 84 Required Care Factor 8!10% 75 - 84 Age/Care Qualified Demand 187 Income Qualified 85+ Population 1,013 85+ Required Care Factor 18.80% 85+ Age/Care Qualified Demand 191 Total Age/Care Qualified Demand 586 -- Care Factor Source: U.S. Department of Health and Human Services Compiled By: CBRE Demand Coverage Analysis Conclusion Once an adjustment for frictional vacancy is applied, the adjusted demand can be applied to the indicated supply. The difference between the adjusted demand and market supply yields the net surplus in demand. This calculation is summarized below. r 41 CBRE Market Analysis DEMAND COVERAGE 2018 AL Total Demand 511 Frictional Vacancy 2.30% Total Adjusted Demand 523 Total Supply 261 Net Surplus Demand (Rev. Units) 262 Market Balance Under Supply 2023 AL Total Demand 586 Frictional Vacancy 2.30% Total Adjusted Demand 599 Total Supply 380 Net Surplus Demand (Rev. Units) 219 Market Balance Under Supply _ Compiled By: CBRE Memory Care Demand The above analysis only applies to the independent living and overall assisted living market. As a portion of the subject's assisted living units will be utilized as memory care, specific demand characteristics relative to standard assisted living and memory care must be further understood. As previously discussed, the Resident Profile Report for Assisted Living published by the National Center for Assisted Living (NCAL), in conjunction with the American Healthcare Association (AHCA) reported that 42% of assisted living residents suffer from some form of memory loss. Hence, the NCAL and AHCA indicated ratio was applied to the total assisted living demand as detailed below: MEMORY CARE DEMAND COVERAGE 2018 2023 Total Demand -AL and MC 511 586 MC Utilization Ratio 42.00% 42.00% Total Demand - MC 214 246 Frictional Vacancy 3.33% 3.33% — Total Adjusted Demand - MC 222 254 Total Supply- MC 60 116 Net Surplus Demand (Rev. Units) 162 138 Market Balance Under Supply Under Supply Compiled By: CBRE 42 CBRE - Market Analysis Market Analysis Conclusion To determine market demand, a penetration analysis and a demand coverage analysis were performed. Both analyses are independent of one other, with each yielding similar conclusions. These conclusions are further supported by discussions with local marketing directors at comparable properties within and around the subject's defined market area. Penetration Analysis The penetration analysis shows low penetration with high market occupancy for the subject's current primary market area. This combination is considered to the most favorable of all. The high occupancy indicates that the local population is accepting of the subject's product type with room for expansion. This market typically suggests strong occupancy levels, stable rent growth, and healthy absorption for proposed properties. The penetration shows high penetration with high market occupancy for the subject's "as complete/stabilized" primary market area. High penetration coupled with high occupancy can be equally as attractive as low penetration with high occupancy. While this combination would indicate a competitive market, it does presume that the local population is well educated with the respective property type and generally receptive to the services provided. Markets displaying this combination require less marketing efforts in terms of product education, but may require more resources from an overall competitive standpoint or the offering of something unique to the market, such as superior quality or affordable rents. Demand Coverage Analysis The demand coverage analysis indicates a net demand market for both assisted living and memory care. While the penetration analysis looks at age qualified households, the demand coverage analysis utilizes age and income qualified individuals. This analysis also delineates memory care services from traditional assisted living. The results of this analysis do support the penetration analysis and indicate sufficient future demand for development of the subject as proposed. Conclusion Current market occupancy and demand indications, coupled with a current low penetration rate within the PMA reflect a strong market with net demand for both assisted living and memory care units. However, the addition of the subject to the market will increase the penetration from om 4.45% to 5.83%, reflecting the sensitivity of the market and its capacity to take on additional supply. The subject's location benefits from a high-growth real estate market with favorable economic and population trends, suggesting that the subject will capture the appropriate share of the market to achieve a stabilized occupancy level at the high end of current market indications for stabilized properties. 43 CBRE - Market Analysis Subject Analysis -- Management Overview The property is being developed by Bourne Financial Group, LLC and will be operated by HarborChase. HarborChase, or Harbor Retirement Associates LLC (HRA), is a senior living operator based out of Vero Beach, Florida. Currently, HarborChase manages at least 29 communities, with locations in Florida, Georgia, South Carolina, Illinois, Michigan and Wisconsin. The operator offers senior services including independent living, assisted living, memory care and skilled nursing. Overall, the operator is considered well experienced operating the property type. Absorption In order to estimate an absorption rate for the subject, the following comparables were utilized from within the subject's general market area. COMPARABLE SPACE ABSORPTION Total Rev. Current Date Date Absorption/ Comparable Units Occupancy Opened Stabilized Lease Up Month All American Assisted Living of Londonderry 112 98% Jun-16 Nov-17 17 Months 6 Units All American Assisted Living of Warwick 112 56% Jan-17 Mar-18 14 Months 4 Units _ All American Assisted Living of Wareham 112 58% Dec-16 Dec-18 24 Months 3 Units Bridges by EPOCH at Westwood 72 81% Aug-16 Oct-17 14 Months 4 Units Cornerstone at Canton 93 94% Jun-15 Aug-16 14 Months 6 Units The Residence at Salem Woods 88 85% Apr-16 Apr-18 24 Months 3 Units Sott-Farrar at Peteborouh 64 94% Sep-16 Nov-17 14 Months 4 Units Source:CBRE VIEW Database The following table outlines average monthly move-ins for each property type as reported by NIC. MOVE-IN RATES Average Monthly Move- Property Type ins less Move-outs Independent Living 6.1 Assisted Living 4.8 SNF 14.3 CCRC 13.5 Source: NIC Given the subject's suburban location, lease-up is expected to be consistent with the market averages presented above. The analysis concludes 24 months for a lease-up period, which averages 4.7 units per month. Occupancy The subject's occupancy is detailed in the following chart. _ 44 CBRE Market Analysis Occupancy Care Level AL MC Market Minimum 98% 95% Market Maximum 98% 100% Market Average 98% 97% CBRE Stabilized Estimate 94% 94% Compiled by CBRE Based on the foregoing analysis, CBRE, Inc.'s conclusion of stabilized occupancy for the subject is illustrated in the following table. This estimate considers both the physical and economic factors of the market. OCCUPANCY CONCLUSIONS AL MC —' NIC - Primary Markets 88.9% 88.9% NIC - Subject MSA 92.6% 92.6% Primary Market Area (All Properties) 98.0% 96.7% Primary Market Area (Stabilized Only) 98.0% 96.7% Subject's Stabilized Occupancy 94.4% 94.4% Lease-up Period 24 Months 24 Months Compiled by CBRE The concluded occupancy was applied to the subject's unit mix in order to derive a weighted average vacancy, as detailed below: WEIGHTED AVERAGE VACANCY Care Level %of Total PGI Vacancy Assisted Living 41.6% x 5.6% = 2.3% Memory Care 58.4% x 5.6% = 3.3% Indicated Weighted Average Vacancy(Rounded) 5.6% •. Compiled by CBRE The concluded stabilized occupancy is well supported by all data points presented above in addition to the conclusions stated in the market analysis. Conclusion Overall, the subject benefits from its location within the market as well as its favorable reputation within the community. The improvements are well designed for their respective use and offer amenities that are commensurate with the demands of the local population. The overall data presented throughout the market analysis indicates that operating levels currently experienced by the subject will continue. 45 CBRE Income Capitalization Approach Market Rent Analysis The following map and table summarize the comparable data used in the valuation of the subject. A detailed description of each transaction is included in the addenda. Sag Suffield . Somers 'Stafford lv 0- sta Shempsrt for 89 State Forest ,tivu , ' - 9 z,s .,f,,, �aa srzarcao .- Granby ?0 $fRINGS East Granby -. 3 93 msted Windsor lsl- . *as, Locks East Windsor � Ellington - +;� .''' to Willingtan;yy ' Tolland $ ROB KVC LE E ,i�. Simsbury Windsor it South Windsor 1 - - 53 Contain Bloomfield s ., iss 2ie ..> Vernon w>Es �Avon }��1 36 ST OPRS 143 L;J 189 t8 ''. t' S3R r-� `3- 2i5 t�-t . #' Mansfse ur aRu x: Coventry Manchester Bolton West Hartford HertfAtf ast'Hartford �. ' L:J tl " Farmington �` Andover - rSy�`al < 3 1-;3 T.'�'� Addison , 601, 9a O Wethersfield ., Colurn Rent 1 Newington �} " za ` Rent2 .� Glastonbury a Piiinvlde � :,iK f- es pie Rent 3 ( 1 New Britain ' iJ Hebron ,9 ,Eo Rocky Hin �. Rent 4 CF) Subject '02 OF SUMMARY OF COMPARABLE RENTALS Comp. Property Name Year Rev.Units Census Base Rent($/Month) LOC Community Second No. and Location Built Total AL MC Overall AL MC AL MC $/Month Fee Res.Fee 1 Brookdale Buckingham 2000 46 46 98% N/A 98% N/A $5,020 $5,020 $1,000 1824 Manchester Road, $6,200 $3,500 $6,200 Glastonbury,Connecticut 2 Brookdale South Windsor 1998 81 61 20 98% 98% 95% $4,250 $5,440 $2,500 $800 1715 Ellington Road, $6,255 $7,520 $3,500 South Windsor,Connecticut 3 Residence at South Windsor Farms 2014 80 60 20 99% 98% 100% $6,535 $7,805 $500 $5,000 $1,500 200 Deming Street, $9,010 $9,180 $1,500 $1,900 South Windsor,Connecticut _ 4 Village at Buckland Court 1999 100 80 20 97% 98% 95% $4,470 $5,970 $630 $5,300 $2,400 432 Buckland Road, $7,470 $7,170 $3,500 $6,500 South Windsor,Connecticut Subject HarborChase of Evergreen Walk 2020 119 63 56 94% 940% 94% $6,195 $5,440 $400 $3,500 $2,000 300 Buckland Road, (Projected) $7,520 $2,250 ...� South Windsor,Connecticut Source.CBRE VIEW Database Comparable properties have been surveyed in order to identify the occupancy and rental trends within _ the subject's immediate market area. Competitive properties were identified within the subject's 46 CBRE Income Capitalization Approach defined primary market area whereas comparable properties located outside the defined PMA were supplemented as needed. Analysis of Rent Comparables Rent Comparable One _ Brookdale Buckingham is a good quality memory care residence located at 1824 Manchester Road in Glastonbury, CT. The one-story improvements were built in 2000, are in good condition and are located on a I I .95-acre site. The community only offers memory care units which contains six companion units (12 beds) and 34 studio units. Services and amenities offered include WiFi access throughout the property, an arts & crafts studio, walking paths, key-less entry, a library, a private dining room and daily physical/life skills activities. Care services are charged in addition to the base rents, ranging from $0 to $3,500. Additional care pricing is highly individualized and is determined by a nurse's assessment of each resident; each resident is only charged for their specific care needs. The community fee is equal to one-month's rent and the second resident fee is $1 ,000 per month. Overall occupancy at the time of our survey was 98%; based upon discussion with management the community typically operates around 98%to 100% occupancy. Rent Comparable Two Formerly known as Emeritus at South Windsor, Brookdale South Windsor is a good quality assisted living and memory care property located at 1715 Ellington Road, in South Windsor, CT. The property — contains 70 independent/assisted living units and 11 memory care units and is managed by Brookdale Senior Living. The assisted living units are rented as independent living units on an as- needed basis. The improvements were constructed in 1998, are in good condition, and are located on a 6-acre site. Occupancy at the time of survey was 98% for independent and assisted living and 95% for memory care, for a weighted average occupancy of 95%. Care services are charged in addition to the base rents, ranging from $0 to $3,500. Level of care pricing is high individualized and is determined by a nurse's assessment of each resident; each resident is only charged for their specific care needs. The community fee is $2,500 the second resident fee is $1,200 per month. Rent Comparable Three Residence at South Windsor Farms is an 80-unit Independent and Assisted Living Community. The community opened March 6th, 2015 and is situated on a 4.62-acre site. The property's physical -- address is 200 Deming Street, South Windsor, Hartford County, Connecticut. Amenities include multiple dining rooms, caf6, card/game room, beauty salon, TV room, multipurpose room, exercise room, lounges, living room, outside patios, etc. The property contains a unit mix of 18 independent living, 42 assisted living and 20 memory care (22 beds). The independent living units are fully licensed for assisted living, allowing residents to age in place. The property is operated for profit by LCB Senior Living. Base rates in AL range from $6,535 to $9,010 and MC rates range from $7,805 47 CBRE Income Capitalization Approach to $9,180, respectively. AL rates include one hour of care per day with MC rates including two hours of care per day. Care needs above this are subject to a three-level of care system in $500 increments, ranging from $500 to $1,500 per month. The community fee is $5,000 throughout. All assisted living and memory care units are operating near, or at full capacity. Rent Comparable Four The Village at Buckland Court is a good quality assisted living and memory care residence located at 432 Buckland Road, in South Windsor, CT. The property contains 100 assisted living units and 20 memory care units. The property is operated by Benchmark Senior Living, a well-known regional owner and operator. The improvements were constructed in 1999 and are situated with little visibility from roadway frontage. Occupancy at the time of survey was 100% in both assisted living and �. memory care. Levels of care are charged in addition to the base which range from $660 to $3,500 within AL and $630 to $1,950 within MC. The community fee is $5,300 for assisted living and $6,500 for memory care and the second resident fee is $2,400 per month. 48 CBRE Allocation of the Going Concern Subject Rental Information The following table shows the subject's unit mix and quoted rental rates. SUBJECT RENTAL INFORMATION No. No. Unit Revenue Rev. Unit Quoted Type Units Beds Size(SF) Units Occ. $/Rev.Unit _ Assisted Living 1 Bedroom 56 56 612 56 0% $6,195 2 Bedroom 7 7 746 7 0% $7,795 Memory Care Companion 8 16 450 16 0% $8,495 Studio 40 40 379 40 0% $12,190 Total/Average: 111 119 525 119 0% Compiled by CBRE According to typical market operations, and based upon CBRE's experience, the following represents the rental trends expected at the subject property: • Base rents include water, electricity, three meals per day within assisted living units, as well as basic housekeeping which typically perform services weekly. Cable and telephone are available but are the responsibility of the resident. • Care services are provided directly by the subject; the manner in which these services are charged for varies by community and could be all-inclusive, a la carte, or based on levels of care. A level of care structure is prevalent in the market. Memory care base rates often include one or more levels of care and/or medication management. • A community fee, second resident fee, and medication management fee are prevalent in the market. Market Rent Estimate In order to estimate the market rates, the subject unit types have been compared with similar units and care levels. While independent living rents are typically all inclusive, assisted living and memory care units are often rented under various rental structures. These structures range from all inclusive, base rent plus additional charges for activity of daily living (ADL) services charged by level, or base rent plus additional charges for ADL services charged a la carte. In order to get an accurate understanding of the subject market position, the comparable rents have been adjusted accordingly. 49 CBRE Allocation of the Going Concern Assisted Living SUMMARY OF COMPARABLE RENTALS ASSISTED LIVING 1 BEDROOM UNITS ... Comparable Base$/Mo. Plan Type ADL$/Mo. Adj. $/Mo. Subject(Quoted Rent) $6,195 Levels $400-$7,600 $6,595 - $7,795 Village at Buckland Court $5,670 - $5,970 Levels $660- $3,500 $6,330- $9,470 Subject(Concluded Mkt) $6,195 Levels $400-$1,600 $6,595-$7,795 Residence at South Windsor Farms $8,055 Levels $500 - $1,500 $8,555 - $9,555 Compiled by CBRE SUMMARY OF COMPARABLE RENTALS ASSISTED LIVING 2 BEDROOM UNITS Comparable Base $/Mo. Plan Type ADL $/Mo. Adj. $/Mo. Subject(Quoted Rent) $7,795 Levels $400-$1,600 $8,195 - $9,395 - Brookdale South Windsor $6,255 Levels $0- $3,500 $6,255 - $9,755 Village at Buckland Court $7,470 Levels $660 - $3,500 $8,130 - $10,970 Subject(Concluded Mkt.) $7,795 Levels $400-$1,600 $8,195-$9,395 Residence at South Windsor Farms $9,010 Levels $500 - $1,500 $9,510 - $10,510 Compiled by CBRE The subject's quoted rental rates are within the adjusted range indicated by the rent comparables. Recognizing the subject's superior quality and location in relation to the comparables, it is appropriate that the subject's rent fall at the mid-to-upper end of the range. 50 CBRE Allocation of the Going Concern - Memory Care SUMMARY OF COMPARABLE RENTALS MEMORY CARE COMPANION UNITS Comparable Base $/Mo. Plan Type ADL$/Mo. Adi. $/Mo. Subject(Quoted Rent) $6,095 Levels $750- $2,250 $6,845 - $8,345 Brookdale Buckingham $5,020 Levels $700 - $3,500 $5,720- $8,520 Brookdale South Windsor $5,440 Levels $700 - $3,500 $6,140- $8,940 Subject(Concluded Mkt) $6,095 Levels $750-$2,250 $6,845-$8,345 Village at Buckland Court $7,170 Levels $630- $1,950 $7,800- $9,120 Residence at South Windsor Farms $7,805 Levels $500 - $1,500 $8,305 - $9,305 Compiled by CBRE - SUMMARY OF COMPARABLE RENTALS MEMORY CARE STUDIO UNITS Comparable Base $/Mo. Plan Type ADL$/Mo. Adi. $/Mo. Subject(Quoted Rent) $8,495 Levels $750 - $2,250 $9,245 - $10,745 Subject(Concluded Mkt.) $8,495 Levels $750-$2,250 $9 245-$10,745 Brookdale Buckingham $5,890 - $6,200 Levels $700 - $3,500 $6,590 - $9,700 Village at Buckland Court $5,970 Levels $630 - $1,950 $6,600 - $7,920 Brookdale South Windsor $7,520 Levels $700 - $3,500 $8,220- $11,020 Residence at South Windsor Farms $9,180 Levels $500 - $1,500 $9,680 - $10,680 Compiled by CBRE The subject's quoted rental rates are within the adjusted range indicated by the rent comparables for studio units and slightly above the range for companion units. As shown in the chart below all of the comparables, including the subject offer care levels with the first care level included in the base rent. Recognizing the subject's superior quality and location in relation to the comparables, it is appropriate that the subject's rent fall at the mid-to-upper end of the range. Level of Care Income It is common for assisted living properties, such as the subject, to charge level of care fees on top of base rental rates for additional care administered. Like the majority of the assisted living and memory care communities in the market, property management plans to charge level of care fees. The comparable level of care fees ranges from $500 to $3,500 per month for assisted living and memory care. The subject's quoted assisted level is in line with the communities in the market; as previously stated, management will not be charging additional care levels for memory care. A summary of level of care fees charged by rental properties in the market, as well as the subject's quoted projection, are presented below: 51 CBRE Allocation of the Going Concern '— LEVEL OF CARE FEES Care Level AL MC Market Minimum $500 $500 _ Market Maximum $3,500 $3,500 Market Average $1,700 $1,688 Subject(Quoted) $400 - $1,600 $750 - $2,250 Compiled by CBRE 52 CBRE Allocation of the Going Concern Community Fee It is common for rental properties, such as the subject to charge a one-time community fee at move- in. Property management plans to charge a one-time fee of $3,500; Assisted living community fees — within the market range from $2,500 to $6,500, and $2,500 to $6,200 for memory care. All the competitive communities within the PMA charge similar community fees, ranging from $2,500 to ._. $6,500. The subject community fee is within the range of the comparables. A summary of community fees charged at comparable rental properties in the market, as well as the subject's quoted projection, are included below: COMMUNITY FEES Care Level AL MC Market Minimum $2,500 $2,500 — Market Maximum $6,500 $6,200 Market Average $4,560 $4,860 Subject(Quoted) $3,500 $3,500 Compiled by CBRE - s .r 53 CBRE Allocation of the Going Concern Summary of Conclusions — A summary of the competitive market and the developer's proposed rental rates are included below. OCCUPANCY CONCLUSIONS AL MC —. NIC - Primary Markets 88.9% 88.9% NIC - Subject MSA 92.6% 92.6% Primary Market Area (All Properties) 98.0% 96.7% — Primary Market Area (Stabilized Only) 98.0% 96.7% Subject's Stabilized Occupancy 94.4% 94.4% Lease-up Period 24 Months 24 Months Compiled by CBRE DEMAND COVERAGE 2018 AL Total Demand 511 Frictional Vacancy 2.30% Total Adjusted Demand 523 Total Supply 261 Net Surplus Demand (Rev. Units) 262 Market Balance Under Supply 2023 AL Total Demand 586 Frictional Vacancy 2.30% Total Adjusted Demand 599 Total Supply 380 Net Surplus Demand (Rev. Units) 219 _ Market Balance Under Supply Compiled By: CBRE 54 CBRE Allocation of the Going Concern MEMORY CARE DEMAND COVERAGE 2018 2023 Total Demand -AL and MC 511 586 MC Utilization Ratio 42.00% 42.00% Total Demand -MC 214 246 Frictional Vacancy 3.33% 3.33% Total Adjusted Demand - MC 222 254 Total Supply - MC 60 116 Net Surplus Demand (Rev. Units) 162 138 Market Balance Under Supply Under Supply Compiled By: CBRE MARKET RENT CONCLUSIONS CBRE Estimate CBRE Estimate Market Range(Base Rents) Unit Type $/Unit Fee Structure Min $/Unit - Max$/Unit Assisted Living 1 Bedroom $6,195 + LOC Fees $5,670 - $8,055 2 Bedroom $7,795 + LOC Fees $6,255 - $9,010 Memory Care Companion $6,095 + LOC Fees $5,020 - $7,805 Studio $8,495 + LOC Fees $4,250 - $9,180 ... Community Fee - Assisted Living $3,500 $2,500 - $6,500 Memory Care $3,500 $2,500 - $6,500 Second Resident Fee Assisted Living $2,000 $800 - $2,400 Memory Care $2,000 $800 $2,400 Level of Care Fees Assisted Living $400 - $1,600 - $500 - $3,500 Memory Care $750 - $2,250 $500 - $3,500 Compiled by CBRE ..r The strong occupancy levels in the market suggest that these rental rates are being accepted by market participants, noting the subject will be a market-leader in terms of age, acuity level, quality and amenities, and addition to having a superior location. Given the subject's new construction, rich amenities, and favorable location amongst a number of properties in the market, CBRE expects the subject's rental rates to be towards the top of the rental comparable range with the developer's projections being well supported by market indications. The subject will benefit from the proposed Evergreen Walk Retirement Community give the community will offer good exposure for the subject l�l property, allowing residents transition easily from independent living to assisted living, and-or memory 55 CBRE Allocation of the Going Concern care services. We note, although located outside of the PMA, The Ellington, is expected to open in August 2018. Furthermore, the decreasing age population within the subject's PMA. If the age population declines for seniors 85+ and surrounding markets become over-built, rental rates will be reduced and additional concessions will be necessary to achieve required occupancy. However, two out of three competitors within the subject's PMA were built over twenty years ago and are considered inferior to the subject in terms of quality and amenities offered. Given the limited competition within —` the defined PMA and the subject using its superior location and services to leverage a competitive advantage, the subject property should remain relatively unaffected by these outside influences. Overall, the subject will be able to distinguish itself from its competitors, allowing for stabilized occupancy levels towards to the top of market indications. 56 CBRE Assumptions and Limiting Conditions Assumptions and Limiting Conditions 1. CBRE, Inc. through its appraiser (collectively, "CBRE") has inspected through reasonable observation the subject property. However, it is not possible or reasonably practicable to personally inspect conditions beneath the soil and the entire interior and exterior of the improvements on the subject property. Therefore, no representation is made as to such r, matters. 2. The report, including its conclusions and any portion of such report (the "Report"), is as of the date set forth in the letter of transmittal and based upon the information, market, economic, and property conditions and projected levels of operation existing as of such date. The dollar amount of any conclusion as to value in the Report is based upon the -- purchasing power of the U.S. Dollar on such date. The Report is subject to change as a result of fluctuations in any of the foregoing. CBRE has no obligation to revise the Report to reflect any such fluctuations or other events or conditions which occur subsequent to such date. _ 3. Unless otherwise expressly noted in the Report, CBRE has assumed that: (i) Title to the subject property is clear and marketable and that there are no recorded or unrecorded matters or exceptions to title that would adversely affect marketability or value. CBRE has not examined title records (including without limitation liens, encumbrances, easements, deed restrictions, and other conditions that may affect the title or use of the subject property) and makes no representations regarding title or its limitations on the use of the subject property. Insurance against financial loss that may arise out of defects in title should be sought from a qualified title insurance company. (ii) Existing improvements on the subject property conform to applicable local, state, and federal building codes and ordinances, are structurally sound and seismically safe, and have been built and repaired in a workmanlike manner according to standard practices; all building systems (mechanical/electrical, HVAC, elevator, plumbing, etc.) are in good working order with no major deferred maintenance or repair required; and the roof and exterior are in good condition and free from intrusion by the elements. CBRE has not retained independent structural, mechanical, electrical, or civil engineers in connection with this appraisal and, therefore, makes no representations relative to the condition of improvements. CBRE appraisers are not engineers and are not qualified to judge matters of an engineering nature, and furthermore structural problems or building system problems may not be visible. It is expressly assumed that any purchaser would, as a precondition to closing a sale, obtain a satisfactory engineering report relative to the structural integrity of the property and the integrity of building systems. (iii) Any proposed improvements, on or off-site, as well as any alterations or repairs considered will be completed in a workmanlike manner according to standard practices. (iv) Hazardous materials are not present on the subject property. CBRE is not qualified to detect such substances. The presence of substances such as asbestos, urea formaldehyde foam insulation, contaminated groundwater, mold, or other potentially hazardous materials may affect the value of the property. (v) No mineral deposit or subsurface rights of value exist with respect to the subject property, whether gas, liquid, or solid, and no air or development rights of value may be transferred. CBRE has not considered any rights associated with extraction or exploration of any resources, unless otherwise expressly noted in the Report. (vi) There are no contemplated public initiatives, governmental development controls, rent controls, or changes in the present zoning ordinances or regulations governing use, density, or shape that would significantly affect the value of the subject property. (vii) All required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, nor national government or private entity or organization have been or can be readily obtained or renewed for any use on which the Report is based. (viii) The subject property is managed and operated in a prudent and competent manner, neither inefficiently or super- efficiently. (ix) The subject property and its use, management, and operation are in full compliance with all applicable federal, state, _ and local regulations, laws, and restrictions, including without limitation environmental laws, seismic hazards, flight patterns, decibel levels/noise envelopes, fire hazards, hillside ordinances, density, allowable uses, building codes, permits, and licenses. (x) The subject property is in full compliance with the Americans with Disabilities Act (ADA). CBRE is not qualified to assess the subject property's compliance with the ADA, notwithstanding any discussion of possible readily achievable barrier removal construction items in the Report. (xi) All information regarding the areas and dimensions of the subject property furnished to CBRE are correct, and no encroachments exist. CBRE has neither undertaken any survey of the boundaries of the subject property nor reviewed or confirmed the accuracy of any legal description of the subject property. 57 CBRE Assumptions and Limiting Conditions _. Unless otherwise expressly noted in the Report, no issues regarding the foregoing were brought to CBRE's attention, and CBRE has no knowledge of any such facts affecting the subject property. If any information inconsistent with any of the foregoing assumptions is discovered, such information could have a substantial negative impact on the Report. Accordingly, if any such information is subsequently made known to CBRE, CBRE reserves the right to amend the Report, ... which may include the conclusions of the Report. CBRE assumes no responsibility for any conditions regarding the foregoing, or for any expertise or knowledge required to discover them. Any user of the Report is urged to retain an expert in the applicable field(s) for information regarding such conditions. 4. CBRE has assumed that all documents, data and information furnished by or behalf of the client, property owner, or owner's representative are accurate and correct, unless otherwise expressly noted in the Report. Such data and information include, without limitation, numerical street addresses, lot and block numbers, Assessor's Parcel Numbers, land dimensions, square footage area of the land, dimensions of the improvements, gross building areas, net rentable .-. areas, usable areas, unit count, room count, rent schedules, income data, historical operating expenses, budgets, and related data. Any error in any of the above could have a substantial impact on the Report. Accordingly, if any such errors are subsequently made known to CBRE, CBRE reserves the right to amend the Report, which may include the conclusions of the Report. The client and intended user should carefully review all assumptions, data, relevant calculations, and conclusions of the Report and should immediately notify CBRE of any questions or errors within 30 days after the date of delivery of the Report. 5. CBRE assumes no responsibility (including any obligation to procure the same) for any documents, data or information not provided to CBRE, including without limitation any termite inspection, survey or occupancy permit. b. All furnishings, equipment and business operations have been disregarded with only real property being considered in the Report, except as otherwise expressly stated and typically considered part of real property. 7. Any cash flows included in the analysis are forecasts of estimated future operating characteristics based upon the information and assumptions contained within the Report. Any projections of income, expenses and economic conditions utilized in the Report, including such cash flows, should be considered as only estimates of the expectations of future income and expenses as of the date of the Report and not predictions of the future. Actual results are affected by a number of factors outside the control of CBRE, including without limitation fluctuating economic, market, and property conditions. Actual results may ultimately differ from these projections, and CBRE does not warrant any such projections. 8. The Report contains professional opinions and is expressly not intended to serve as any warranty, assurance or guarantee of any particular value of the subject property. Other appraisers may reach different conclusions as to the value of the subject property. Furthermore, market value is highly related to exposure time, promotion effort, terms, motivation, and conclusions surrounding the offering of the subject property. The Report is for the sole purpose of providing the intended user with CBRE's independent professional opinion of the value of the subject property as of the date of the Report. Accordingly, CBRE shall not be liable for any losses that arise from any investment or lending decisions based upon the Report that the client, intended user, or any buyer, seller, investor, or lending institution may undertake related to the subject property, and CBRE has not been compensated to assume any of these risks. Nothing _ contained in the Report shall be construed as any direct or indirect recommendation of CBRE to buy, sell, hold, or finance the subject property. 9. No opinion is expressed on matters which may require legal expertise or specialized investigation or knowledge beyond that customarily employed by real estate appraisers. Any user of the Report is advised to retain experts in areas that fall outside the scope of the real estate appraisal profession for such matters. 10. CBRE assumes no responsibility for any costs or consequences arising due to the need, or the lack of need, for flood hazard insurance. An agent for the Federal Flood Insurance Program should be contacted to determine the actual need ... for Flood Hazard Insurance. 11. Acceptance or use of the Report constitutes full acceptance of these Assumptions and Limiting Conditions and any special assumptions set forth in the Report. It is the responsibility of the user of the Report to read in full, comprehend and thus become aware of all such assumptions and limiting conditions. CBRE assumes no responsibility for any situation arising out of the user's failure to become familiar with and understand the same. 12. The Report applies to the property as a whole only, and any pro ration or division of the title into fractional interests will _ invalidate such conclusions, unless the Report expressly assumes such pro ration or division of interests. 13. The allocations of the total value estimate in the Report between land and improvements apply only to the existing use of the subject property. The allocations of values for each of the land and improvements are not intended to be used with any other property or appraisal and are not valid for any such use. 14. The maps, plats, sketches, graphs, photographs, and exhibits included in this Report are for illustration purposes only and shall be utilized only to assist in visualizing matters discussed in the Report. No such items shall be removed, reproduced,or used apart from the Report. 58 CBRE Assumptions and Limiting Conditions 15. The Report shall not be duplicated or provided to any unintended users in whole or in part without the written consent of _ CBRE, which consent CBRE may withhold in its sole discretion. Exempt from this restriction is duplication for the internal use of the intended user and its attorneys, accountants, or advisors for the sole benefit of the intended user. Also exempt from this restriction is transmission of the Report pursuant to any requirement of any court, governmental authority, or regulatory agency having jurisdiction over the intended user, provided that the Report and its contents shall not be published, in whole or in part, in any public document without the written consent of CBRE, which consent CBRE may withhold in its sole discretion. Finally,the Report shall not be made available to the public or otherwise used in any offering of the property or any security, as defined by applicable law. Any unintended user who may possess the Report is advised that it shall not rely upon the Report or its conclusions and that it should rely on its own appraisers, advisors and other consultants for any decision in connection with the subject property. CBRE shall have no liability or responsibility to any such unintended user. 59 CBRE Addenda ADDENDA s Addenda ADDENDUM A Rent Comparable Data Sheets r .nr Comparable Property Name Brookdale Buckingham Address 1824 Manchester Road '" Glastonbury,CT 06033 United States Government Tax Agency Hartford Govt./Tax ID K3.4160.E0042 Care Levels:MC *— Land Area 11.950 ac Year Built 2000 Gross Building Area (GBA) 32,317 sf Year Renovated N/A Total Units 40 Buildings 1 Total Beds 46 Floor Count 1 Total Revenue Units 46 Condition Good Investment Class B Construction Class C- Masonry/concrete ext.walls& wood/steel roof& floor struct.,exc. .•• concrete slab on grade Revenue Resident Level Units Beds Measure Units Occupancy Ratio MC 40 46 Beds 46 98% N/A Totals 40 46 46 98% General: N/A Unit Specific: N/A Services Included Electricity,Internet,Housekeeping,Telephone Verification N/A Concessions N/A Contact N/A Last Rent Increase N/A Survey Date 06/21/2018 Management Brookdale Senior Living Care Level Unit Type Units Beds Size(sf) Move-In Fee Rental Fee Fee Basis Meals MC Companion 6 12 375 $5,020 $5,020 Monthly 3/Day ^ MC Studio 34 34 254-275 $5,890-6,200 $5,890-6,200 Monthly 3/Day Plan Type Refundable Healthcare Benefits Amortization Schedule Residents No information recorded Care Level Monthly Fee Move-In Fee .•. MC $1,000 N/A Care Level Description Fee Care Level Type Monthly Fee No information recorded MC Levels $0- 3,500 Brookdale Buckingham is a good quality memory care residence located at 1824 Manchester Road in Glastonbury,CT.The one-story improvements were built in 2000,are in good condition and are located on a 1 1.95-acre site.The community only offers memory care units which contains six companion units (12 beds)and 34 studio units.Services and amenities offered include WiFi access throughout the property,an arts&crafts studio,walking paths,key-less entry,a library,a private dining room and daily physical/life skills activities.Care services are charged in addition to the base rents,ranging from$0 to # Map data @2018 Gaagle $3,500,Additional care pricing is highly individualized and is determined by a nurse's assessment of each resident;each resident is only charged for their specific care needs. The community fee is equal to one-month's rent and the second resident fee is$1,000 per month.Overall occupancy at the time of our survey was 98%; based upon discussion with management the community typically operates around 98% to 100%occupancy. ..r i C-R F Property Name Brookdale South Windsor Address 1715 Ellington Road South Windsor,CT 06074 United States Government Tax Agency Hartford Govt./Tax ID 30301715 ... Care Levels:AL,MC,IL Land Area 6.000 ac Year Built 1998 Net Rentable Area(NRA) 61,632 sf Year Renovated N/A Total Units 79 Buildings N/A .� Total Beds 81 Floor Count 3 Total Revenue Units 81 Condition Good Investment Class A Construction Class N/A Revenue Resident -- Level Units Beds Measure Units Occupancy Ratio IL N/A N/A Units N/A N/A N/A AL 61 61 Units 61 98% N/A MC 18 20 Beds 20 95% N/A Totals 79 81 81 98% General: N/A Unit Specific: N/A Services Included Electricity,Housekeeping,Water/Sewer Verification N/A Concessions N/A Contact (860) 644-4408 Last Rent Increase N/A Survey Date 06/21/2018 Management Brookdale Senior Living Care Level Unit Type Units Beds Size(sf) Move-in Fee Rental Fee Fee Basis Meals AL 2 Bedroom N/A N/A 550-950 $2,500 $6,255 Monthly 3/Day .... AL Studio N/A N/A 338-450 $2,500 $4,250-4,690 Monthly 3/Day MC Companion N/A N/A 402 $2,500 $5, 0 Monthly 3/Day MC Studio N/A N/A 338-402 $2,500 $7,520 Monthly 3/Day Plan Type Refundable Healthcare Benefits Amortization Schedule Residents No information recorded Care Level Monthly Fee Move-In Fee AL $800 N/A ... Care Level Type Monthly Fee Care Level Description Fee AL Levels $0-3,500 No information recorded ..o MC Levels $0-3,500 Formerly known as Emeritus at South Windsor,Brookdale South Windsor is a good quality assisted living and memory care property located at 1715 Ellington Road,in South Windsor,CT.The property contains ... 70 independent/assisted living units and 11 memory care units and is managed by Brookdale Senior Living.The assisted living units are rented as independent living units on an as-needed basis.The improvements were constructed in 1998,are in good condition,and are located on a 6-acre site. Occupancy at the time of survey was 98%for independent and assisted living and 95%for memory care, Map data @2018 Gocgte for a weighted average occupancy of 95%.Care services are charged in addition to the base rents, ranging from $0 to$3,500. Level of care pricing is high individualized and is determined by a nurse's assessment of each resident;each resident is only charged for their specific care needs. The community fee is$2,500 the second resident fee is$1,200 per month. CRRF Property Name Residence at South Windsor Farms Address 200 Deming Street* 3 .— South Windsor,CT 06074 "ll United States i it Government Tax Agency South Windsor Govt./Tax ID 11015 of Care Levels: IL,AL,MC Land Area 4.610 ac Year Built 2014 Net Rentable Area (NRA) 66,156 sf Year Renovated N/A Total Units 78 Buildings 1 �-- Total Beds 80 Floor Count 3 Total Revenue Units 80 Condition New Investment Class A Construction Class D-Wood frame, floor and structure; considered combustible w Revenue Resident Level Units Beds Measure Units Occupancy Ratio Level Private Pay Medicaid Medicare Other IL N/A N/A Units N/A N/A N/A AL 100% N/A N/A N/A AL 60 60 Beds 60 98% N/A MC 18 20 Beds 20 100% N/A Totals 78 80 80 99% General: N/A Unit Specific: N/A Services Included Electricity,Housekeeping,Water/Sewer Verification N/A Management has authority to offer one Concessions month free rent or waive the community fee Contact N/A �-- on a case by case basis. Last Rent Increase N/A Survey Date 06/21/2018 Management LCB Senior Living A� ww Comparable . - No. Care Level Unit Type Units Beds Size(sf) Move-in Fee Rental Fee Fee Basis Meals �. IL Studio N/A N/A N/A N/A N/A N/A N/A IL 1 Bedroom N/A N/A N/A N/A N/A N/A N/A IL 2 Bedroom N/A N/A N/A N/A N/A N/A N/A AL Studio N/A N/A 335 $5,000 $6,535 Monthly 3/Day AL 1 Bedroom N/A N/A 528 $5,000 $8,055 Monthly 3/Day AL 2 Bedroom N/A N/A 660 $5,000 $9,010 Monthly 3/Day MC Companion N/A N/A 410 $5,000 $7,805 Monthly 3/Day -- MC Studio N/A N/A 355 $5,000 $9,180 Monthly 3/Day Plan Type Refundable Healthcare Benefits Amortization Schedule Residents No information recorded r Care Level Monthly Fee Move-In Fee IL $1,500 N/A AL $1,900 N/A Care Level Type Monthly Fee Care Level Description Fee AL Levels $500- 1,500 No information recorded MC Levels $500- 1,500 Residence at South Windsor Farms is an 80-unit Independent and Assisted Living Community.The community opened March 6th,2015 and is situated on a 4.62-acre site.The property's physical address is 200 Deming Street,South Windsor,Hartford County,Connecticut.Amenities include multiple dining rooms,cafe,card/game room,beauty salon,TV room,multipurpose room,exercise room,lounges,living Dori.,.St room,outside patios,etc.The property contains a unit mix of 18 independent living,42 assisted living and 20 memory care(22 beds).The independent living units are fully licensed for assisted living, iMap data @2018 G409le allowing residents to age in place.The property is operated for profit by LCB Senior Living. Base rates in AL range from$6,535 to$9,010 and MC rates range from$7,805 to$9,180,respectively.AL rates include one hour of care per day with MC rates including two hours of care per day.Care needs above this are subject to a three-level of care system in$500 increments,ranging from$500 to$1,500 per month.The community fee is$5,000 throughout.All assisted living and memory care units are operating near,or at full capacity. CRRE Comparable Property Name Village at Buckland Court Address 432 Buckland Road �— South Windsor,CT 06074 United States Government Tax Agency Hartford Govt./Tax ID 15300432 Care Levels:AL,MC Land Area N/A Year Built 1999 Gross Building Area (GBA) 123,030 sf Year Renovated N/A Total Units 100 Buildings 1 Total Beds 0 Floor Count 2 Total Revenue Units 100 Condition Good Investment Class A- Construction Class D -Wood frame, floor and structure; considered combustible Revenue Resident Level Units Beds Measure Units Occupancy Ratio Level Private Pay Medicaid Medicare Other AL 80 N/A Units 80 98% N/A AL 100% N/A N/A N/A MC 20 N/A Units 20 95% N/A MC 100% N/A N/A N/A Totals 100 N/A 100 97% General: N/A Unit Specific: N/A Services Included Electricity,Housekeeping,Water/Sewer Verification N/A Concessions None Contact N/A Last Rent Increase N/A Survey Date 06/21/2018 Management Benchmark Senior Living Comparable Seniors Housing & Care - Single-Care No. 4 Care Level Unit Type Units Beds Size(sf) Move-In Fee Rental Fee Fee Basis Meals -� AL Studio N/A N/A 364 $5,300 $4,470 Monthly 3/Day AL 1 Bedroom N/A N/A 528-600 $5,300 $5,670-5,970 Monthly 3/Day AL 2 Bedroom N/A N/A 966 $5,300 $7,470 Monthly 3/Day MC Studio N/A N/A 312 $6,500 $5,970 Monthly 3/Day MC Companion N/A N/A 377 $6,500 $7,170 Monthly 3/Day Plan Type Refundable Healthcare Benefits Amortization Schedule Residents No information recorded Care Level Monthly Fee Move-In Fee AL $2,400 N/A MC $2,400 N/A Care Level Type Monthly Fee Care Level Description Fee AL Levels $660-3,500 No information recorded MC Levels $630- 1,950 The Village at Buckland Court is a good quality assisted living and memory care residence located at 432 Buckland Road,in South Windsor,CT.The property contains 100 assisted living units and 20 memory care units.The property is operated by Benchmark Senior Living,a well-known regional owner and operator.The improvements were constructed in 1999 and are situated with little visibility from roadway frontage.Occupancy at the time of survey was 100%in both assisted living and memory care. Levels of care are charged in addition to the base which range from$660 to$3,500 within AL and $630 to e e e Map data02018 Google $1,950 within MC.The community fee is$5,300 for assisted living and$6,500 for memory care and the second resident fee is$2,400 per month. r i �R i �1 a�1 Addenda - ADDENDUM B NIC Local Market Report (5-Mile Radius) NICIMAP Data Service so 6. ,,, l,i, 300 buckland road, south wires: Data Service pomp Set Characteristics Top Five Operators Operator Properties Units Comp Brook dale Senior Living(Multiple) I Properties: 6 Metros: Hartford,CT o ( p ) 3 208 59.1 Operators: 4 Counties: Hartford(CT),Tolland(CT) Average Age: 15 Benchmark Senior Living(PID#10828) 1 100 28., S Total Units: 352 LCB Senior Living(PID#16916) 1 44 12.5°/ Segment Data • Average -• ieniors Housing 352 Protected Protected Protected Protected Protected Protectec IL 6 Protected Protected Protected Protected Protected Prote( c AL 239 Protected Protected Protected Protected Protected Protectec MC 107 Protected Protected Protected Protected Protected Protec c Source:NIC MAP Data Service l i 'roperty Advisor Report Date Printed:6/21/2018 4:13:29 PN D 2018 National Investment Center for Seniors Housing&Care, Inc.(NIC):All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP). Distribution of this report or any part of this report without prior written consent or license by*"- 4IC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. 300 buckland road, south winds Data Service Jnit Data Segment Inventory Unit Mix Occupancy Average Rent I Entrance Fee ndependent Living Studio 2 0.6% Protected Protected NIP r -pendent Living 1 Bedroom 3 0.9% Protected Protected N/P ndependent Living 2 Bedroom 1 0.3% Protected Protected NIP > sted Living Studio 138 39.2% Protected Protected N/P kssisted Living 1 Bedroom 81 23.0% Protected Protected N/P i a sted Living 2 Bedroom 20 5.7% Protected Protected NIP Aemory Care Studio 102 29.0% Protected Protected NIP v'i iory Care 1 Bedroom 1 0.3% Protected Protected NIP Aelnory Care 2 Bedroom 4 1.1 % Protected Protected N/P Source:NIC MAP Data Service. �rroperty Advisor Report Date Printed.6/21/2018 4:13:29 PN 018 National Investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future evrsion.This report is a part of the NIC MAP®Data Service(NIC MAP). Distribution of this report or any part of this report without prior written consent or license by 4IC is strictly prohibited.Subject to the NIC Terms of Use. For license information please contact NIC at 410-267-0504. 300 buckland road, south win.,; Data Service 3egment Occupancy Trends i t L Seniors Housing Occupancy Independent Living Occupancy Hartford, CT Hartford, CT '- 100 % 100 95 % 95 % 90 % 90 % 1 85 % 85 % 80 % W 80 % - �� , D ,pro No 00 (°b ,�O ,�'� Nl` ,�h 0 4 1O 'f ,P ,LO PO �O ,LO �O �O ,0O 4 �O '6 ,LO �O O 'f O f) �O Assisted Living Occupancy Memory Care Occupancy Hartford, CT Hartford, CT 100 % 100 95 % 95 % 90 90 85 % 85 80 80 % 75 % 70 % 75 % 65 % 70 % k 'roperty Advisor Report Date Printed:6/21/2018 4:13:29 PN 2018 National Investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by"" JIC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. t J C MAP 300 buckland road, south winds Data Service Segment Occupancy Trends Nursing Care Occupancy -- Hartford, CT 10 % 98 % )6 94 % )2 % —90 % 38 --96 d4 O<O Date Printed:6/21/2018 4:13:29 PN Uperty Advisor Report 018 National Investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by JIC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. Data Service 300 buckland road, south wir., Segment Average Rent Trends Seniors Housing Average Rent Independent Living Average Rent Hartford, CT -- Hartford, CT $6,000 $3,800 $5,500 $3,600 $5,000 $3,400 $4,500 $3,200 $3,000 $4,000 $2,800 $3,500 $2,600 �.. $3,000 $2,400 00% 000 ONO O�� O�`� ON"b ON' ON10 ONb ONA ONt OO`b 00°I ONO O�>\ O�ti O^ O�� ONb ONb ONA �N't Assisted Living Average Rent Memory Care Average Rent -- Hartford, CT --Hartford, CT -- $6,000 $9,000 $8,800 J $5,500 $8,600 $8,400 $5,000 $8,200 $8,000 $4,500 $7,800 $7,600 $4,000 $7,400 $7,200 $3,500 $7,000 _ NO '`� '``L N"O Nt ^h NO NA NO �� ,��, NO Nt. N1b "roperty Advisor Report INV Date Printed:6/21/2018 4:13:29 Ph/ 2018 National investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP"Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by 4IC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. �^ 300 buckland road,south winds . ICMATF IL Data Service Segment Relative Performance (RPI) Trends Seniors Housing Relative Performance Indicator(RPI) Independent Living Relative Performance Indicator(RPI) Hartford, CT -- Hartford, CT ,$4,800 $3,400 'e,600 $3,200 $4,400 4,200 $3,000 $4,000 $2,800 n,800 $2,600 - VVV.-Vz -�3,600 1400 $2,400 ,200 $2,200 ,�,000 2,800 $2,000 00 00 �O ^� �� ^O �� �� �O �,� �O 00 00 �O N �� �O N N �0 ,�,� �� �O 16, �O ,LO �O �O 1O r6l If, r6l 1O ,LO r Assisted Living Relative Performance Indicator(RPI) Memory Care Relative Performance Indicator(RPI) —Hartford, CT — Hartford, CT $5,500 $9,000 r 5,000 $8,500 "f,500 $8,000 $4,000 3,500 $7,500 ir,3,000 $7,000 $2,500 2,000 $6,500 O`b 00 NO �N ^� �O N� N� �O NA � �O 00 00 �O � ��, �O ��` �O ,�co NA ,�2 �O �O If, �O �O �O If, 1O r6l �O �O �O �O �O �O If, r6l If, I i_ Date Printed:6/21/2018 4:13:29 PN 3roperty Advisor Report -w018 National Investment Center for Seniors Housing&Care,Inc.(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future ev,sion.This report is a part of the NIC MAPS Data Service(NIC MAP). Distribution of this report or any part of this report without prior written consent or license by 41C is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. I 300 buckland road, south win -- Data Service �,,, �Windsor ticks 41 Tariffville Windsor Hill Ell New Hartford SisE`ury - I n Tolland Irngto �.- Vernon Ashford rndsor Mountain t ` Card-on Bloomfield South ndsor m Anon Storrs Blue Hilts ., ;. Mansfield Chain :on Burlington r.. Manchester h`- West Hartford e6ventry- ,.r.4 Farmi ngto n: y s Andover bing: �.:� Columbia actor ury. willimarigbigiWicse ft COTPOrclfion 9 2018.tl—E Bing Maps Terms:https://www.microsoft.com/en-us/mapsiproducUterms-april-: pomp Set Properties0. .- in Property Type Inventory Property Name Age Address 'Metro County Total Open •us .- •- Operator •. Construction 1824 IL Units:0 IL Units:0 Brookdale 17 Manchester Hartford,CT Hartford AL AL Units:0 AL Units:0 Brookdale Senio Buckingham — Rd MC Units:46 MC Units:0 Living NC Beds:0 NC Beds:0 IL Units:0 IL Units:0 Brookdale Mountain 16 1177 Hebron Hartford,CT Hartford AL AL Units:63 AL Units:0 Brookdale Senior— Laurel Hebron Ave MC Units: 18 MC Units:0 Living NC Beds:0 NC Beds:0 IL Units:0 IL Units:0 Brookdale South 1715 Ellington AL Units:70 AL Units:0 Brookdale Senior Windsor 20 Rd Hartford,CT Hartford AL MC Units: 11 MC Units:0 Living NC Beds:0 NC Beds:0 `— The Village IL Units:0 IL Units:0 I 432 Buckland AL Units:80 AL Units:0 Benchmark Senior Buckland Court rt 19 Rd Hartford,CT Hartford AL MC Units:20 MC Units:0 'Living NC Beds:0 NC Beds:0 The Residence at 400 Buckland IL Units:6 IL Units:0 i South Windsor 3 Hartford,CT Hartford AL AL Units:26 AL Units:0 Farms Rd MC Units: 12 MC Units:0 LCB Senior Livin NC Beds:0 NC Beds:0 IL Units:0 IL Units:0 i The Ivy at Ellington 0 123 West Hartford,CT Tolland AL AL Units:0 AL Units:56 The Arbors enti: Living Rnities tic Road MC Units:0 MC Units:23 NC Beds:0 NC Beds:0 Communities �-- Source:NIC MAP Data Servi t 'roperty Advisor Report Date Printed:6/21/2018 4:13:29 PN 2018 National Investment Center for Seniors Housing&Care,Inc.(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by""` JIC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504, 4 ' MAP 300 buckland road, south winds Data Service - Windsor Locks �-Winsted 3 TenffvilleCo st Windsor Hill EI 4° "New Hartford ~ Simsbury Toll andilliriton_ Ashford: Vernon •, .,: -'.• z ,,. lindsorp> 5orrett. Canton Bloomfield South Windsor Storrs Mountain Avon ,w a _�- Mansfield Cha hra ornn ton -, Blue Hills Manchester Covent Burlington � Harwmton gam► West Hartford -`' low Farmington'= " 6 s Andover :. Columbia lasto fiiury Willimantic,"'Windham "bing Newington 2t>ts hlicrosc�ft e'` 2t#ttt I�i3tE Bing Maps Terms:https.//www.microsoft.com/en-uslmapslproductlterms-apri/-201 ;onstruction Activity Scheduled .- AddressOperator Openi Property Name 1 D .- IL Units:0 i� Amara Community Living 6/1/2018 480 Alexander Road New Britain CT 06053 Amara Senior New AL Units:90 at New Britain Living Construction MC Units:30 NC Beds:6 IL Units:43 Amara Community Living 6/1/2019 751 Russell Rd Newington CT 06111 Amara Senior New AL Units: 134 at Newington Living Construction MC Units:30 NC Beds: 15 IL Units:65 3 Seabu 4/1/2018 200 Seabury Dr Bloomfield CT 06002 Church Home of Expansion AL Units:0 rY Hartford MC Units:0 NC Beds: 12 The Arbors IL Units:0 I. The Ivy at Ellington 7/1/2018 123 West Road Ellington CT 06029 Assisted Living New AL Units:56 Residential Construction MC Units:23 -•� Communities NC Beds:0 Source:NIC MAP Data Service. l 3r perty Advisor Report Date Printed:6/21/2018 4:13:29 PN 018 National Investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by QC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. IC MAP. 300 buckland road, south win,_: Data Service closed Transactions Property Type Property Name Address Price Per Year Buii, Metro Spaces • er Seller Close Renovates 'Type IL Units:0 Buyer:Pacifica Cos i/4/2018 Ellis Manor 210 GEORGE ST Hartford,CT Majority NC AL Units:0 Seller: Reliance Built: 1971 Freestanding MC Units:0 Health Care Ren.: NC Beds: 105 Associates LLC IL Units:0 Buyer:Sabra 3/17/2017 Parkway Pavilion 1157 Enfield St Hartford,CT Majority NC AL Units:0 Health Care REIT $5,112,599 $39,328 Built: 196£ Healthcare Freestanding MC Units:0 Seller:Care Ren.: NC Beds: 130 Capital Properties IL Units:0 Buyer:Summit 3/14/2017 Touchpoints At 171 Main St Hartford,CT Majority NC AL Units:0 Healthcare REIT $2000000 $33333 Built: 197( Chestnut Freestanding MC Units:0 Seller: (Care , , , Ren.: �— NC Beds:60 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Trinity Hill Care 151 Hillside Ave Hartford,CT Majority NC AL Units:0 Healthcare REIT Built: 197L Center Freestanding MC Units:0 Seller: (Care $15,200,000 $105,556 Ren.: NC Beds: 144 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Touchpoints At 333 Bidwell St Hartford,CT Majority NC AL Units:0 Healthcare REIT Built: 197X— Manchester Freestanding MC Units:0 Seller: (Care Ren.: NC Beds: 131 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Westside Care 349 Bidwell St Hartford,CT Majority NC AL Units:0 Healthcare REIT Built: 1981 Center Freestanding MC Units:0 Seller: (Care Ren.: NC Beds: 190 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Touchpoints At 20 Scott Swamp Hartford,CT Majority NC AL Units:0 Healthcare REIT Built: 1973 Farmington Rd Freestanding MC Units:0 Seller: (Care Ren.: NC Beds: 107 Health Centers, _ IL Units:0 Buyer:Summit 3/14/2017 Chelsea Place 25 Lorraine St Hartford,CT Majority NC AL Units:0 Healthcare REIT $11,500,000 $49,145 Built: 197E Care Center Freestanding MC Units:0 Seller: (Care Ren.: NC Beds:234 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Touchpoints At 140 Park Ave Hartford,CT Majority NC AL Units:0 Healthcare REIT $19,865,503 $132,437 Built: 197E Bloomfield Freestanding MC Units:0 Seller: (Care Ren.: 198s.. NC Beds: 150 Health Centers, IL Units:0 Buyer:Summit 3/14/2017 Fresh River Health 96 Prospect Hill Majority NC AL Units:0 Healthcare REIT Built: 197'. Care Rd Hartford,CT Freestanding MC Units:0 Seller: [Care $21,984,490 $132,437 Ren.: 1994 NC Beds: 166 Health Centers, Buyer: IL Units:0 MedEquities — 3/30/2017 Woodlake at 26 Shenipsit Hartford,CT Majority NC AL Units:0 (REIT) $10,000,000 $76,923 Built: 1976 Tolland Lake Rd Freestanding MC Units:0 Seller:Prospect Ren.: NC Beds: 130 Eldercare Services i 'roperty Advisor Report Date Printed:6/21/2018 4:13:29 PN 2018 National Investment Center for Seniors Housing&Care,Inc. (NIC).All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP'Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by'" 41C is strictly prohibited.Subject to the NIC Terms of Use. For license information please contact NIC at 410-267-0504. t ] CMAP 300 buckland road, south winds Data Service closed Transactions Property I Price Per Type Spaces Buyer Seller Close Price fale Date Property Name 'Address Metro Unit 'Renovated Campus .- IL Units:0 Buyer: Brookdale 1824 Manchester Majority AL AL Units:0 Blackstone $3,506,462 $76,227 Built:2001 i/ 9/2017 Hartford,CT Freestanding MC Units:46 Ren.: �.. Buckingham Rd g Seller:HCP Inc NC Beds:0 Source:NIC MAP Data Service and RCA. i ,f{ t L i Date Printed:6/21/2018 4:13:29 PN ;5operty Advisor Report 018 National Investment Center for Seniors Housing&Care, Inc.(NIC).All rights reserved. Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by JIC is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. Y 1 `-' A 300 buckfand road, south wiry,,, Data Service . Wind ocks Wooacic �. a b Srrrestiu t ` ,Maeur�in dsor Ve Amenii Union . t VA mdsos rxrington Storrs , rookfyn B ; Farmicx�t ;`; ; estnut Ridge; WC_ rngt lastonbury Dover Furna Willimantic ce BristolNernrF ritain 2N' Plainfreld nan Wf down i o bing W rb ry nd _, PrWit2018 Mimmuft C _ 20$8 HERE Bing Maps Terms:https.//www microsoft com/en-us/maps/product/terms-april -lospitals Hospital Name EmergE Hospital Type Ownership Type Address city State Zip Services I JOHN DEMPSEY HOSPITAL Acute Care Government-Local 263 FARMINGTON FARMINGTON CT 06032 Yes Hospitals AVE HARTFORD HOSPITAL Acute Care Voluntary non-profit- 80 SEYMOUR HARTFORD CT 06102 Yes Hospitals Private STREET 3 Childrens ry non-profit CONNECTICUT CHILDRENS Voluntary rofit- 282 WASHINGTON MEDICAL CENTER Private STREET HARTFORD CT 06106 Yes I ST FRANCIS HOSPITAL& Acute Care Voluntary non-profit- 114 WOODLAND MEDICAL CENTER Hospitals Church STREET HARTFORD CT 06105 Yes i MANCHESTER MEMORIAL Acute Care Voluntary non-profit- HOSPITAL Hospitals Private 71 HAYNES ST MANCHESTER CT 06040 Yes HOSPITAL OF CENTRAL Acute Care Voluntary non-profit- 100 GRAND CONNECTICUT,THE Hospitals Other STREET NEW BRITAIN CT 06050 Yes HEBREW HOME AND Acute Care Voluntary non-profit- 1 ABRAHMS HOSPITAL INC Hospitals Private BOULEVARD WEST HARTFORD CT 06117 No ROCKVILLE GENERAL Acute Care Voluntary non-profit- HOSPITAL Hospitals Other 31 UNION ST ROCKVILLE CT 06066 Yes 3 MIDDLESEX HOSPITAL Acute Care Voluntary non-profit- 28 CRESCENT ST MIDDLETOWN CT 06457 Yes Hospitals Private BRISTOL HOSPITAL Acute Care Voluntary non-profit- BREWSTER RD BRISTOL CT 06010 Yes Hospitals Private JOHNSON MEMORIAL Acute Care Voluntary non-profit- 201 CHESTNUT STAFFORD HOSPITAL Hospitals Private HILL ROAD SPRINGS CT 06076 Yes Source:Data.Medicare.g8'G w See www.nic.org/data-disclaimers/for disclaimers, restrictions and/or terms of use. t 'roperty Advisor Report 1WDate Printed: 6/21/2018 4:13:29 PN 2018 National Investment Center for Seniors Housing&Care,Inc.(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future evision.This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by 41C is strictly prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. r Addenda r .+a r ADDENDUM C -- NIC Metro Report t i NICIMAP Data Service 0 ..01 I •z. 2 TABLE OF • Market Overview 3 Inventory and Construction 4 Seniors Housing Property Analysis 5 Majority IL 6, Majority AL 7 Majority NC CCRCs 9 — Selected Submarkets 10 - Submarket Demographics 11 Glossary 12 0 2018 National investment Center for Seniors Housing&Care(NIC).All rights reserved.Data believed to be accurate but not guaranteed;subject to future revision. This report is a part of the NIC MAP®Data Service(NIC MAP).Distribution of this report or any part of this report without prior written consent or license by NIC is prohibited.Subject to the NIC Terms of Use.For license information please contact NIC at 410-267-0504. Co • Data Service Hartfo ort • MARKET OVERVIEW • nce o erN�vvt hicope Rand Weymouth Great Barrington ; , , j �• 5pnngfield Soufhg Fran in Brock on * � Westfield !t Pork # = a Woo 9 et +f Kingston utnam A etsi,* union • t4arbietawn 4a ,x •. Prtrvid Pawtucket 4, 'Hyde,-Park r— Poughkeepsie;' hrri Warwk. FaIEltiv, • ." e i anti ticello r ' r * M « .} evv Bedfort t� oetivieh° r Pbur' h Fs FN staewP �. •Midd etovw •; 2ri11 `7 , s t ♦ New London , oshe a Danbury • SO ew Ha fr fd £dgart qr f �rr oa Win t3rid e a •West iaaven 81 lj✓, slQAe� � �.,�` •Ptew City 4 9 • �, • ��� Saute,. q< •tihrvvaik Lan `Saqntl LOD White. ains• i Riyedi d r, Prsgn • Hunhrtg on 2 Cora P i Ott" . c7t8lAscrasoit Carpcs iarq W201S 4—R'E' KEY INFLUENCERS Proj.Annual Growth'(%) -1.40o -.5% 45-64 Age Households Percent of all Households 40.6% 37.7% Median Income $89,368 $67,837 Proj.Annual Growth'(%) 2.1% 3.1% 75+Age Households Percent of all Households 12.2% 10.6% Median Income $38,249 $32,931 Median Home Value* $254,935 $199,429 Annual Change In Individual Home Prices** .8% 6.3%(USA) *Source:ESRI2017 **Source:U.S.Federal Housing Finance Agency,4Q2017 KEY METRICS HousingSemors SecondarySecondar MetroMetro Marketsy arkets Stabilized Occupancy 85.8% 89.6% 90.9% 86.1% .� YoY Rent Growth .8% 1.9% .9% 2.2% Quarterly Absorption -52 512 -6 -74 Quarterly Inventory Growth -2 1,677 -203 -645 Construction Units/Beds 504 17,299 0 1,788 Construction vs.Inventory 8.6% 5.3% 0.0% .6% ,. Inventory 5,868 326,346 9,238 307,845 Penetration 9.9% 1 11.9% 1 15.6% 1 11.2% 1. Annual growth for the next 5 years. INVENTORYAND • • INVENTORY GROWTH -- Property �s IQ18 Metro Inventory Growth 40 54 22 -2 109 87 11 0 -216 -294 -362 203 %Growth 1.3% 1.8% .7% =.1% 4.5% 3.4% .4% .0% -2.2% -3.0% 3.8% Secondary Inventory Growth 3,595 4,132 5,029 556 6,925 6,975 6,491 1,121 -1,337 1,364 2,239 645 Markets %Growth 2.2% 2.5% 3.0% .3% 5.2% 5.0% 4.4% .7% -.4% -.4% -.7% -.2% PROPERTY INFORMATION MetroProperty Types Majority AL Majority NC Metro Secondary'R Sec*ndary- Markets Stabilized Occupancy 86.29% 91.3% 85.3% 87.6% 90.9% 86.1% Average Monthly/Daily Rent $3,526 $2,908 $5,661 $4,334 $448 $298 Median Age 29 22 20 19 44 37 �. Reporting Need to Upgrade(%) No Data 9.3% No Data 9.9% No Data 13.8% Median Units/Beds Per Property 165 167 80 68 128 118 For Profit(%) 58.8% 66.1% 85.3% 90.6% 83.3% 79.5% Property Count 17 788 34 2,027 72 2,478 Inventory 3,114 172,024 2,754 154,322 9,238 307,845 Independent Living Units 2,208 121,239 190 8,430 114 7,217 Assisted Living Units' 494 29,815 2,473 141,874 151 14,838 Nursing Care Beds 412 20,970 91 4,018 8,973 285,790 Penetration 5.3% 6.3% 4.7% 5.6% 15.6% 11.2% -� Construction Units/Beds 77 8,443 427 8,856 0 1,788 CONSTRUCTION VS. INVENTORY: 10 QUARTER HISTORY Majority IL Majority AL Majority NC 18.0% 15.0% 12.0% .. 9.0% 6.0% 3.0% 0.0% mm 4 Q2015 1 Q2016 2 Q2016 3 Q2016 4 Q2016 1 Q2017 2 Q2017 3 Q2017 4 Q2017 1 Q2018 1.Contains Memory Care units as well. SENIORS HOUSING PROPERTY ANALYSIS METRO TRENDS _ I III ntory w' Supply • • Demand Inventory J= 014m III S 1Q2018 51 5,868 85.1% 85.8% 52 2 4 504 8% 4Q2017 51 5,870 86.0% 86.6% -4 0 4 504 6% 3Q2017 51 5,870 86.1% 86.7% 86 19 4 492 -1.4% 2Q2017 51 5,851 84.9% 86.2% -21 16 4 433 -.5% 1Q2017 51 5,835 85.5% 86 9% -97 87 4 433 -.6% 2016 51 5,748 88.4% 89.0% 106 161 5 517 1.0% 2015 50 5,587 89.1% 90.3% 110 208 4 294 5.0% 2014 47 5,379 90.5% 92.5% -59 142 5 269 2.0% SUPPLY AND DEMAND ■Annual Abs arption ■ Annual Inventary Growth t7 Stabilized Occupanoi 250 91.0% 200 90.0% "' 150 89.0% M 100 88.0% 50 A 87.0% 0 $6.0% -50 85.0% 4Q2015 1Q2016 2Q2016 3Q2016 4Q2016 1Q2017 2Q2017 3Q2017 4Q2017 1Q2018 STABILIZED OCCUPANCY2 YoY RENT GROWTH1,2,3 14 e 11 12 7 t 6 3 ' 4 4 0-80% 85- 90% 95- 100% 0% 1%,3% 6%or Higher 80- 85% 90- 95% 0%1% 39( 6% 1. For properties with data four quarters previously. ,... 2. Includes all Seniors Housing Properties,IL and AL. 3. Growth distributions IL and AL properties in aggregate. A' A` • Report-1Q18 MAJORITY IL METRO TRENDS Quarterly Supply and Under Construction Existing Inventory Period Properties # Units/Beds All-S r# U 111 Growth IN Properties Stabilized Absorption . • • y Rent rGrowth 1Q2018 17 3,114 86.2% 86.2% -28 -2 1 77 -.7% 4Q2017 17 3,116 87.1% 87.1% 7 0 1 77 -3.2% 3Q2017 17 3,116 86.8% 86.8% 45 20 1 65 -4.0% 2Q2017 17 3,096 85.9% 85.9% 5 4 2 85 -3.1% 1Q2017 17 3,092 85.9% 85.9% -16 87 2 85 -2.3°% 2016 17 3,005 88.9% 88.9% -24 -3 3 169 .3% 2015 17 3,008 89.6% 89.6% -39 11 2; 149 8.7%_ -r 2014 17 2,997 91.2% 91.2% -34 9 1 12 1.5% STABILIZED OCCUPANCY SUPPLY AND DEMAND 88.0% r 4 100 87.5% a S 80 87.0% t j - 86.5% 60 1 86.0% 40 85.5% 20 0-80% 85-90% 95- 100% 85.0% 80- 85% 90- 95% 2Q2017 3Q2017 4Q2017 1Q2018 ■ AnnualAtmorptfan ■AnnuallnventoryGrowth - --5v6ileedOccu;:2ncy YoY RENT GROWTH 1 AVERAGE MONTHLY RENT 2 1,167 5 953 e a .. 0 2 IL 57 13 18 <0% 1%- 3% 6%or Higher $500-$2000 $3500-$5000 $6500+ 0%-1% 3%- 6% $2000-$3500 $5000-$6500 1. For properties with data four quarters previously. 2. Asking rents plus care services for IL service units only. CopyrightA• ord, CT NIC MAP�� MAJORITY 1 METRO TRENDS Existing Inventory UnderConstruction • Quarterly Inventory • 1Q2018 34 2,754 83.9% 85.3% -24 0 3 427 2.6% 4Q2017 34 2,754 84.8% 86.0% -15 0 3 427 2.4% 3Q2017 34` 2,754 85.3% 86.6% 40 -1 3 427 1.5% 2Q2017 34 2,755 83.8% 86.4% -23 12 2 348 2.3% 1Q2017 34 2,743 85.1% 87.9% -81 0 2 348 1.2% 2016 34 2,743 88.0% 89.1% 128 164 2 348 1.8% 2015 33 2,579 88.6% 91.0% 147 197 2 145 .5% 2014 30 2,382 89.8% 93.7% -3 133 4 257 2.7% STABILIZED OCCUPANCY SUPPLY AND DEMAND 10 150 87.5% 87.0% *0 100 �.• 6 6 to 86.5% t50 86.0% 0 85.5% 1 -50 85.0% 84.5% 0- 80% 85-90% 95- 100% -100 -willilloolliol 80- 85% 90-95% 2Q2017 3Q2017 4Q2017 1Q2018 ■AnnualAlaorption ■ Annual Inventory Growth -<>-StahileedOccuFmncy YoY RENT GROWTH 1 AVERAGE MONTHLY RENT 2 537 535 �. 7 365 5 192 3 CL 2 34 { 0% 1%- 3% 6%nor Higher $3000-S4400 $5800-S7200 $8600+ 0%1% 3%- 6% S440045800 $7200-$8600 1. For properties with data four quarters previously. 2. Asking rents plus care services for AL service units only. A• Hartford.CT N IC MAPf • Report MAJORITY NC METRO TRENDS I�Existing Imentory Occupancy Quarterlym7i�nder C#nstruction Demand Invinto .. • . F - GrowthP S I "y All Properties Stabilized Absorption • _ oY Rent L 74�Q2017 18 72 9,238 90.9�a' 90.9% 6 -203 d Growth! 74 9,441 89.0% 89.0% 0 .9% 15 -115 0 0 1.3% 3Q2017 1 75 9,556 88.0% 88.0% -96 0 0 0 1.1% 2Q2017 75 9,556 89.1% 89.1% -80 -44 0 0 1.4% 1Q2017 75 9,600 89.5% 89.5% 91 -7 0 0 1.5% 2016 75 9,607 88.5% 88.5% -246 260 0 0 1.3% 2015 77 9,867 88.6% 88.6% -154 -68 0 0 3.4% -� 2014 77 9,935 89.6% 89.6% 266 70 0 0 2.1% ------------------- STABILIZED OCCUPANCY SUPPLY AND DEMAND -100 � 17 -150 91.0% 13 Cal -200 90.0% 10 u _. -250 5 A 89.0% -300 - -350 88.0% 0- 80% 85-90% 95- 100% 80- 85% 90-95% 2Q2017 3Q2017 4Q,2017 1Q2018 ■AnnualAlcorption ■Annu2llnventory6rowth -.(}_5tihi1aed4ccuj=ncy YoY RENT GROWTH 1 AVERAGE DAILY RENT 2 50 1, 5,008 a a t 963 3 5 7 5 0% 188 1,545 125 1%- 3% 6%or Higher 0%1% 3 -6% $250-$330 $330-$410 $410-$490 $490-$570 $570+ 1. For properties with data four quarters previously. 2. Asking rents plus care services for private pay NC service beds only. A• Data Service Hartford. CT NIC MAP' Metro Report-1Q18 • • KEY METRICS Entrance Fe L� Stabilized Occupancy 94.2% 89.0% All Properties Occupancy 94.2% 89,00% YoY Rent Growth' 2.7% Protected Quarterly Absorption -26 -10 Quarterly Inventory Growth -2 0 Construction vs. Inventory 6.2% 22.8% Inventory 1,244 974 Penetration 2.1% 1.6% STABILIZED OCCUPANCY AVERAGE ENTRANCE FEE '- $363,233 '• 2 $246,684 8 A s t $155,515 $114,887 0- 80% 85- 90% 95- 10096 80- 85% 90-95% Studio 1 Bedroom 2 Bedroom 3+Bedrooms YoY RENT GROWTH 1 IL AVERAGE MONTHLY RENT IN CCRCS 304245 r 235 rr 6 � k ti{ + 1. si 13 is 096 1%- 3% 6%or Higher $1500-$2800 $4100-$5400 $6700+ ^ 09t 196 3%- 6% $2800-$4100 $5400-$6700 ■ Entrance Fee ■ Rental 1. For properties with data four quarters previously. 0 • SELECTED SUB MARKETS SENIORS HOUSING • •Submarket Inventory Hartford 85.4% -63 .7% 4,658 Middlesex 87.4% -230 .9% 1,210 Tolland No Data No Data No Data 0 MAJORITY IL • I Yearly - OCCUpancy Growth vs. • Inventory ' •I Construction - I Growth Hartford 85.3% -1.6% $3,632 3.3% 2,343 5.3% 51 22 Middlesex 89.0% 1.1% $3,244 0.0% 771 9.0% 12 0 Tolland No Data No Data No Data 0.0% 0 0.0% No Data No Data MAJORITY AL Submarket • - • ._ Yearly • •- Inventory Growth ... Hartford 85.5% 3.1% $5,948 $9,423 15.0% 2,315 5.2% -16 0 Middlesex 84.5% r.6% $4,452 Protected 0.0% 439 5.1% -6 11 Tolland No Data No Data 1 No Data No Data 0.0% 0 0.0% No Data No Data MAJORITY NC Stabilized YoY Rent Yearly Submarketccupanc� GrowthInventory Hartford Absorption 91.5% 1.1% $453 0.0°� 7,253 16.3% P22 -392Middlesex87.2% -.1% $436 0.0% 1,329 15.6% 170 Totland 91.2% .0% $418 0.0% 656 10.7% 1 30 SUBMARKET DEMOGRAPHICSNumber of -- 75+ Households • Households • . Percentrojected Annual, . • • . . Percent Households • r. Hartford 44,014 1.8%0 12.4% $37,897 140,959 -1.3% 39.9% $85,263 Middlesex 8,256 2.6% 12.3% $39,258 28,697 -1.7% 42.9% $98,818 Tolland 5,762 3.6%' _10.4% $39,185 23,724 -1.6% 42.8% $99,738 Source:ESR12017 GLOSSARYPROPERTY DEFINITI • CAMPUS TYPE The arrangement of the units and/or buildings of the property. CommContinuing Care Retirement Properties that offer at least independent living and nursing care services. Cr•k .- CombinedProperties offering at least two types of service,except where independent living and nursing care are jointly offered. FreestandingA property offering only a single care segment. Care SegmentLevels of care and services provided by the property.This can also be referred to as care segment.One unit of independent living,assisted living or memory care is equivalent to one nursing care bed. ' The combination of independent living,assisted living,and memory care units. • '' J[1!2Jft77J1J1T1 The part or section of the property that provides independent living services. ' The part or section of the property that provides assisted living services, not including memory care services. Memory Care Units The part or section of the property that provides services to persons with Alzheimer's disease or other form of dementia.These are generally separate or secured areas,with specific programming for persons with memory impairment in addition to services provided for persons in assisted living. Nursing Care Beds The part or section of a property that only provides nursing care services. Metro Market The U.S.Office of Management and Budget(OMB)defines a set of core-based statistical areas (CBSAs)throughout the country.CBSAs are delineated on the basis of a central urban area or urban cluster—a contiguous area of relatively high population density.CBSAs are composed of counties and county-equivalents. PAYMENTTYPE The payment plan by which residence and services are paid for. A property that charges a lump sum amount of money paid by a resident at the beginning of their stay that provides the right to occupy the residence. Properties generally charge at least $20,000 for this lump sum payment.This type of property generally charges a monthly fee in addition. A property that charges the residents for their residence and services primarily on a lease basis. The aggregate of data collected from 31 of the largest core-based statistical areas(CBSAs)in the continental United States.Data is available in these markets beginning in the fourth quarter of 2005. ®� The building or buildings and grounds that house the residents,and common areas shared by the residents.Properties included in NIC MAP generally include at least 25 units/beds and are market-rate properties. Properties are listed as majority independent living,majority assisted living,or majority nursing care. The aggregate of majority independent living and majority assisted living properties. Properties where independent living units comprise the largest share of inventory.Majority independent living properties typically include services such as communal dining, housekeeping,transportation,emergency call,and social programming services in the monthly fee. Properties where assisted living units and/or memory care units comprise the largest share of inventory. Residents receive personal care services such as assistance with bathing,dressing, eating,walking and toileting.Twenty-four hour protective oversight is provided,but twenty-four hour medical care is not.The majority assisted living properties included in NIC MAP are only market-rate properties where 80 percent or more of the residents are 55 years or older. Properties where nursing care beds comprise the largest share of inventory.A majority nursing care property is generally a licensed long-term health care and residential property that serves persons who require constant medical supervision and/or who require significant physical assistance in transferring,management of continence and use of medical devices.The NIC MAP database does not include properties that are limited to sub acute,properties limited to inpatient based,properties that are hospital based,or properties predominantly rehabilitation facilities where people come for short-term stays for nursing care. The aggregate of data collected from 68 large core-based statistical areas(CBSAs)in the continental United States. Data is available in these markets beginning in the first quarter of 2008. • a V All 21 OkiHORN • • • • The change in the occupied units from the previous quarter. • The annual growth rate of"Average Rent"for properties reporting rent data in both the current quarter and the same quarter a year ago. Asking private-room rental rate plus the average fee for care services.For nursing care,this represents the average per diem private-pay rate for private rooms.Average rent may also be referred to as AMR for independent living,assisted living,and memory care and ADR for nursing ca re. • • • The number of units under construction divided by the inventory currently in the market. • The number of independent living units,assisted living units,memory care units,and nursing .. care beds that are operational and available for residence.One unit of independent living, assisted living,or memory care is equivalent to one nursing bed. • • The amount of new inventory added within a quarter minus any deletions that occur. .,. • •• The average unit occupancy of reporting properties. + Inventory divided by the number of households,generally the number of age 75+households, unless otherwise noted. �. ' • - -• Data are marked as"Protected"if there are an insufficient number of properties and/or unique stakeholders reporting data. .• -• --• • •• -•- The percent of properties that have self-reported a need to upgrade.The rating scale used: needs no upgrade,needs some upgrades or needs some extensive upgrades.A property is considered in need of upgrade if the response is either"needs some upgrades"or"needs extensive upgrades." • -• • •• Occupancy of properties that are(a)at least two years old,or(b)if less than two years old, properties that have achieved occupancy of at least 95.0%since their opening. Addenda ADDENDUM D Senior Life Report i CBRE "" I ,, CS, 300 BUCKLAND RD 3 RLES 5 W1,L E S 7 PVIjLE,S 2017 Population 47,220 126,070 220,753 Age 45-49 3,030 6.4% 8,126 6.5% 14,168 6.4... Age 50-54 3,316 7.0% 8,973 7.1% 15,912 7.2% Age 55-59 3,449 7.3% 9,337 7.4% 16,345 7.4 Age 60-64 3,037 6.4% 8,132 6.5% 14,372 6.Ir... Age 65-69 2,535 5.4% 6,810 5.4% 12,088 5.5% Age 70-74 1,853 3.9% 5,020 4.0% 8,915 4.0 Age 75-79 1,267 2.7% 3,468 2.8% 6,121 2.&Pw Age 80-84 935 2.0% 2,518 2.0% 4,384 2.0% Age 85 and Older 1,174 2.5% 3,185 2.5% 5,518 2.5 2017 Median Age 40.0 40.3 40.3 2017 Females 24,421 65,131 114,344 - Females Age 45-49 1,551 6.4% 4,176 6.4% 7,311 6.4% Females Age 50-54 1,719 7.0% 4,659 7.2% 8,324 7.3 Females Age 55-59 1,849 7.6% 4,887 7.5% 8,610 7.5"T' Females Age 60-64 1,650 6.8% 4,340 6.7% 7,665 6.7% Females Age 65-69 1,403 5.8% 3,724 5.7% 6,604 5,E Females Age 70-74 1,042 4.3% 2,780 4.3% 4,933 4.3T.' Females Age 75-79 736 3.0% 1,989 3.1% 3,503 3.10/- Females Age 80-84 562 2.3% 1,502 2.3% 2,632 2.3- Females Age 85+ 773 3.2% 2,083 3.2% 3,626 3.2% 2017 Median Female Age 42.0 42.0 42.1 2017 Males 22,799 60,939 106,410 Males Age 45-49 1,478 6.5% 3,950 6.5% 6,857 6.4_ Males Age 50-54 1,598 7.0% 4,314 7.1% 7,588 7.1% Males Age 55-59 1,600 7.0% 4,450 7.3% 7,735 7.3- Males Age 60-64 1,387 6.1% 3,792 6.2% 6,707 6.3_ Males Age 65-69 1,132 5.0% 3,086 5.1% 5,484 5.2% Males Age 70-74 812 3.6% 2,240 3.7% 3,982 3.7 Males Age 75-79 531 2.3% 1,479 2.4% 2,618 2.5_ Males Age 80-84 373 1.6% 1,016 1.7% 1,752 1.7% Males Age 85+ 401 1.8% 1,102 1.8% 1,892 1.8 2017 Median Male Age 38.2 38.6 38.6 eE- f-Drr 5Oj,-,es be ed re able Ae na,e MaK 'T ot ve,ifie�it and e , aM`teE or-eorese at;o, ri -,-,olueMons NIA -ass i JIs stn enais jsec I a e fo rxam�),t, ,,vy a,c j-no' eveseit tne arrei o f,,Tjre pe O,-O Ce Of tI)e property viLi a,5 voul advisors shouc calef-, nden-e!'Jent'-veSt ajje, pete,m,!- sa,s a.,o-ti-iE7 s,ta „-oerty lo;vour,eeds � ,xcc ns-gage P-ojectl--34117-,,' ,ZBRE 300 BUCKLAND RD rtt 5 Ali-_S t lUi 2,,Q22 Population 47,852 127,373 222,994 e 45-49 2,852 6.0% 7,713 6.1% 13,151 5.9% Age 50-54 2,992 6.3% 8,104 6.4% 14,247 6.4% AlcLe 55-59 3,186 6.7% 8,641 6.8% 15,175 6.8% � e 60-64 3,230 6.8% 8,702 6.8% 15,366 6.9% Age 65-69 2,821 5.9% 7,536 5.9% 13,277 6.0% A.ce 70-74 2,294 4.8% 6,051 4.8% 10,706 4.8% ! e 75-79 1,631 3.4% 4,433 3.5% 7,793 3.5% Age 80-84 1,027 2.2% 2,801 2.2% 4,888 2.2% P-and Older 1,184 2.5% 3,178 2.5% 5,464 2.5% < 22 Median Age 40.9 41.2 41.1 22 Females 24,630 65,605 115,112 Females Age 45-49 1,495 6.1% 4,002 6.1% 6,816 5.9% r nales Age 50-54 1,551 6.3% 4,187 6.4% 7,384 6.4% f Males Age 55-59 1,663 6.8% 4,503 6.9% 8,001 7.0% Females Age 60-64 1,735 7.0% 4,585 7.0% 8,149 7.1% f males Age 65-69 1,544 6.3% 4,070 6.2% 7,164 6.2% 1 males Age 70-74 1,292 5.3% 3,379 5.2% 5,963 5.2% Females Age 75-79 936 3.8% 2,532 3.9% 4,438 3.9% I males Age 80-84 614 2.5% 1,649 2.5% 2,893 2.5% 1 -males Age 85+ 770 3.1% 2,061 3.1% 3,552 3.1% ZQ22 Median Female Age 42.9 42.9 42.8 2022 Males 23,222 48.5% 61 ,768 48.5% 107,882 48.4% fles Age 45-49 1,357 5.8% 3,711 6.0% 6,335 5.9% -ales Age 50-54 1,441 6.2% 3,917 6.3% 6,863 6.4% Males Age 55-59 1,523 6.6% 4,138 6.7% 7,174 6.7% Iles Age 60-64 1,495 6.4% 4,118 6.7% 7,217 6.7% iviales Age 65-69 1,277 5.5% 3,466 5.6% 6,113 5.7% Ldples Age 70-74 1,002 4.3% 2,672 4.3% 4,743 4.4% ales Age 75-79 695 3.0% 1,901 3.1% 3,356 3.1% Males Age 80-84 413 1.8% 1,152 1.9% 1,995 1.9% Ldoles Age 85+ ° 414 1.8/0 1,117 1.8% 1,913 1.8% 22 Median Male Age 39.0 39.5 39.3 s t CBS I .o a ee to;IS-, r aL r a e :ven a F sae e ai re��ese jai cou .e co,is, ons .te s a t ex mple z� an n a.fie e u F �o a of th 7 �ti Y - c.-ur iSo-sho,a n aaut �a-c`u Eder, ae r �e t?a,v- a �.-_ay tc e"Ine,_VO SetSa,[71 m(-SU a.,l,,,.,,l.i r _ v.0 __..S S x tsl r- =RJIP„ti.f JG1-z, CBRE R H 0 US, N a 300 BUCKLAND RD 3 MILES 5 M cs 7 MICE . 2010 Population 46,252 124,676 218,204 Age 45-49 3,530 7.6% 9,743 7.8% 17,154 7.S Age 50-54 3,566 7.7% 9,675 7_8% 17,155 7.911 Age 55-59 3,059 6.6% 8,323 6.7% 14,605 6.70/ Age 60-64 2,532 5.5% 6,873 5.5% 12,315 5.E Age 65-69 1,796 3.9% 5,087 4.1% 9,012 4.1 o Age 70-74 1,314 2.8% 3,588 2.9% 6,427 3.C`0' Age75-79 1,161 2.5% 3,102 2.5% 5,322 2.z Age 80-84 954 2.1% 2,588 2.1% 4,529 2.1% 85 and Older 1,040 2.3% 2,825 2.3% 4,960 2.:"' 2010 Median Age 38.3 38.8 39.1 2010 Females 24,052 64,632 113,313 Females Age 45-49 1,845 7.7% 5,087 7.9% 9,010 8.0% Females Age 50-54 1,922 8.0% 5,033 7.8% 8,886 7.f Females Age 55-59 1,629 6.8% 4,367 6.8% 7,653 6.E_ Females Age 60-64 1,382 5.8% 3,709 5.7% 6,631 5.9% Females Age 65-69 988 4.1% 2,740 4.2% 4,885 4." Females Age 70-74 760 3.2% 2,016 3.1% 3,573 3.�- Females Age 75-79 691 2.9% 1,837 2.8% 3,149 2.8% Females Age 80-84 609 2.5% 1,595 2.5% 2,773 2.E Females Age 85+ 688 2.9% 1,876 2.9% 3,361 3.G,. 2010 Median Female Age 40.3 40.4 40.7 2010 Males 22,200 60,044 104,891 Males Age 45-49 1,685 7.6% 4,655 7.8% 8,143 7.E Males Age 50-54 1,644 7.4% 4,641 7.7% 8,270 7.91T Males Age 55-59 1,430 6.4% 3,956 6.6% 6,952 6.6% Males Age 60-64 1,150 5.2% 3,164 5.3% 5,685 5.4 Males Age 65-69 808 3.6% 2,347 3.9% 4,127 3.9' ro Males Age 70-74 554 2.5% 1,572 2.6% 2,855 2.7°i Males Age 75-79 470 2.1% 1,266 2.1% 2,173 2.1 Males Age 80-84 345 1.6% 993 1.7% 1,756 1.7% Males Age 85+ 352 1.6% 948 1.6% 1,599 1.50' 2010 Median Male Age 36.3 37.1 37.3 _ h i a icr na be-a o rain d t..,m i c b 1� e ab"e E a.e�o e fea and ax:xi o an e wa a ew e[ai oi?a .a -n}a iec s . es as.isec a- ,e*ar. e o �ana,,-no epresen,the,ere _ ,,.use e an.z the u. F fl end y�� ads aor.. o.a e x��d._a a efu �depe'de 1 ast��H., the o.e- ae°e- :yo.n_at tl ,d.,sty '.ne rroget, o l_BRE 300 BUCKLAND RD 3 Miles 5 Miles 7 Miles 2017 Average Household Income $95,1 13 $88,756 $86,31 1 '722 Average Household Income $108,264 $100,934 $97,806 �-v17 Median Household Income $75,593 $67,882 $65,121 2022 Median Household Income $82,035 $76,218 $72,851 17 Per Capita Income $39,621 $36,471 $34,955 2022 Per Capita Income $44,946 $41,306 $39,434 717-2022 Annual Median Household Income Growth Rate 1.65% 2.34% 2.27% 17-2022 Annual Per Capita Income Growth Rate 2.55% 2.52% 2.44% -17 Households 19,747 51 ,330 88,424 Under$15,000 1,309 6.6% 4,303 8.4% 8,634 9.8% 5,000-$24,999 1,222 6.2% 3,851 7.5% 6,993 7.9% �,5,000-$34,999 1,290 6.5% 4,032 7.9% 6,901 7.8% $35,000-$49,999 2,295 11.6% 6,604 12.9% 11,494 13.0% 0,000-$74,999 3,652 18.5% 8,786 17.1% 14,831 16.8% r 5,000-$99,999 3,185 16.1% 7,637 14.9% 12,694 14.4% L00,000-$149,999 3,814 19.3% 9,286 18.1% 15,648 17.7% 50,000-$199,999 1,622 8.2% 3,620 7.1% 5,992 6.8% �;200,000 and Over 1,356 6.9% 3,210 6.3% 5,239 5.9% 2022 Households 19,951 51 ,693 89,042 Ll.wder$15,000 1,306 6.6% 4,344 8.4% 8,804 9.9% 5,000-$24,999 1,153 5.8% 3,661 7.1% 6,700 7.5% $25,000-$34,999 1,151 5.8% 3,647 7.1% 6,314 7.1% "5,000-$49,999 2,093 10.5% 6,002 11.6% 10,524 11.8% 0,000-$74,999 3,206 16.1% 7,711 14.9% 13,003 14.6% $75,000-$99,999 3,071 15.4% 7,394 14.3% 12,225 13.7% `"00,000-$149,999 4,306 21.6% 10,535 20.4% 17,679 19.9% 50,000-$199,999 1,964 9.8% 4,381 8.5% 7,271 8.2% $200,000 and Over 1,701 8.5% 4,018 7.8% 6,522 7.3% %�CBRG tis tnfo"at on ha5..e..,obtarne�t., -�orc b_!-eo re aY '.,e na'E; ....,e1fieo i,and:-'ake❑.,gcara ,ee rva^ar z,*revere a,Dr a,*x pro)ec. ^.o s , .,,.,; '- ..gate used are f„ example or,,'a o do-tot r,-._seat fne current or u.0�-perforr a,tce of Ube prcoef?v '*o a no..ar ads.iso_sbc,c o-'-a a c... ,:rd=tee ..eat invrs,oat,ort of inc .,;mine ;,ur sstisfacti...tie su tae o' so.frce.Es,,Page 4 D,aecioj 34323 CBRE 300 BUCKLAND RD 3 MILES 5 MILES 7 MILES 2017 Householder Age 45-54 3,598 9,516 16,680 Age 45-54 Under$15,000 157 4.4% 593 6.2% 1,225 7.3 Age 45-54 $15,000-$24,999 127 3.5% 428 4.5% 792 4.87. Age 45-54$25,000-$34,999 145 4.0% 519 5.5% 915 5.Eo/ Age 45-54$35,000-$49,999 311 8.6% 976 10.3% 1,744 10.5 Age 45-54$50,000-$74,999 594 16.5% 1,547 16.3% 2,695 16.2% Age 45-54$75,000-$99,999 578 16.1% 1,458 15.3% 2,497 15.C" Age 45-54$100,000-$149,999 847 23.5% 2,061 21.7% 3,539 21.e` Age 45-54 $150,000-$199,999 452 12.6% 1,032 10.8% 1,766 10.6% Age 45-54$200,000 and Over 386 10.7% 901 9.5% 1,508 9.0 2017 Median Household Income: HHr 45-54 $93,839 $85,068 $82,997 - 2017 Average Household Income: HHr 45-54 $1 16,423 $107,281 $104,788 2017 Householder Age 55-64 3,843 10,054 17,760 Age 55-64 Under$15,000 249 6.5% 827 8.2% 1,736 9.E Age 55-64 $15,000-$24,999 188 4.9% 590 5.9% 1,085 6.1-T Age 55-64$25,000-$34,999 199 5.2% 642 6.4% 1,130 6.4% Age 55-64 $35,000-$49,999 350 9.1% 1,041 10.4% 1,864 10.E Age 55-64 $50,000-$74,999 634 16.5% 1,541 15.3% 2,722 15.I Age 55-64$75,000-$99,999 603 15.7% 1,489 14.8% 2,559 14.40/- Age 55-64$100,000-$149,999 885 23.0% 2,203 21.9% 3,755 21.1 Age 55-64 $150,000-$199,999 405 10.5% 923 9.2% 1,547 8.7% Age 55-64$200,000 and Over 331 8.6% 799 8.0% 1,361 7.7" 2017 Median Household Income: HHr 55-64 $85,647 $80,137 $77,555 _ 2017 Average Household Income: HHr 55-64 $105,884 $99,644 $96,888 2017 Householder Age 65-74 2,686 7,061 12,613 Age 65-74 Under$15,000 174 6.5% 552 7.8% 1,189 9.4 Age 65-74 $15,000-$24,999 203 7.6% 619 8.8% 1,164 9.2ww Age 65-74$25,000-$34,999 199 7.4% 581 8.2% 1,078 8.6% Age 65-74$35,000-$49,999 380 14.2% 1,053 14.9% 1,854 14.7 Age 65-74$50,000-$74,999 573 21.3% 1,316 1 8.6% 2,247 17.81m Age 65-74 $75,000-$99,999 431 16.1% 1,086 15A% 1,828 14.5% Age 65-74$100,000-$149,999 383 14.3% 1,040 14.7% 1,888 15.0 Age 65-74 $150,000-$199,999 193 7.2% 437 6.2% 729 5.890 Age 65-74$200,000 and Over 150 5.6% 378 5.4% 636 5.0% 2017 Median Household Income: HHr 65-74 $64,537 $61,377 $59,042 - 2017 Average Household Income: HHr 65-74 $86,544 $83,198 $80,712 T!,i., f_ �at,or.ias been eb,a,ec,rco- E?,arle .Ae have no.ve,f ec,.ii and `.ake no gu a,amae.,a ra.i%o,rerresentator about t%;n}prcja ;O.._ assumption' -�._ � exam.ie.,n!y a.;c.,� ... P"esen,t_rzirre, fr,ure,,er`oTnance n°the propert, az ano, ., advisors.,rai c condo...a ar2fu i-denende, i.__i.�..ao^a"he praPe2}t^ Bete 'c you _a_.aaipr.t,. tabi-ril ,try„,.cper.,r� oar r e9 -oorc s.:---age �:BRE �F -A - 300 BUCKLAND RD 2Q17 Householder Age 75+ 2,337 5,866 9,964 E e 75+ Under$15,000 268 1 1.5% 779 13.3% 1,496 15.0% Age 75+ $15,000-$24,999 379 16.2% 1,065 18.2% 1,863 18.7% Ante 75+ $25,000-$34,999 281 12.0% 770 13.1% 1,256 12.6% � e 75+ $35,000-$49,999 448 19.2% 1,095 18.7% 1,834 18.4% Age 75+ $50,000-$74,999 385 16.5% 876 14.9% 1,466 14.7% �e 75+ $75,000-$99,999 280 12.0% 576 9.8% 913 9.2% e 75+ $100,000-$149,999 194 8.3% 495 8.4% 811 8.1% Age 75+ $150,000-$199,999 52 2.2% 107 1.8% 163 1.6% 1-e 75+ $200,000 and Over 50 2.1% 103 1.8% 161 1.6% L 17 Median Household Income: HHr 75+ $41,671 $38,284 $37,175 2017 Average Household Income: HHr 75+ $58,709 $54,526 $52,612 2022 Householder Age 45-54 3,244 8,635 14,889 i^e 45-54 Under$15,000 140 4.3% 530 6.1% 1,084 7.3% Aye 45-54$15,000-$24,999 96 3.0% 335 3.9% 612 4.1% Awe 45-54$25,000-$34,999 108 3.3% 384 4.5% 679 4.6% i e 45-54 $35,000-$49,999 245 7.6% 778 9.0% 1,379 9.3% Age 45-54$50,000-$74,999 452 13.9% 1,181 13.7% 2,023 13.6% A-ae 45-54 $75,000-$99,999 489 15.1% 1,257 14.6% 2,109 14.2% i e 45-54 $100,000-$149,999 835 25.7% 2,086 24.2% 3,517 23.6% Age 45-54$150,000-$199,999 469 14.5% 1,097 12.7% 1,865 12.5% P-e 45-54$200,000 and Over 411 12.7% 987 1 1.4% 1,621 10.9% : 22 Median Household Income: HHr 45-54 $103,427 $96,276 $93,537 2022 Average Household Income: HHr45-54 $131,497 $122,284 $119,393 2022 Householder Age 55-64 3,686 9,737 17,245 �e 55-64 Under$15,000 223 6.1% 776 8.0% 1,675 9.7% je 55-64$15,000-$24,999 159 4.3% 514 5.3% 965 5.6% Age 55-64 $25,000-$34,999 162 4.4% 543 5.6% 962 5.6% je 55-64 $35,000-$49,999 288 7.8% 874 9.0% 1,588 9.2% "ge 55-64 $50,000-$74,999 520 14.1% 1,294 13.3% 2,275 13.2% Aqe 55-64$75,000-$99,999 544 14.8% 1,367 14.0% 2,335 13.5% le 55-64$100,000-$149,999 926 25.1% 2,345 24.1% 4,007 23.2% .,Age 55-64 $150,000-$199,999 463 12.6% 1,076 1 1.1% 1,818 10.5% jge 55-64$200,000 and Over 401 10.9% 948 9.7% 1,620 9.4% 22 Median Household Income: HHr55-64 $96,886 $89,190 $85,655 2022 Average Household Income: HHr 55-64 $121,984 $1 13,756 $1 10,460 S 0BP .hi.a at .as Dan .a i r s be.eve a C16 e na ve gem e and ma, noqua a ee ;ra y pre roe io r 3p ln,or s a S m pt tone mate ed a-c fn exariclEr wn e c en ir.ent e per mean e t ne pr pei, o a d y;; .so sFo.j u rd�c.2:a efj: it oe e -eh st cl of h 3pedt c sire- ,;*satsa_or me .,,aaiq- „opera- u..ee.js S.,u;.,e St Paa BP.,�evt_.347323 CBRE tam _ . F o �0, 5 *N 300 BUCKLAND RD 3 M LEs 5 MLFs 7 MIL-s 2022 Householder Age 65-74 3,022 7,885 14,008 Age 65-74 Under$15,000 191 6.3% 618 7.8% 1,328 9.5 Age 65-74$15,000-$24,999 209 6.9% 635 8.1% 1,195 8.5% Age 65-74$25,000-$34,999 192 6.4% 587 7.4% 1,105 7,20i Age 65-74 $35,000-$49,999 383 12.7% 1,061 13.5% 1,877 13.z Age 65-74 $50,000-$74,999 569 18.8% 1,294 16.4% 2,207 15.8% Age 65-74 $75,000-$99,999 476 15.8% 1,186 15.0% 1,970 14.1- Age 65-74 $100,000-$149,999 492 16.3% 1,317 16.7% 2,361 16. Age 65-74 $150,000-$199,999 279 9.2% 618 7.8% 1,019 7.3% Age 65-74$200,000 and Over 231 7.6% 569 7.2% 947 6.E 2022 Median Household Income: HHr 65-74 $72,966 $68,594 $64,962 2022 Average Household Income: HHr 65-74 $101,308 $96,524 $93,152 2022 Householder Age 75+ 2,571 6,513 11 ,025 Age 75+ Under$15,000 299 1 1.6% 870 13.4% 1,658 15.0 Age 75+ $15,000-$24,999 407 15.8% 1,152 17.7% 2,020 18AT Age 75+ $25,000-$34,999 291 1 1.3% 809 12.4% 1,310 1 1.9% Age 75+ $35,000-$49,999 461 17.9% 1,137 17.5% 1,905 17.2 Age 75+ $50,000-$74,999 380 14.8% 877 13.5% 1,465 13.3 ro Age 75+ $75,000-$99,999 316 12.3% 653 10.0% 1,024 9.30/- Age 75+ $100,000-$149,999 267 10.4% 688 10.6% 1,132 10.E Age 75+ $150,000-$199,999 76 3.0% 162 2.5% 254 2.3% Age 75+ $200,000 and Over 73 2.8% 163 2.5% 259 2.4 2022 Median Household Income: HHr 75+ $43,091 $39,395 $38,131 .. 2022 Average Household Income: HHr 75+ $66,418 $62,164 $60,082 -2Gf c.,Pp_ -.,s i 7f-matien nds bee,,obt"ie_a Troia s_a.,es believed reliable'Ae'rave not velf ec d aia"lake no gr ara,tee .,a rante or tep esentat--anc Any;, e t s,o iio r.a su^rphcns er est: ates used a e f.,-exam-,,it o nir ana ac na moles.,.'fre aArren,or f.Gute De r"ance o'the property oL anc.o.a ai :scrs sh.,i b condu_.a va,efui iide,enoer,l of[he trope`ty tc �efem` y„ur satsfa iio-theme,�upefh y.,unee.i ✓,:rr_E. age 7 Poi.. -2� ZBRE 300 BUCKLAND RD 3 IV L_- Fs IVI Lc ■ 2Q17 Owner Occupied Housing Units 12,310 31 ,541 53,707 l .der$50,000 190 1.5% 726 2.3% 1,243 2.3% $50,000-$99,999 256 2.1% 977 3.1% 1,737 3.2% 51,00,000-$149,999 1,330 10.8% 3,320 10.5% 5,904 11.0% 50,000-$199,999 2,881, 23.4% 7,956 25.2% 13,434 25.0% $200,000-$249,999 2,686 21.8% 7,099 22.5% 1 1,71 1 21.8% 4-60,000-$299,999 1,927 15.7% 4,954 15.7% 8,198 15.3% 00,000-$399,999 1,822 14.8% 4,055 12.9% 7,098 13.2% $400,000-$499,999 673 5.5% 1,404 4.5% 2,441 4.5% 'J0,000-$749,999 373 3.0% 749 2.4% 1,464 2.7% 50,000-$999,999 72 0.6% 160 0.5% 291 0.5% $1,000,000 and Over 99 0.8% 142 0.5% 188 0.4% 17 Median Value of Owner Occ. Housing Units $227,876 $219,665 $219,369 2v17 Average Value of Owner Occ. Housing Units $259,085 $243,961 $244,412 2v22 Owner Occupied Housing Units 12,480 62.6% 31 ,818 61.6% 54,100 60.8% Under$50,000 142 1.1% 553 1.7% 988 1.8% ^0,000-$99,999 190 1.5% 743 2.3% 1,344 2.5% 00,000-$149,999 998 8.0% 2,516 7.9% 4,510 8.3% S.L50,000-$199,999 2,191 17.6% 5,806 18.3% 9,799 18.1% 00,000-$249,999 2,025 16.2% 5,324 16.7% 8,820 16.3% $250,000-$299,999 2,621 21.0% 6,996 22.0% 11,531 21.3% "00,000-$399,999 2,517 20.2% 5,876 18.5% 10,117 18.7% 00,000-$499,999 899 7.2% 2,051 6.5% 3,518 6.5% $500,000-$749,999 591 4.7% 1,345 4.2% 2,536 4.7% -50,000-$999,999 129 1.0% 330 1.0% 564 1.0% 10 Nonfamily Households: 2-Person 1,257 17.4% 3,266 17.3% 5,343 16.8% 2022 Median Value of Owner Occ. Housing Units $263,21 1 $256,872 $256,868 -22 Average Value of Owner Occ. Housing Units $295,554 $281,843 $281,307 17 Group Quarters Population 140 1,286 3,706 -22 Group Quarters Population 140 1,286 3,706 2010 Group Quarters Population 145 1 ,344 3,883 3titutional Group Quarters 32 22.1% 923 68.7% 3,036 78.2% Adult Correctional 0 0.0% 0 0.0% 1,095 28.2% -Juvenile Facilities 32 22.1% 65 4.8% 86 2.2% �Jursing Facilities 0 0.0% 859 63.9% 1,855 47.8% Other Institutional 0 0.0% 0 0.0% 0 0.0% "fin-Institutional Group Quarters 113 77.9% 421 31.3% 847 21.8% College Student Housing 0 0.0% 0 0.0% 0 0.0% Military Quarters 0 0.0% 0 0.0% 0 0.0% -Dther Non-Institutional 113 77.9% 421 31.3% 847 21.8% 6RE This^fo-attor a.tee-a.a f�^ cr estimales used aye for exan o _ �a�,c.r Se!t7P -pe , You and your advisor sf o,I conou„a ca,zfj .ce _ o the grope�y i,^ CBRE 01 rR 0 CIS I'N!G' 300 BUCKLAND RD 140 191 83 Windsor 7 mires Locks 140 140 in sor Ellington 20 5 miles 5 75 74 3 miles ROCKVILL _ G 187 Wind r 7 .� uth Windsor 74 m ro 218 G ,¢4 Vernon 30 CLAY A ENAL Chester �. -- Bo on Hart rd= East rtford a 2 176 5 85 e to Wethersfield 83 o e • - 2 g, Map data @2018 Google NAME LATITUDE LONGITUDE 300 BUCKE,AND RD 41.817852 -72.5511735 ,.c c -,s i:rfe at os has been obtarea f o Sour.,e..be.ered�,I,abe'✓ve�.,�e aot verfe.. z-.c^are a guava _e=�a;rant,or rerresentatc,abou �}proie,io is;pin1o:?s.assur-IoL,eos estmates use!are fo,ex .^,am e o y a-ry do nc _ent he ai,rent o fug we performance of Che n ooerty'v c._ !roj,ad:sors s ou e.,�r a.�., Kira,.c_ .��. �,-.mot ., o+ „ope"y to deter- r sa3s`actior the su ta..i oitae _o_n;;or g3ar needs aource.Esr ProjectiD.34"323 i Addenda 1 ADDENDUM E - Client Contract Information VALUATION & ADVISORY SERVICES CBRE Proposal and Contract for Services CBRE, Inc. Seniors Housing&Healthcare 101 Arch Street I Suite 1810 Boston,MA 02118 _ May 30, 2018 Zach Bowyer,MAI Senior Managing Director Steve Case Vice President of Investments & Asset Management BOURNE FINANCIAL GROUP, LLC 228 N Park Ave., Suite A Winter Park, FL 32789 Phone: 310.498.0693 Email: Steve.Case@BourneFG.com RE: Assignment Agreement for Phase II Market Study HarborChase of Evergreen Walk, Buckland Road at Evergreen Walk South Windsor, Connecticut (click here for map) Dear Mr. Case: We are pleased to submit this proposal and our Terms and Conditions for this assignment. PROPOSAL SPECIFICATIONS Purpose: To estimate the Market Demand and Market Rental Rates with respective Fee Structures and other Ancillary Charges. AL & MC will be considered _ Premise: As Is and As Complete Intended Use: Internal Decision Making Intended User: The intended user is BOURNE FINANCIAL GROUP, LLC, and such other parties and entities (if any) expressly recognized by CBRE as — "Intended Users" (as further defined herein). Reliance: Reliance on any reports produced by CBRE under this Agreement is extended solely to parties and entities expressly acknowledged in a signed writing by CBRE as Intended Users of the respective reports, provided that any conditions to such acknowledgement required by CBRE or hereunder have been satisfied. Parties or entities other than Intended Users who obtain a copy of the report or any portion thereof (including Client if it is not named as an Intended User), whether as a result of its direct dissemination or by any other means, may not rely upon any opinions or conclusions contained in the report or such portions thereof, and CBRE will not be responsible for any unpermitted use of the report, its conclusions or contents or have any liability in connection therewith. Inspection: CBRE will conduct a physical inspection of the subject property, as well as the competitive properties identified. VALUATION &ADVISORY SERVICES Steve Case AssignmentAgreement Page of • May i Report Type: Phase II — Market Study, Supply & Demand Analysis with Competitive Market Survey Fee: $7,500 Expenses: Fee includes all associated expenses Retainer: A retainer is not required for this assignment Payment Terms: Final payment is due upon delivery of the final report or within thirty (30) days of your receipt of the draft report, whichever is sooner. The fee is considered earned upon delivery of the draft ,.. report. CBRE will invoice you for the assignment at delivery of the draft report. Delivery Instructions: CBRE encourages our clients to join in our environmental sustainability efforts by accepting an electronic copy of the report. An Adobe PDF file via email will be delivered to Steve.Case@BourneFG.com. The client may request Two (2) bound final copy(ies) as part of the engagement fee. Delivery Schedule: Draft Report: 15 business days after the Start Date Final Report: Upon Client's request _ Start Date: The engagement process will start upon receipt of your signed agreement and the property specific data. Acceptance Date: These specifications are subject to modification if this proposal is not accepted within 3 business days from the date of this letter. Engagement Notes: The 63 AL / 48 MC community will be called HarborChase of Evergreen Walk and will be managed by HRA. (click here for n ap). ENGAGEMENT EXECUTION When executed and delivered by all parties, this letter, together with the Terms and Conditions and the Specific Property Data Request attached hereto and incorporated herein, will serve as the Agreement for advisory services by and between CBRE and Client. Each person signing below represents that it is authorized to enter into this Agreement and to bind the respective parties hereto. www.cbre.us/valuation CBRE VALUATIONSteve se •• • Assignment Agreement Page 3 of • May 1 2018 We appreciate this opportunity to be of service to you on this assignment. If you have additional _ questions, please contact us. Sincerely, CBRE, Inc. Valuation & Advisory Services i Zach Bowyer, MAI As Agent for CBRE, Inc. Senior Managing Director CBRE Certification O: +l 617.217.6032 M: +1 617.512.3266 zach.bowyer@ cbre.com AGREED AND ACCEPTED FOR BOURNE FINANCIAL GROUP, LLC: 5/31/18 Signatilre Date R. Kyle Bourne President& Chief Investment Officer Name Title 407-636-7226 kyle.bourne@bournefg.com Phone Number E-Mail Address WWWXbre.us/valuation CBRE VALUATION & ADVISORY SERVICES Proposal and Contract for Services TERMS AND CONDITIONS 1. The Terms and Conditions herein are part of an agreement for appraisal services (the "Agreement" ) between CBRE, Inc. (the "Appraiser") and the client signing this Agreement, and for whom the appraisal services will be performed (the "Client"), and shall be deemed a part of such Agreement as though set forth in full therein. The Agreement shall be governed by the laws of the state where the appraisal office is located for the Appraiser executing this Agreement. 2. Client shall be responsible for the payment of all fees stipulated in the Agreement. Payment of the appraisal fee and preparation of an appraisal report (the "Appraisal Report, or the "report") are not contingent upon any predetermined value or on an action or event resulting from the analyses, opinions, conclusions, or use of the Appraisal Report. Final payment is due as provided in the Proposal Specifications Section of this Agreement. If a draft report is requested, the fee is considered earned upon delivery of the draft report. It is understood that the Client may cancel this assignment in writing at any time prior to delivery of the completed report. In such event, the Client is obligated only for the prorated share of the fee based upon the work completed and expenses incurred (including travel expenses to and from the job site), with a minimum charge of$500. Additional copies of the Appraisal Reports are available at a cost of $250 per original color copy and $100 per photocopy (black and white), plus shipping fees of$30 per report. 3. If Appraiser is subpoenaed or ordered to give testimony, produce documents or information, or otherwise required or requested by Client or a third party to participate in meetings, phone calls, conferences, litigation or other legal r proceedings (including preparation for such proceedings) because of, connected with or in any way pertaining to this engagement, the Appraisal Report, the Appraiser's expertise, or the Property, Client shall pay Appraiser's additional costs and expenses, including but not limited to Appraiser's attorneys'fees, and additional time incurred by Appraiser based on Appraiser's then-prevailing hourly rates and related fees. Such charges include and pertain to, but are not limited to, time spent in preparing for and providing court room testimony, depositions, travel time, mileage and related travel expenses, waiting time, document review and production, and preparation time (excluding preparation of the Appraisal Report), meeting participation, and Appraiser's other related commitment of time and expertise. Hourly charges and other fees for such participation will be provided upon request. In the event Client requests additional appraisal services beyond the scope and purpose stated in the Agreement, Client agrees to pay additional fees for such services and to reimburse related expenses, whether or not the completed report has been delivered to Client at the time of such request. 4. Appraiser shall have the right to terminate this Agreement at any time for cause effective immediately upon written notice to Client on the occurrence of fraud or the willful misconduct of Client, its employees or agents, or without cause upon 30 days written notice. 5. In the event Client fails to make payments when due then, from the date due until paid, the amount due and payable shall bear interest at the maximum rate permitted in the state where the office is located for the Appraiser executing the Agreement. In the event either party institutes legal action against the other to enforce its rights under this Agreement, the prevailing party shall be entitled to recover its reasonable attorney's fees and expenses. r Each party waives the right to a trial by jury in any action arising under this Agreement. 6. Appraiser assumes there are no major or significant items or issues affecting the Property that would require the expertise of a professional building contractor, engineer, or environmental consultant for Appraiser to prepare a valid report. Client acknowledges that such additional expertise is not covered in the Appraisal fee and agrees' that, if such additional expertise is required, it shall be provided by others at the discretion and direction of the Client, and solely at Client's additional cost and expense. 7. In the event of any dispute between Client and Appraiser relating to this Agreement, or Appraiser's or Client's performance hereunder, Appraiser and Client agree that such dispute shall be resolved by means of binding arbitration in accordance with the commercial arbitration rules of the American Arbitration Association, and judgment upon the award rendered by an arbitrator may be entered in any court of competent jurisdiction. Depositions may be taken and other discovery obtained during such arbitration proceedings to the same extent as — authorized in civil judicial proceedings in the state where the office of the Appraiser executing this Agreement is located. The arbitrator shall be limited to awarding compensatory damages and shall have no authority to award punitive, exemplary or similar damages. The prevailing party in the arbitration proceeding shall be entitled to recover its expenses from the losing party, including costs of the arbitration proceeding, and reasonable attorney's fees. Client acknowledges that Appraiser is being retained hereunder as an independent contractor to perform the services described herein and nothing in this Agreement shall be deemed to create any other relationship between Client and Appraiser. This engagement shall be deemed concluded and the services hereunder completed upon delivery to Client of the Appraisal Report discussed herein. www.cbre.us/valuation C BR E se VALUATION • ADVISORY • Assignment Agreement Page 5 of • May / 2018 8. All statements of fact in the report which are used as the basis of the Appraiser's analyses, opinions, and conclusions will be true and correct to Appraiser's actual knowledge and belief. Appraiser does not make any representation or warranty, express or implied, as to the accuracy or completeness of the information or the condition of the Property furnished to Appraiser by Client or others. TO THE FULLEST EXTENT PERMITTED BY LAW, APPRAISER DISCLAIMS ANY GUARANTEE OR WARRANTY AS TO THE OPINIONS AND CONCLUSIONS PRESENTED ORALLY OR IN ANY APPRAISAL REPORT, INCLUDING WITHOUT LIMITATION ANY WARRANTY OF FITNESS FOR ANY PARTICULAR PURPOSE EVEN IF KNOWN TO APPRAISER. Furthermore, the conclusions and any permitted reliance on and use of the Appraisal Report shall be subject to the assumptions, limitations, and qualifying statements contained in the report. 9. Appraiser shall have no responsibility for legal matters, including zoning, or questions of survey or title, soil or subsoil conditions, engineering, or other similar technical matters. The report will not constitute a survey of the .� Property analyzed. 10. Client shall provide Appraiser with such materials with respect to the assignment as are requested by Appraiser and in the possession or under the control of Client. Client shall provide Appraiser with sufficient access to the Property to be analyzed, and hereby grants permission for entry unless discussed in advance to the contrary. 11. The data gathered in the course of the assignment (except data furnished by Client) and the report prepared pursuant to the Agreement are, and will remain, the property of Appraiser. With respect to data provided by Client, Appraiser shall not violate the confidential nature of the Appraiser-Client relationship by improperly disclosing any proprietary information furnished to Appraiser. Notwithstanding the foregoing, Appraiser is authorized by Client to disclose all or any portion of the report and related data as may be required by statute, government regulation, legal process, or judicial decree, including to appropriate representatives of the Appraisal Institute if such disclosure is required to enable Appraiser to comply with the Bylaws and Regulations of such ■- Institute as now or hereafter in effect. 12. Unless specifically noted, in preparing the Appraisal Report the Appraiser will not be considering the possible existence of asbestos, PCB transformers, or other toxic, hazardous, or contaminated substances and/or underground storage tanks (collectively, "Hazardous Material) on or affecting the Property, or the cost of encapsulation or removal thereof. Further, Client represents that there is no major or significant deferred maintenance of the Property that would require the expertise of a professional cost estimator or contractor. If such repairs are needed, the estimates are to be prepared by others, at Client's discretion and direction, and are not covered as part of the Appraisal fee. 13. In the event Client intends to use the Appraisal Report in connection with a tax matter, Client acknowledges that Appraiser provides no warranty, representation or prediction as to the outcome of such tax matter. Client understands and acknowledges that any relevant taxing authority (whether the Internal Revenue Service or any other federal, state or local taxing authority) may disagree with or reject the Appraisal Report or otherwise disagree with Client's tax position, and further understands and acknowledges that the taxing authority may seek to collect additional taxes, interest, penalties or fees from Client beyond what may be suggested by the Appraisal Report. Client agrees that Appraiser shall have no responsibility or liability to Client or any other party for any such taxes, interest, penalties or fees and that Client will not seek damages or other compensation from Appraiser relating to any such taxes, interest, penalties or fees imposed on Client, or for any attorneys' fees, costs or other expenses — relating to Client's tax matters. 14. Appraiser shall have no liability with respect to any loss, damage, claim or expense incurred by or asserted against Client arising out of, based upon or resulting from Client's failure to provide accurate or complete information or documentation pertaining to an assignment ordered under or in connection with this Agreement, including Client's _ failure, or the failure of any of Client's agents, to provide a complete copy of the Appraisal Report to any third party. 15. LIMITATION OF LIABILITY. EXCEPT TO THE EXTENT ARISING FROM SECTION 16 BELOW, OR SECTION 17 IF ._ APPLICABLE, IN NO EVENT SHALL EITHER PARTY OR ANY OF ITS AFFILIATE, OFFICERS, DIRECTORS, EMPLOYEES, AGENTS, OR CONTRACTORS BE LIABLE TO THE OTHER, WHETHER BASED IN CONTRACT, WARRANTY, INDEMNITY, NEGLIGENCE, STRICT LIABILITY OR OTHER TORT OR OTHERWISE, FOR ANY SPECIAL, CONSEQUENTIAL, PUNITIVE, INCIDENTAL OR INDIRECT DAMAGES, AND AGGREGATE DAMAGES IN CONNECTION WITH THIS AGREEMENT FOR EITHER PARTY (EXCLUDING THE OBLIGATION TO PAY THE FEES REQUIRED HEREUNDER) SHALL NOT EXCEED THE GREATER OF THE TOTAL FEES PAYABLE TO APPRAISER UNDER THIS AGREEMENT OR TEN THOUSAND DOLLARS ($10,000). THIS LIABILITY LIMITATION SHALL NOT APPLY IN THE EVENT OF A FINAL FINDING BY AN ARBITRATOR OR A COURT OF COMPETENT JURISDICTION _ THAT SUCH LIABILITY IS THE RESULT OF A PARTY'S FRAUD OR WILLFUL MISCONDUCT. CBRE www.cbre.us/valuation _ VALUATION &ADVISORY Case Assignment Agreement Page • of • May i 16. Client shall not disseminate, distribute, make available or otherwise provide any Appraisal Report prepared „r hereunder to any third party (including without limitation, incorporating or referencing the Appraisal Report , in whole or in part, in any offering or other material intended for review by other parties) except to (i) any third party expressly acknowledged in a signed writing by Appraiser as an "Intended User" of the Appraisal Report provided that either Appraiser has received an acceptable release from such third party with respect to such Appraisal Report or Client provides acceptable indemnity protections to Appraiser against any claims resulting from the distribution of the Appraisal Report to such third party, (ii) any third party service provider (including rating agencies and auditors) using the Appraisal Report in the course of providing services for the sole benefit of an Intended User, or(iii) as required by statute, government regulation, legal process, or judicial decree. In the event Appraiser consents, in writing, to Client incorporating or referencing the Appraisal Report in any offering or other materials intended for review by other parties, Client shall not distribute, file, or otherwise make such materials available to any such parties unless and until Client has provided Appraiser with complete copies of such materials and Appraiser has approved all such materials in writing. Client shall not modify any such materials once approved by Appraiser. In the absence of satisfying the conditions of this paragraph with respect to a party who is not designated as an Intended User, in no event shall the receipt of an Appraisal Report by such party extend any right to the party to use and rely on such report, and Appraiser shall have no liability for such unauthorized use and reliance on any Appraisal Report. In the event Client breaches the provisions of this paragraph, Client shall indemnify, defend and hold Appraiser, and its affiliates and their officers, directors, employees, contractors, agents and other representatives (Appraiser and each of the foregoing an "Indemnified Party" and collectively the "Indemnified Parties"), fully harmless from and against all losses, liabilities, damages and expenses (collectively, "Damages") claimed against, sustained or incurred by any Indemnified Party arising out of or in connection with such breach, regardless of any negligence on the part of any Indemnified Party in preparing the Appraisal Report. 17. In the event an Intended User incorporates or references the Appraisal Report, in whole or in part, in any offering or other material intended for review by other parties, Client shall indemnify, defend and hold each of the Indemnified Parties harmless from and against any Damages in connection with (i) any transaction contemplated by this Agreement or in connection with the appraisal or the engagement of or performance of services by any Indemnified Party hereunder, (ii) any actual or alleged untrue statement of a material fact, or the actual or alleged failure to state a material fact necessary to make a statement not misleading in light of the circumstances under which it was made with respect to all information furnished to any Indemnified Party or made available to a prospective party to a transaction, or (iii) an actual or alleged violation of applicable law by an Intended User -- (including, without limitation, securities laws) or the negligent or intentional acts or omissions of an Intended User (including the failure to perform any duty imposed by law); and will reimburse each Indemnified Party for all reasonable fees and expenses (including fees and expenses of counsel) (collectively, "Expenses") as incurred in connection with investigating, preparing, pursuing or defending any threatened or pending claim, action, proceeding or investigation (collectively, "Proceedings") arising therefrom, and regardless of whether such Indemnified Party is a formal party to such Proceeding. Client agrees not to enter into any waiver, release or settlement of any Proceeding (whether or not any Indemnified Party is a formal party to such Proceeding) without the prior written consent of Appraiser (which consent will not be unreasonably withheld or delayed) unless such waiver, release or settlement includes an unconditional release of each Indemnified Party from all liability arising out of such Proceeding. 18.Time Period for Legal Action. Unless the time period is shorter under applicable law, except in connection with paragraphs 16 and 17 above,Appraiser and Client agree that any legal action or lawsuit by one party against the other party or its affiliates, officers, directors, employees, contractors, agents, or other representatives, whether based in contract, warranty, indemnity, negligence, strict liability or other tort or otherwise, relating to (a) this Agreement or the Appraisal Report, (b) any services or appraisals under this Agreement or (c) any acts or conduct relating to such services or appraisals, shall be filed within two (2) years from the date of delivery to Client of the Appraisal Report to which the claims or causes of action in the legal action or lawsuit relate. The time period stated in this section shall not be extended by any incapacity of a party or any delay in the discovery or accrual of the underlying claims, causes of action or damages. r wwvv.cbre.uslvaluation CBRE L Addenda 1 ` - ADDENDUM F Appraiser Qualifications - • Bowyer, MAI CBRE Seniors • National l Professional Background Zach Bowyer is Senior Managing Director for CBRE Valuation&Advisory Services and National Practice Leader for CBRE's Seniors Housing& Care specialty practice.Specializing in the seniors housing sector for over fourteen years,Zach has completed over$25 billion in aggregate valuation and consulting assignments throughout the U.S. Services provided include third-party valuations, operational due diligence, asset management, market studies,and feasibility analyses of single-asset to large portfolio transactions. Clients served include a broad base of lenders, local and national investment firms, development and operating companies, commercial and investment banks, insurance companies and REITs.Zach has also worked with other asset classes including multifamily, office, and industrial. • • • • - • Zach is a regular panel contributor at industry events such as NIC, NCREIF and ULI. He is the Vice -••- Chair of ULI's Seniors Housing Council and on the Advisory Committee for the American Seniors Housing Association. He has published a number of articles and authors the CBRE Seniors Housing • Investor Survey&Market Outlook. • •• Zach currently serves on the Board of Directors and is the Government Relations Chair for the MA Chapter of the Appraisal Institute. He volunteers on the Advisory Committee for the Hope Funds for Cancer Research;a foundation committed to the investigation of innovative cancer treatment and • detection for the most difficult-to-treat and understudied cancers. Industry Involvement Clients • Member of the Appraisal Institute: Board of Directors, Government Relations Chair, Leadership Represented Development and Advisory Council Urban Land Institute: Seniors Housing Council,Vice Chair Bank Leumi 9 • Capital American Seniors Housing Association:Advisory Committee • Ban '. • BBVA Compass • National Investment Center for the Seniors Housing& Care Industry BOK Financial • Capital One • NCREIF: Panel Participant, Coming of Age for Seniors Housing • Colony Northstar • CNL Healthcare • SeniorCare Investor: Regular Panel Participant • Fannie Mae • Board of Assessors: Instructor,Valuing Seniors Housing for Litigation • Freddie Mac Harrison Street • Appraisal Institute: Instructor,Valuation of Special Use Properties • Harvard Management Co. Kayne Anderson Key Bank Education • M&TBank Omega Healthcare • Oxford Finance University of Florida, B.A. • PGIM Investors • Major: Business Administration/Finance Focus PGIM Mortgage • Minor: Food and Resource Economics • Starwood Capital • Wells Fargo Appraisal Institute • Member of the Appraisal Institute (MAI) • Multiple Advanced Level Courses L. t State of Connecticut L. R Lookup Detail View Name and Address FA Fddress Name ZACHARIAH T BOWYER Credential Information Credential Credential type Status Effective Date Expiration Date RCG_0001379 CERTIFIED GENERAL REAL ESTATE APPRAISER ACTIVE 05101/2018 04130/2019 Generated on: 318120182:16:41 PM L. Addenda i I ADDENDUM G CBRE Specialty Practice Brochure The CBRE Healthcare&Seniors Housing Group is dedicated to assisting our clients to better understand the dynamics of a thriving seniors housing and healthcare market. Our group offers a platform of integrated healthcare and seniors housing real estate services that is leveraged by the vast resources of CBRE. This platform includes a network of over 400 appraisers with local presence in more than 60 major metro markets across the United States. CBRE offers corporate-wide access to the most advanced information systems and analytical tools in the real estate industry. This allows for accurate and reliable valuations that are critical to the health of every real estate investment and loan. The core group of healthcare and seniors housing professionals contains over 65 years of combined experience in this space. Our professionals regularly attend educational seminars and conferences, such as those sponsored by or affiliated with the Appraisal Institute,the National Investment Center for the Seniors Housing and Care Industry (NIC), the Assisted Living Federation of America (ALFA), the American Seniors Housing Association(ASHA),and the Urban Land Institute(ULI).These resources,coupled with a single point of contact and standardized reporting templates, allow for the consistency, depth of knowledge, accuracy, and timing that our clients expect. CBREwww.cbre.com/shvas SPECIALTY AREAS OFF OUR • ' SCOPE OF SERVICES PROVIDED Appraisal. Led by a highly qualified group of MAI designated appraisers, our experience within the healthcare and seniors housing market-place has provided Traditional Debt - •- us with the ability to understand relevant property types, specific market behavior, •_ • _• _ • ownership structure, various regulatory requirements and management platforms across all property types within this sector. Team members have proven experience HUD • HUD Syndicates in single- and multiple-asset portfolio valuations. We invest time and resources in educating our staff and continuously improving our Public and Private Corporations technologies to better serve our clients. No other valuation company in the industry Private Equity Firms parallels this level of dedication to this basic, yet crucial business concept. All Developers • • Operators appraisals are prepared in conformity with state regulatory requirements, FIRREA, Litigation and are subject to the Uniform Standards of Professional Appraisal Practice(USPAP)as developed by the Appraisal Foundation,as well as the Standards of Conduct and Code REITs of Ethics of the Appraisal Institute. Consulting. Advisory services include market studies, feasibility analysis, HUD Independent Living Communities fair market rent studies, site selection, operational benchmarking, development/ Assisted Living and Memory construction trends and portfolio management. •re Litigation Support. Our professionals have provided valuation counseling and NursingSkilled Facilities advisory services in connection with bankruptcies, financial restructuring, claims Continuing _ Retirement of lender liability, partnership disputes, divorce settlements, breaches of contract, Communities tenant-landlord disputes and claims of lost profits, among others. Our experts have Age-Restricted Apartments testified in local, state and federal courts for a number of landmark cases. Medical Office Buildings Property Tax Assessment Services. By understanding the operational intricacies Surgical Sub-Acute Centers of the healthcare and seniors housing space, we are able to assist our clients in obtaining fair property assessments.Whether part of an acquisition or due to a changing Hospice Facilities economic climate, our group is best suited to provide the support required to achieve Hospitals an accurate ad valorem tax assessment of your property. 1 :000MO Transportation, Basic Care ADL Care Specialized Long-term Shelter Activities Laundry Meals Services Services MC Chronic Care 55+ Real Estate Component k- IL Real Estate Component Services Component ALReal Estate Component Services Component MC Real Estate Component Services Component NC Real Estat Component Services Component i f Source:N I C I nvestment Guide v'' i v Y.r Management Review&Operational Due Diligence.We utilize first-hand market intelligence and actual operating data to bridge the gap between an investor and their operator. Our focus is maximizing your asset's ability to drive value and profit by identifying L, specific market and operational opportunities that may be overlooked or not fully understood. We provide a third-party clinical assessment of an operation's macro and micro functions. Our findings can be delivered in the form of in person presentations and or tailored reports designed to meet the specific needs of our client. Financial & Tax Reporting. By aligning with the CBRE Financial & Tax Reporting Services Practice, we are able to complete valuations that follow the guidance set forth by the Financial Accounting Standards Board (FASB) and the International Accounting Standards Board (IASB). These requirements include personal property where the fair values of the identified asset and liability components are valued and allocated to the purchase price subject to ASC Topic 820 and IFRS 3. L Transaction Support. The CBRE Healthcare & Seniors Housing Group is often engaged to opine on various strategies throughout the transaction process. Our exposure to a multitude of operational platforms, various market characteristics, and relationships with the nation's leading seniors housing investment brokerage and debt & equity platforms allows us to provide unmatched insight into your investment. i KNOWLEDGE IS POWER Our Research Supports Your Continued Success. y The VAS Platform system includes our proprietary web-based Our staff has access to the entire CBRE real estate services platform, L database that tracks detailed information about comparable an invaluable tool for market research and insight. This network sales, rentals, and operational information specific to seniors includes: housing and various other healthcare property types. By actively managing our comprehensive and proprietary seniors housing database, we are able to convert relevant market information into timely market intelligence and develop sound underwriting perspectives and conclusions. By integrating , market research with proprietary investor databases, we are sing .• � 'c able to analyze market cycles, anticipate trends, and identify Capit es various risks and opportunities. Our clients also benefit from leading-edge commentary and statistical data, provided w' by CBRE Global Research, on topics across every facet of investment real estate. Our knowledge is organic, meaning our teams do not have Corp6 ate Se EEconotnetricsL to wait on third-party vendors for market data essential to Advisors underwriting and closing a deal.We set the industry standard for market intelligence by utilizing our integrated network of professionals and our vast commercial real estate database. With extensive market resources, our professionals formulate accurate and reliable valuations that are critical to the success ` of every real estate transaction. Asset Services CBRE Global Investors Trammell Crow Development&Investment www.cbre.com/shvas MARKET OVERVIEW PROJECTED POPULATION GROWTH BETWEEN 2010-2030 WILL FUEL DEMAND FOR SENIOR HOUSING Demand for seniors housing is primarily driven by people over 100% the age 75.According to the Unites States Census Bureau,the population age 65 and older is expected to more than double 80% _ _ -'- by 2030. As for more immediate demand, improvements in employment and housing markets suggest personal income and liquidity restrictions will play a less-influential role in a potential resident's decision to move. Meanwhile 40% the performance of seniors housing properties against other commercial real estate classes continues to be strong. ^ o � r 20% The senior housing niche is well positioned to attract more - investment due primarily to these demographics and $0 N performance trends.An attractive spread between borrowing r N ry N N N r r N N r rates and cap rates further fuel demand. Providing financing POPULATION AGE75+ POPULATION AGE85+ TOTAL U.S.POPULATION for these projects has heightened interest from life insurance companies, other traditional balance sheet lenders and several new debt providers. These lenders find the sector compelling for the reasons discussed, plus the sector has one CAP RATE TRENDS vs.APARTMENT CAPS&10-YEAR TREASURY of the lowest default rates.As such lenders have become more R.fio l oe^,o9�.phi, Irrato i over REITIn,p.c, 13-kt.Rational / Mark.! Influence Exuberance Correction Market comfortable with the nuances of the operating component of 16% -- --- - --- -__..._____----------_.____.._._ _ these properties. 14% — ... With Class A trades for stabilized seniors housing deals 12% -----_---------------- -_--,---m-w ---.._._.__.._.___�. I Q ranging from 6.00% to 7.5% and 12.5% to 13.5% for NC, 10% ----- N_ — Class A stabilized multi-housing assets are coming in below o o' a i -- --------- — � ---- -Q. 4.0%in the major markets covered by CBRE. These low levels 6% � y relative to the 10-Year Treasury do not suggest that these f assets are overpriced so much as they indicate that investors 4% : ---------------------___ � o expect the favorable fundamentals realized by the sector will 2%continue. _ 0% z a) O, O N c'1 V O n OD P O N C) V rnO n a) P a, P O O O O O O O O O O Facing the rising interest rate environment, the market Is P P O O O O O O O O O O O O O O O O O O O 02 N N N N N N N N N N N N N N N N N N N N 0 asking how this will impact capitalization rates and asset -Nursing Care -Seniors Housing -Multifamily -10YTBase — values. CBRE Econometric Advisors analyzes two distinct macroeconomic scenarios to forecast expectations; one POTENTIAL CAPITAL SIZE OF THE SENIOR HOUSING MARKETPLACE that considers moderate economic growth with a tempered 2010-2030 FOR PRIVATE-PAY DEMAND,$IN BILLIONS — upward adjustment in interest rates and one that considers robust economic growth with more aggressive increases in $350 inflation and interest rates. CBRE economists expect a short- $300 - -- -- - __ to-medium term rise in interest rates under both scenarios with the benchmark 10-year Treasury yield projected to settle s250 around 3.4%and 3.5%respectively by the beginning of 2018. $200 While this increase is relevant, interest rate increases do not $150 - produce a one-to-one adjustment with capitalization rates. $100 _- In an ever changing market environment it is our job is to $50 ..- -_ __ __ _.-_. =independent Living best understand the operating complexities of this sector in M Assisted Living relation to the various valuation trends that impact long term $0 =Skilled Nursing — underwriting. 2010 2015 2020 2025 2030 www.cbre.com/shvas THE NATIONAL VAS NETWORK SENIORS HOUSING & HEALTHCARE GROUP Seniors Housing Specialty Office "-5 f General VAS Office HEAPOLIS �GRANDf BOSTON PIDS DETROIT - STAMfORD RD MADISOA LEV ONGISLAND ACRAALENJD t SADDLE BROOK NICAGO -�TTSBURG EW YORK CITY KENO DEINES SAL?LAKE ORTCOLLINS OA t ALNOTCRf#K COLUMBUS ALl{AtORE ANJOSf DENVER INDIANAPO IVASHINGTJR, C NNATI MOND ORADOSF�*" KARCITY NORFOLK AS VEGAS GREENSBORO �^ LOS ANG€i ONTARIO OKLAHOMA CITY NASHVILLE CHARLOTTE *RALE�1 AYATTEYILLE LARLSBA EWPORTBEACH ' ALBUQUERQUE PHK 1ITTLEROCK COBIA- ATLANTA r" BIRMINGHAM' N DALLAS FORT W PH IACKSONVILLE USTIN € ORLEANS �ORLANDO SAN i0Nt0 HOUSTON �.. TAM BOCA RATON MIAMI Click on a professional's name to view their cbre.com profile. National Practice Leader National Practice Leader CCRC Specialist Quality& Risk Management Zach T. Bowyer,MAI Bennett C.Johnson Bryan Lockard Kelly Jo Sunday, CPA +1 617 217 6032 +1 213 613 3081 +1 312 233 8654 +1 617 217 6013 zach.bowyer@cbre.com bennett.johnson@cbre.com bryan.lockard@cbre.com kelly.sunday@cbre.com Northeast Northeast Northeast South Central & HUD Specialist Jason Skalko Nico Turek Paige Avery Paul Tibbit,JD,MAI +1 617 217 6032 +1 617 217 6052 +1 617 217 6052 +1 214 979 5690 jason.skalko@cbre.com nico.turek@cbre.com paige.avery@cbre.com paul.tibbit@cbre.com Southeast Southeast Southwest Southwest Daniel Lincoln,MAI Seve Gunter Lizette Cannarella Mary Ramzy +1 205 515 5985 +1 205 616 7846 +1 213 613 3259 +1 213 613 3756 daniel.lincoln@cbre.com seve.gunter@cbre.com lizette.cannarella@cbre.com mary.ramzy2@cbre.com Pacific Northwest North Central North Central �. Christa Snyder James Palac Kaleigh Jones +1 206 292 6054 +1 2312 233 8684 +1 312 935 1472 christa.snyder@cbre.com jim.palac@cbre.com kaleigh.iones@cbre.com Canada _ Steve Hiscox,AACI Sean McCrorie,CFA, CBV MRCS Paul D.Marsh,B.Comm Heather Payne +1 416 8152356 +1 416 8152375 +1 416 8473275 +1 416 8152309 steve.hiscox@cbre.com sean.mccrorie@cbre.com paul.d.marsh@cbre.com heather.payne@cbre.com United Kingdom David Batchelor Tom Morgan Ben Rosewall,MRICS Keith Harris +44 20 7182 2199 +44 20 7182 2190 +44 20 71822143 +44 20 71822396 david.batchelor@cbrexom tom.morgan@cbre.com ben.rosewall@cbre.com keith.harris@cbre.com PRIMARY TEAM MEMBERS Zach T. Bowyer, MAI is Senior Managing Director and National Practice Leader for CBRE's Seniors Housing & Healthcare specialty practice. Specializing in the seniors housing sector for over fourteen years,Zach has completed over$50 billion in aggregate healthcare valuation and consulting assignments throughout the United States and has provided expert testimony in state judicial courts. Zach is a regular panel contributor at industry events such as NIC, NCREIF, ULI, Assisted Living Association and the Appraisal Institute. He is the Vice Chair of ULI's Seniors Housing Council and on the Advisory Committee for the American Seniors Housing Association. He has published a number of articles and authors the CBRE Seniors Housing Investor Survey & Market Outlook. Zach has served on the Board of Directors and has Chaired Government Relations Committee for the MA Chapter of the Appraisal Institute. He volunteers on the Advisory Committee for the Hope Funds for Cancer Research;a foundation committed to the investigation of innovative cancer treatment and detection for the most difficult-to-treat and understudied cancers. Bennett Johnson is a Vice President and a Practice Leader for the Seniors Housing & Care specialty group within Valuation and Advisory Services. Based in Los Angeles, he is involved in the strategic growth of both the local and national team. He is responsible for the ongoing development of the platform _ and works collaboratively across product groups to broaden the depth of information used for analytic application. Mr. Johnson joined CBRE in August 2014 bringing nearly ten years focused on valuation and market study work within the seniors housing and healthcare sector throughout the US, with exposure to a wide range of properties,operators and markets. Clients served include local and national investment firms, owners, development and operating companies, commercial and investment banks, insurance companies and REITs. Bennett received his Bachelor's degree in Business Administration from Northeastern University, with a triple concentration in finance, marketing and entrepreneurship. Michael R. Rowland, MAI, FRICS is Executive Managing Director providing leadership of Americas operations including quality and risk management, business support group and specialty practices. Mr. Rowland has over 20 years of appraisal and consulting experience involving a wide variety of property types. He has extensive experience in all core asset classes, HUD, net leased investments, partial interests, tax appeal, properties encumbered by bond financing, and special purpose properties. Mr. Rowland provides executive oversight of the Seniors Housing & Healthcare specialty practice. As a member of the Investment Program Association (IPA), Mr. Rowland leads CBRE's Net Asset Valuations and services some of the industry's largest non-traded REITs, and serves on IPA's Due Diligence and Operations committees. Mr. Rowland co-authors the CBRE Cap Rate Survey which provides cap rates and trends for stabilized and value add Class A, B and C core asset classes and hotel properties in the top 40 markets of the United States. Steve Hiscox,AACI and Sean McCrorie, CFA, CBV, MRICS are Directors for the Canadian Seniors Housing & Healthcare Valuation Group and coordinate with our U.S. Seniors Housing & Healthcare Group in order to provide integrated, North American valuation coverage. Mr. Hiscox has specialized in the seniors housing industry since 1997 and since then has personally completed more than 800 appraisals and/or feasibility studies. He has led several large portfolio appraisal assignments including IPOs for Chartwell Seniors Housing REIT and Sunrise REIT (Canada). Steve is a trusted expert and frequent guest speaker at industry conferences and seminars. Sean McCrorie has provided valuation and advisory services to a broad array of public and private market clients in Canada and the U.S. Prior to joining a national real estate consultancy,Sean served in a variety of increasingly senior roles at Leisure-world Senior Care where he developed corporate finance experience in the areas of M&A, planning, analysis and treasury. Sean earned a Bachelor in Business Administration with distinction from Wilfrid Laurier University and is a CFA Charterholder and Chartered Business Valuator. CBRE ACCOLADES i Fortune 500 company since 2008 Ranked #15 out of 500 companies on FORIVNE and ranked #259 in 2016 FOrbeS 2016"Best Employers" list f'tlll''L\ 'I', �r aop Ranked among the top few outsourcing Pau Ranked among the Most Admired for five - :,,, service providers, across all industries,for consecutive years five consecutive years COMPANIES ( ( Global Real Estate Advisor of the Year five E1 HISPHERE Named a World's Most Ethical Company years in a row four years in a row One of only two companies to be ranked Aft W Best Top 100 Best Corporate Citizen BARIZC)N'S in the top 12 of the Barron's 500 in each of the past three years (2014-2016) .� i _,E Named the top global brand in commercial Ranked on Victory Media's 2016 Top 100 L1pSey real estate for 16 consecutive years QMPOB Military Friendly® Employers List i i -� 1 1 i 1 •• a •rui i ••. - -, !.r � ! � ' ••• • � • • • i I _'' _ - 1• " y •• �� P - 1 •' •, is <OVIN St 9 � 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074 f�Osox•co TELEPHONE (860) 644-2511 CERTIFIED MAIL 7016 0910 0000 98610318 July 26, 2018 HarborChase of Evergreen Walk Richard Baummer 958 20''Place Vero Beach,Florida 32960 Dear Mr. Baummer: Re: Appl. 18-29P, HarborChase of Evergreen Walk Special Exception Site Plan of Development We are pleased to advise you that the Planning & Zoning Commission voted on July 24, 2018, to approve with modifications the above referenced application for a special exception to Section 7.3 Assisted Living/Independent Living Facilities and site plan approval. This approval is for a 111,976 sf Assisted Living Facility with 111 units, on property located at 151 Buckland Road, Unit 16 totaling 4.8+ acres, Buckland Road Gateway Development zone, as shown on plans prepared by Fuss & O'Neill, Project 2000481.S60 dated April 2018 as revised. This approval is subject to the following modifications: 1. Prior to commencement of any site work, a meeting must be held with Town Staff. 2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office. 3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of$30,000 to ensure compliance with the erosion and sediment control measures and $15,000 to ensure establishment of storm water system. 4. A landscape bond in the amount of$20,000 is required and must be submitted prior to the issuance of a certificate of occupancy if work is not completed. 5. All bonds must be in one of the forms described in the enclosed Bond Policy. 6. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 9.1.3 of the Zoning Regulations. 7. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor. 8. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority. 9. The building street number must be included on the final plan. 10. Pavement markings must be maintained in good condition throughout the site drives and parking areas. 11. All free standing signs and/or building signs require the issuance of a sign permit before they are erected. 12. In accordance with Section 6.4.9, the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 83 parking spaces. Ten(10)parking spaces along the eastern frontage and nineteen(19)parking spaces along the southern side of the facility will be designated for visitor or resident parking only. 13. Engineering comments dated 7/23/18 must be incorporated into the final plans. 14. The vegetation in the area of the trees of significance along Buckland Road is to be cleared leaving the larger significant trees in place. The developer shall stake out the limits of the main drive aisle and retaining walls adjacent to the front yard area. Once this is done the developer and Town of South Windsor staff can meet on site to determine if in fact the larger trees within the setback area can be saved through the use of a retaining wall. The results shall be reported back to the Commission prior to the removal of any trees. Black and white transparent mylars of Sheets # VA-01 and CS-101 with the above modifications, together with three print copies of the entire set of plans must be submitted to this Commission to be stamped and signed. The letters of approval of this Commission as well as the Inland Wetlands Conservation Commission and the Water Pollution Control Authority must be reproduced on the mylars. After the mylars have been signed by the Commission,they will be returned to you for filing in the Office of the Town Clerk. After filing these plans, a copy of the receipt must be submitted to the Planning Department. The attached Special Exception form must be completed and filed in the Town Clerk's office. The special exception will take effect upon filing. Sincerely, Bart Pacekonis, Chairman Planning and Zoning Commission BP/llz cc: Town Engineer Chief Building Official Assessor Superintendent of Pollution Control Fire Marshal The Special Exception will take effect upon filing of this form. I, Bart Pacekonis, Chairman of the South Windsor Planning & Zoning Commission, hereby certify that on July 24, 2018 the Planning and Zoning Commission granted to HarborChase of Evergreen Walk a Special Exception to Section 7.3 of the Zoning Regulations and site plan approval to allow This approval is for a 111,976 sf Assisted Living Facility with I I I units, on property located at 151 Buckland Road, Unit 16 totaling 4.8+ acres, Buckland Road Gateway Development zone, as shown on plans prepared by Fuss & O'Neill, Project 2000481.560 dated April 2018 as revised. This approval is subject to the following modifications: 1. Prior to commencement of any site work, a meeting must be held with Town Staff. 2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office. 3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of$30,000 to ensure compliance with the erosion and sediment control measures and $15,000 to ensure establishment of storm water system. 4. A landscape bond in the amount of$20,000 is required and must be submitted prior to the issuance of a certificate of occupancy if work is not completed. 5. All bonds must be in one of the forms described in the enclosed Bond Policy. 6. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 9.1.3 of the Zoning Regulations. 7. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor. 8. This approval does not constitute approval of the sanitary sewer,which can only be granted by the Water Pollution Control Authority. 9. The building street number must be included on the final plan. 10. Pavement markings must be maintained in good condition throughout the site drives and parking areas. 11. All free standing signs and/or building signs require the issuance of a sign permit before they are erected. 12. In accordance with Section 6.4.9,the Commission has granted a modification to the required number of parking spaces based on the uses presented, allowing 83 parking spaces. Ten(10)parking spaces along the eastern frontage and nineteen(19)parking spaces along the southern side of the facility will be designated for visitor or resident parking only. 13. Engineering comments dated 7/23/18 must be incorporated into the final plans. 14. The vegetation in the area of the trees of significance along Buckland Road is to be cleared leaving the larger significant trees in place. The developer shall stake out the limits of the main drive aisle and retaining walls adjacent to the front yard area. Once this is done the developer and Town of South Windsor staff can meet on site to determine if in fact the larger trees within the setback area can be saved through the use of a retaining wall. The results shall be reported back to the Commission prior to the removal of any trees. GIS PIN 15300151 All that certain real property known as Unit 16 of Evergreen Walk, a Planned Community located in the Town of South Windsor, County of Hartford and State of Connecticut created by that certain Declaration of Evergreen Walk Planned Community dated November 20, 2003 and recorded in Volume 1555 at Page 1 of the South Windsor Land Records; amended by virtue of an Amendment to Declaration dated October 25, 2004 and recorded in Volume 1660 at Page 259 of the said Land Records; further amended by virtue of a Second Amendment to Declaration of Evergreen Walk Planned Community dated June 22, 2007 and recorded in Volume 1915 at Page 4 of the said Land Records; further amended by virtue of an Affidavit With Respect to Schedule A-3 to the Second Amendment to Declaration of Evergreen Walk Planned Community (Recorded Volume 1915, Page 4) dated August 15, 2007 and recorded in Volume 1927 at Page 249 of the said Land Records; as further amended by virtue of a Third Amendment to Declaration of Evergreen Walk Planned Community dated April 13, 2009 and recorded in Volume 2035 at Page 159 of the said Land Records; as further amended by virtue of a Fourth Amendment to Declaration of Evergreen Walk Planned Community dated August 26, 2013 and recorded in Volume 2366 at Page 180 of the said Land Records; as further amended by virtue of a Fifth Amendment to Declaration of Evergreen Walk Planned Community dated August 26, 2013 and recorded in Volume 2366 at Page 206 of the said Land Records; as further amended by virtue of a Sixth Amendment to Declaration of Evergreen Walk Planned Community dated December 17, 2013 and recorded in Volume 2389 at Page 19 of the said Land Records; as further amended by virtue of a Seventh Amendment to Declaration of Evergreen Walk Planned Community dated May 14, 2014 and recorded in Volume 2407 at Page 180 of the said Land Records; as further amended by virtue of an Eighth Amendment to Declaration of Evergreen Walk Planned Community dated September 10, 2014 and recorded in Volume 2428 at Page 59 of the said Land Records; as further amended by virtue of a Ninth Amendment to Declaration of Evergreen Walk Planned Community dated February 11, 2015 and recorded in Volume 2449 at Page 37 of the said Land Records; as further amended by virtue of a Tenth Amendment to Declaration of Evergreen Walk Planned Community dated--------and recorded in Volume at Page of said Land Records. Together with the rights, including development rights and special declarant rights, easements, and reservations as set forth in said Declaration, as amended and as may be amended or supplemented from time to time. Together with a parking easement as reserved in a Warranty Deed from Evergreen Walk, LLC to Realty Income Properties 21, LLC dated June 24, 2014 and recorded in Volume 2415 at Page 1 of the South Windsor land records. Said property is shown as Unit 16, Portion of Unit 12 to be Conveyed to Evergreen Walk, LLC, and N/F Town of South Windsor 325 Buckland Road to be conveyed to Evergreen Walk, LLC on a map entitled, "ALTAINSPS Land Title Survey Prepared for Evergreen Walk, LLC Unit 16, Portion of Unit 12 &325 Buckland Road South Windsor, Connecticut" prepared by Fuss &O'Neill dated September 21, 2017, OWNER OF RECORD: Evergreen Walk LLC and N/F Town of South Windsor Dated at South Windsor, Connecticut this 26th day of July, 2018. In accordance with CGS Section 8-3d Chairman Bart Pacekonis Planning&Zoning Commission Received for record this day of , 20_, at South Windsor, Connecticut ATTEST: t�'N N SfA O c .a T-0-1m O-P Sou� Vl�z� 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074 r�Osoe•co TELEPHONE (860) 644-2511 September 7, 2018 HarborChase Richard Baummer, Vice President 958 2011' Place, Second Floor Vero Beach, Florida 32960 Re: HarborChase of Evergreen Walk, 1000 Evergreen Way WPCA Approval/Planning Appl. No. 18-29P Dear Mr. Baummer: The South Windsor Water Pollution Control Authority, at its regular meeting of September 4, 2018, approved the application as presented for connection to the Town's sewerage system of a proposed Assisted Living Facility with 111 units, on property located at 1000 Evergreen Way, South Windsor, CT as more specifically shown on plans entitled "Harbor Retirement Associates, HarborChase of Evergreen Walk, 1000 Evergreen Way — Unit 16, South Windsor, Connecticut", Prepared by Fuss & O'Neill, Manchester, CT; Project No. 2000481.S60, Dated 04/30/2018, "Site Utility Plan" - Sheet No. CU-101 and CU-102; "Sanitary Sewer Details" - Sheet No. CD-509. This approval is subject to the following condition: 1. Payment of the following charges will be due at the time of connection, the rates for which will be in effect until June 30, 2019: a. Connection Charge in the amount of$22,301.00 for 5.8 acres; b. Capacity Charge in the amount of$21,240.00 for a 4"water line; and c. Lateral Charge in the amount of$1,167.00 for one lateral. 2. Technical approval of the Town of South Windsor Engineering Department; and 3. Final Authority approval and acceptance of the sanitary sewerage connection is conditioned upon the installed sewer line having been inspected by the Town staff, and upon the written verification of the Town staff that said sanitary sewer line was installed in substantial conformance with the design plans approved by the Authority, and meeting all regulations and appropriate technical specifications relating to sanitary sewer construction. This approval letter must be superimposed on the final approval plans. Very truly yours, 1 Ri h d Aries, an Wa r Pollution Control Authority RA:ead cc: Michael J. Gantick, Director of Public Works Jeff Doolittle, Assistant Director of Public Works/Town Engineer ✓Michele Lipe, Director of Planning Chris Dougan, Chief Building Inspector ,SOW N Sf4 -� O To� V/G � ?d&U&Ot 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 SOR-CO TELEPHONE (860) 644-2511 October 3, 2018 HarborChase Richard Baummer, Vice President 958 20t" Place, Second Floor Vero Beach, Florida 32960 RE: HarborChase of Evergreen Walk, 1000 Evergreen Way REVISED WPCA Approval Letter/Planning Application No. 18-29P Dear Mr. Baummer: The South Windsor Water Pollution Control Authority, at its regular meeting of September 4, 2018, approved the application as presented for connection to the Town's sewerage system of a proposed Assisted Living Facility with 111 units, on property located at 1000 Evergreen Way, South Windsor, CT as more specifically shown on plans entitled "Harbor Retirement Associates, HarborChase of Evergreen Walk, 1000 Evergreen Way—Unit 16, South Windsor, Connecticut", Prepared by Fuss & O'Neill, Manchester, CT; Project No. 2000481.S60, Dated 04/30/2018, "Site Utility Plan" — sheet No. Cu-101 and CU-102; "Sanitary Sewer Details" — sheet No. CD-509. This approval is subject to the following conditions: 1. Payment of the following charges will be due at the time of connection, the rates for which will be in effect until June 30, 2019: a. Connection Charge in the amount of$22,301.00 for 5.8 acres; b. Capacity Charge in the amount of$21,240.00 for a 4"water line; and c. Lateral Charge in the amount of$1,167 for one lateral. 2. The installation of oil/water separator meeting the requirements of the State of Connecticut Department of Energy and Environmental Protection (DEEP). 3. The Installation of an automatic or manual transfer switch for an external connection of the generator in the event of a power outage. 4. Technical approval of the Town of South Windsor Engineering Department; and 5. Final Authority approval and acceptance of the sanitary sewerage connection is conditioned upon the installed sewer line having been inspected by the Town staff, and upon the written verification of the Town staff that said sanitary sewer line was installed in substantial conformance with the design plans approved by the Authority, and meeting all regulations and appropriate technical specifications relating to sanitary sewer construction. This approval letter must be superimposed on the final approval plans. Sincerely yours, 1 Richa Aries, ai n Wat Pollution Control Authority RA:ead cc: Michael J. Gantick, Director of Public Works Jeff Doolittle, Town Engineer ichele Lipe, Town Planner Chris Dougan, Chief Building Inspector Ronald Bomengen, PE, LEED AP, Fuss&O'Neill, Inc. ®146 Hartford Road,Manchester,CT 06040 ❑50 Redfield Street,Ste.100,Boston,MA 02122 FT TES �t,7L Y 5 EI TEL:(610 282-4675 FAX:(617)282-8253 TEL:(860)646-2469 FAX:(860)533-5143 ❑56 Quarry Road,Trumbull,CT 06611 ❑317 Iron Horse Way,Ste.204, Providence,RI 02908 TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)861-3076 ❑717 Lady Street,Suite E,Columbia,SC 29201 ❑78 Interstate Drive,West Springfield,MA 01089 TEL:(803)376-6034 FAX:(803)376-6035 TEL:(413)452-0445 FAX:(413)846-0497 Letter of Transmittal To: Michele Lipe,AICP Date: 12/6/2018 Director of Planning Project No: 2000481.S60 Task No.:000050 Jeff Doolittle Town of South Windsor Re: HarborChase of Evergreen Walk-HRA 1540 Sullivan Avenue South Windsor CT 06074 South Windsor,CT Telephone No: 860-644-2511 x252 We are sending you: ®Attached ❑ Under Separate Cover ®via Courier ❑ Shop Drawings ❑Prints ❑Plans ❑ Specifications ❑ Copy of Letter ❑ Change Order ®Reports ❑ Other Copies Date No. Description 1 April 30, Stormwater Management Report,Revised November 19,2018 2018 ❑ For approval ❑Returned loaned prints ❑ Furnish as submitted ❑As requested ❑Return signed original ❑ Furnish as noted ® For your use ❑ For bids due ❑Rejected ❑ For review&comment ❑ Submit copies for distribution ❑Resubmit copies for approval If you have any questions please contact Ronald Bomengen at 860-646-2469 x5253.Thank you. Signed: c: Ronald Bomengen,PE,LEED AP Associate F:\P2000\481\S60\Corres\Sent\South Windsor\2018-12-06-Revised Stormwater Report\2018-12-06-Transrr tta1.rtf Change Order No: 1 TOWN OF SOUTH WINDSOR STAFF SITE CHANGE FOR SITE &SUBDIVISION GENERAL: Change Order Contact Person: Ronald Bomengen Phone No.: 860-646-2469 Address: Fuss &O'Neill, 146 Hartford Rd., Manchester, CT 06040 Site Name: HarborChase of Evergreen Walk P&Z No: 18-29P Owner: HarborChase of Evergreen Walk (Dick Baummer) Phone No: (772)492-5002 Contractor: TBD �� t Signature of Owner's Rep. ( 1 - -C-1 R Date: A -OZ04 Signature of Design Engineer: ,t— ----- Date: 2/6/2019 CHANGE: (Describe location and nature of change. Include four(4)copies of plan/profile of change.) Two (2) additional units were added to the lower level of the assisted living facility. An exterior wall adjacent to the outdoor patio area on the south side of the building was pulled into the building approximately 6 feet. The building footprint reduced slightly but the increase in units resulted in an increase of 1,136 square feet to the gross floor area. The proposed building floor area is 113,112 square feet. The total number of dwelling units is 113. Two additional parking spaces were added on the north side of the site and included in the pervious pavement area. The open space increased slightly to 1.589 acres. Other site changes includes minor improvements to the outdoor gathering spaces on the south and north side of the building. REASON FOR THE CHANGE: (Why change is required) HarborChase of Evergreen Walk would like to increase the number of dwelling units within their building by adding two additional units. This modification resulted in a change to the parking count required to support the additional dwelling units. Improvements made to the outdoor patio areas was a result of furthering the design and maximizing the potential of these outdoor spaces. APPROVALS:(as required) Dir. of Planning ��' Date: 2- 7 / Town Engineer 1 Date: Z 1 Dir. of Public Wo s Date: Other: Date: STAFF COMMENTS: c: Town Engineer Attachments: Director of Planning HRA—Permit Drawings Revised Engineering Dept. Revised Fred Shaw-WPCA Revised Fuss &O'Neill F:\P2000\481\S60\Permitting\PZ\2019-02-05-Change Order#1\2019-02-05-Change Order 1.doex PAYMENT SUMMARY RECEIPT TOWN OF SOUTH WINDSOR 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074 DATE: 02/07/19 CUSTOMER#: 000607706 TIME: 11:03 FUSS & O'NEILL, INC CLERK: laurenlz RECPT#: 20904915 PREV BAL: TP/YR: MS/2019 AMT PAID: 50.00 BILL: ADJSTMNT: EFF DT: 02/05/19 BAL DUE: PERMITS/INSP PAYMENT -----------------TOTALS------ PRINCIPAL PAID: 50.00 INTEREST PAID: .00 ADJUSTMENTS: .00 DISC TAKEN: .00 AMT TENDERED: 50.00 AMT APPLIED: 50.00 CHANGE: .00 PAID BY: FUSS & O'NEILL, INC PAYMENT METH: CHECK PAYMENT REF: 410077