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19-11P Evergreen Walk General Plan Mod Unit 7D & 7E
TOWN OF SOUTH WINDSOR , PLANNING&ZONING COMMISSIONNz on APPLICATION FORM IEIV Application Number: :art Official Receipt Date: :'[3 0 4 20 Munis Application Q 190 SOUTH WINDSOR PLANNING - APPLICANT: Evergreen Walk,LLC PROJECT NAME: Evergreen Walk Unit JE(10,000 s.f.)cliange from commercial (office)to commercial(daycare) COMPLETE LOCATION OF PROPERTY: 151 Buckland Road South Windsor CT 06074 OWNER OF RECORD ON LAND RECORDS: Evergreen Walk,LLC OWNER ADDRESS: ATTN; John.FinEuerra, 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: Attorney Christopher Smitb,Alter&Pearson,LLC,P.O.Box 1530,Glastonbury,CT 06033; 860-652-4020; esmithA,,alterpearson.com 7'098 73 Estimated presentation time: 30 mins THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone Change to (Public Hearing and Certificate of Mailing Required) ❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required) ❑ Subdivision ❑ Minor ❑ Major ❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Major ❑ Conditional Subdivision ❑ Special Exception to Table (Public Hearing and Certificate of Mailing Required) ❑ Site Plan of Development ❑ New ❑ Modification Building(s) Sq Ft: M e�ka , c x � hna 1Ylgai�fictio (General Plan of Development last updated 4/24/18) ❑ 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 ❑ 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 ❑ Other (explain in detail) PLEASE NOTE: An Application Pending Sign is required to be posted on the property for all applications ten (10) days prior to being heard by the Commission. J.':. . - , Signature of: �r Signature of Prop Evergreen WaLn Fbiguerra,Member Evergreen Walk,L C, y l n Fingaerra,Member Print Name of Applicant Print Name of Property Owner Revised 1/9/2017 ALTER PEARS-ON, LLC ATTORNEYS AT LAW February 4, 2019 VIA HAND-DELIVERY Chairman Bart Pacekonis, and Members of the Planning and Zoning Commission ATTN: Michele R. Lipe, AICP Director of Planning Planning Department 1540 Sullivan Avenue South Windsor, Connecticut 06074 Re: Appiication requesting approval to modify General Plan of Development for Evergreen Walk, which is located within the Buckland Road Gateway Development Zone ("GD"), concerning. Unit 7D/7E_("Application"). ApplicantlOwlz:,r: Evergreen Walk, LLC. Dear Chairman Pacekonis and Members of the Commission: Please be advised that the undersigned represents Evergreen Walk, LLC ("Applicant") concerning the above-referenced Application. The proposal is to modify the existing, approved General Plan, whereby approximately 10,000 s.f. of commercial/office space located in Unit 7D/7E, will be modified to 10,000 s.f of commercial/day care facility space. This modification will maintain the 2:1 ratio for commercial to residential space that is required pursuant to prior approvals for the residential use located on Unit 7B at Evergreen Walk. As you are aware, this is a modification to the General Plan of Development only. Any specific proposed day care facility use would be the subject of a future application to the Commission. As provided by Section 8.6.3 of the Zoning Regulations, plans depicting this proposed modification, with the appropriate zone data table information, prepared by FLB Architecture & Planning,Inc.,are included with the enclosed application form and check representing the requisite filing fee. We also enclose a Utility Impact Statement for Evergreen Walk(with latest revision date of January 31, 2019), prepared by Fuss & O'Neill, and Evergreen Walk Development, Proposed General Plan Modification, 'Traffic Impacts, dated January 28, 2019, and prepared by Stephen F. Mitchell, PE, Traffic Engineering Department Manager, New England Transportation, AECOM. ALTER PEARSION, LLC ATTORNEYS AT LAW February 4, 2019 Page 2 We look forward to processing this modification request with the Commission and your professional Staff. Thank you for your anticipated cooperation and assistance with this request. As always, best regards. Very-fiXuly yours, . Christopher J.`Smith Cc: Evergreen Walk, LLC Alan Lamson, AICP AECOM 860 529 8882 tel PEC0MImagine It. 500 Enterprise Drive 860 529 3991 fax Delivered. suite 3B 860 990 6755 Direct Rocky Hill CT 06067-3913 www.aecom.com stephen.mitchell@aecom.com January 28,2019 Mr.John Finguerra Evergreen Walk,LLC 1109 Rose Lane Virginia Beach,VA 23451 RE: Town of South Windsor Evergreen Walk Development Proposed General Plan Modification Traffic Impacts Our File:60410450 Dear Mr.Finguerra: Evergreen Walk is in the Buckland Road Gateway Development Zone in the Town of South Windsor(The Gateway Zone). The Gateway zone is a multi-use zone that allows a mix of retail,office and ancillary uses. Portions of the development,including recreational,retail and office uses,are complete and have been in operation for some time. Residential and hotel areas are presently being completed, and there are several remaining undeveloped units of land that have assigned future uses in accordance with the present General Plan of Development. Evergreen Walk, LLC is proposing to modify the present General Plan to change 10,000 square feet of Office development into 10,000 square feet of Daycare use on Unit 7E. This letter has been prepared to document the traffic impact associated with this proposed change. The attached tables indicate the anticipated change to the trip generation of development from the previously approved General Plan. This computation has been conducted as follows: 1. The trip generation for the previous General Plan(22,000 sf office)was computed for Unit 7E using the ITE Publication Trip Generation in accordance with the procedures indicated in that manual. This is presented in Table 1. 2. The trip generation for the proposed General Plan(12,000 sf office and 10,000 sf daycare)was computed in a similar fashion. This is presented in Table 2. a. Because this proposed facility is located within the mixed-use Evergreen Walk development,it is anticipated that a significant amount of the calculated generation will come from other uses on the site. This"Internal capture"traffic was computed as follows:The general plan contains several uses that will not generate traffic using the daycare facility. These include the institutional use,indoor recreation use and hotel use. b. In addition,the retail use will only generate daycare trips for employees. c. To compute the capture trips,the institutional,indoor recreation and hotel traffic were deleted from the internal trips that could contribute to the internal capture. d. For the retail use,the entire retail value was deleted,and then the estimated employee trips were added back in. e. These calculations are illustrated in Table 3,and result in the total generation anticipated under the proposed modified General Plan. 3. Table 4 shows the anticipated traffic under the existing General Plan,and the traffic anticipated under the proposed modified General Plan. The difference is the additional traffic anticipated as a result of this change. AAECOM Trip Generation Summary M-4— Aft—,at—I Phase Open Dates 1;2&2019 pfoled Evetonea Walk-DWutre Arutkye s Date 1,26t2019 'Weekday A. Dairy Tr;. Weekday AM Peak How of Weoday pm pes,Hou,co Saturday AM Peak HOW of Aq.Mt Street TrjFK A4not4 Street Traft C—.W ffE Laxt we EM, W ToW Efgv E,*A row Enter Exit TdW Enter EM Total 71O OfteLltit 122 121 243 30 4 34 6 27 33 0 22 Gross Flaw Arm IWO Sf unadt.ved vo-* 122 121 243 30 4 34 6 27 33 0 0 0 Internal Capture Tops 0 0 0 0 0 0 0 0 0 0 0 0 P--By Tq. 0 0 0 0 0 0 0 0 0 0 0 0 Volury Added to fiudia—t Streets 122 12f 243 30 4 34 6 27 33 0 0 0 T.W W drday A—ge Daly Tqs W rai Capture-0 Pe—m T.W Wee*dW AM Pe.-A P vs d AO—A Street Trafft Wenaf Capture-0 Pert ToU Weooley PM Peak How d A4=mt Street Trzft kroe"Capture-.O;Wcem Total Saturday AM Peak Hour d C- ratcr lrftral Capture-0 Pv. A Table 1 -Raw Trip Generation-Existing General Plan Trip Generation Summary ARWr-atme Mle-ative I Phase. OINIODale VMAIS P,.ieot rtajl—Walk-Daycare Ma"s Date, T12&`2()I9 Wed'dot,Am"W Way T11PS WeeWay AM Peak of Pki Pe*e—"t S&%.*Peak F..d Generator Adiaomt Street Traft Aot—I Street TrOc ITE Land Use Enter EXR Tote . Ent. Fat ToW Beer Et Toad EAW Ekt Total 565 DAYCARE 371 370 741 65 67 122 W So 123 It 6 17 to Gars F�' Arm tOW SF 710 Off Use 66 66 132 17 2 Is 3 15 Is 3 2 5 12 G."Bear Alm IOW Sf 437 436 873 82 59 141 61 so 141 14 a 22 Imernal Capt..T(V. 0 0 0 0 0 0 0 0 0 0 0 0 Pass,B TIVS 0 0 0 0 0 0 0 0 0 0 a 0 Volurrie Added Icy A43ow Stleeft 437 436 $73 82 59 141 61 so 141 t4 a 22 TOW Weelyday A-4ge Dady Tqs IrA.-,31 C.'%:o=0 percent Toot WeMday AM Ptr*How of Adia-wu Street TIdft kAmut C.O..-0 P—M r.W Weekami,PM Peak H—af Ady—i Str.&Teft Itm a Capture 0 Pme't Td&SaLday Pe*Mo.d G--aW truanal Gape-0 Percent Table 2-Raw Trip Generation- Proposed General Plan P 13 A=COM Total Site Generated Traffic 675 374 1049 1575 1636 3212 1915 1909 3724 Retadf Site Generated Ti afhC 357 ..�.. 576 IC69 1159 2228 i 1505 1 .. '2894 RetaJ Ernp;0yees A 3aX :AM � 15% PM 5 Sat ,it.}1 „,� .-. .r'id17 .,1 .,; 33a, i 7''i 69 215 tnstitutional 10 7 17 27 22 49 27 22 49 Hotel 43 31 74 38 39 77 48 48 46 indoor Recreation 82 52 134 166 102 268 147 153 300 Retai 357 219 $76 1069 1159 2228 1505 1389 2894 Traffic not using Daycare 492 309 801 1300 1322 2622 1727 1612 3339 Potentially Using Daycare ig3 65 249 275 314 590 188 197 385 Less internal Credit 67 37 Los 158 164 321 192 181 372 Add Retail Employees iD7 D 107 160 174 314 75 69 145 A,,)4atrle for internal Capture 222 28 250 278 325 603 72 85 157 Capture percentage 10.00% weekday 22 3 0.00%Wurday Table 3-Captured Trips Calculation Table 4 indicates that fewer than 100 vehicle trips are anticipated during any peak hour as a result of the requested modification to the general plan of development. The additional traffic represents an increase of less than 8%,and should have no impact on the operation of the surrounding intersections during any of the peak hour of traffic (weekday mornings,weekday afternoons,and Saturday mid-day hours). E n t er Exit Tata� Enter E X,�,t Total Enter Exit Totai Proposed Development 50 56 116 33 48 81 14 8 22 Original Proposal 30 4 34 6 27 33 5 4 9 Traffic Resulting from this modification 30 52 82 27 21 48 1 9 4 13, 'Table 4-ldet Trip Generation We therefore conclude that the proposed modification of the approved General Plan of Development will not have any negative impact on the operation of the site and adjacent roadway system. A=COM Ina A ,4 We would be happy to respond to any questions or comments that you have. It is our understanding that this traffic statement will be included in support of an application to the Town of South Windsor for a revision to the General Plan of Development. Very truly yours, AECOM Technical Services iTrac 4F. chell,PE ngineering Department Manager New England Transportation Utility Impact Statement For Evergreen Walk South Windsor, Connecticut Revised October 27, 2015 — Revised December 14, 2015 Revised May 10, 2017 Revised December 18, 2017 Revised January 31, 2019 Developer: Evergreen Walk Associates, LLC c/o John Finguerra 1109 Rose Lane GOAYk �,tiuueI Virginia Beach,VA 23451 4a =* FUSS&O'NEILL Disciplines to Deliver Engineer: Civil and Environmental Fuss & O'Neill 146 Hartford Road Manchester, CT 06040 Project No. 2000481.A19 _ FUSS&O'NEILL UTILITY IMPACT STATEMENT _ FOR EVERGREEN WALK SOUTH WINDSOR, CONNECTICUT SECTION PAGE I. INTRODUCTION.................................................................................................... I A. Purpose and Scope............................................................................................ 1 B. Site Location..................................................................................................... 1 C. Project Description........................................................................................... 1 II. WATER SUPPLY.......................................................................................................2 A. Projected Public Water Supply Requirements....................................................2 B. Existing Water System...................................................................................... 3 C. Proposed Improvements...................................................................................4 D. Conclusion........................................................................................................4 III. SANITARY SEWERS................................................................................................4 A. Projected Sewage Flows from Proposed Project...............................................4 B. Existing Sewerage Facilities............................................................................... 5 C. Proposed Improvements...................... D. Conclusion........................................................................................................ 6 IV. STORMWATER MANAGEMENT......................................................................... 6 A. Existing Conditions .......................................................................................... 6 B. Proposed Detention and Storm Sewer System.................................................. 7 A. Electric Power.................................................................................................. 7 B. Gas................................................................................................................... 7 C. Communications............................................................................................... 7 EXHIBITS 1. Site Location Plan 2. Water Supply Exhibit 3. Sanitary Sewer Exhibit F AP2000\481\A19\General Plan of Development\Utility Statement\UtilityReport_2019-01-31.doc1 FUSS&O'NEILL I. INTRODUCTION A. Purpose and Scope This Utility Impact Statement has been prepared in accordance with the most current revisions to the Town of South Windsor Zoning Regulations. Its purpose is to define,in a general way, the projected impact that the proposed land uses and intensities will have on the Town's infrastructure,with particular emphasis on: 1. Water supply and distribution system 2. Sanitary sewers 3. Stormwater management B. Site Location The development site is located in the south central part of the Town of South Windsor north of the Manchester town line. It is approximately 243 acres in size and is generally bounded on the north by Deming Street, on the east by Buckland Road, on the south by Smith Street and on the west by Plum Gulley Brook (Exhibit 1). On-site existing topographic elevations range from 70 to 150 feet above mean sea level. The major roadway network that provides primary access to this project was reviewed during permitting by the Town and the State Traffic Commission / OSTA and was further discussed in associated Traffic Impact Studies. C. Project Description The 243 acre site was used for farming for many years. Currently, the Shoppes at Evergreen Walk (a retail center), ECHN and ECHN I1 (medical office buildings),LA Fitness (an indoor recreation center),an independently owned medical office building,Tempo Apartments, and other retail and restaurant uses have been constructed. An assisted living facility as well as a hotel are currently under construction. Another assisted living facility will be under construction in 2019. Future uses will include additional retail, office uses, and residential/institutional. When fully built, Evergreen Walk is anticipated to include the following development: TABLE 1 Land Use Previous Size tt> Proposed Change Proposed Size Hotel 108 rooms No Change 108 rooms Indoor recreation 45,000 SF No Change 45,000 SF Office 251,170 SF 10,000 SF 241,170 SF Commercial-Daycare NA +10,000 SF 10,000 SF Retail 600,480 SF No Change 600,480 SF —� Residential 200 units No Change 200 units Institutional-Residential 290 units No Change 290 units -' The location of Evergreen Walk is shown on the accompanying Location Plan (Exhibit 1). The utilities necessary to support the proposed development area r F:AP2000\481\A19\General Plan of Development\Utility Statcment\UtihtyRcport_2019-01-31.docx 1 FUSS&O'NEILL are shown on Exhibit 2 (Water Supply) and Exhibit 3 (Sanitary Sewer). The storm drainage watershed for the site is shown on Exhibit 1. II. WATER SUPPLY A. Projected Public Water Supply Requirements Based on the table of uses indicated in Table 1 and as shown on the Land Use Study, a projection of domestic water requirements was prepared. This projection is detailed in Table 2 below: TABLE 2 Size(S.F.)/ Average Peak Daily Peak Hourly Peak Hourly Land Use Units/ Unit Flow Daily Flow Flow(1) Flow(2) Flow r` Description Bedrooms/ (Gal/Day) Gal/Da Gal Da Gal Da Gal Min Beds ( Y) ( / Y) ( / Y) ( / ) Hotel 108 Rms 150/Rm 16,200 32,400 64,800 45 (No Change' (No Change) (No Change) ( lo Change) (No Change) Indoor 45,000 0.15/S.F. 6,750 13,500 27,000 19 Recreation (No change) (No change) (1\To change) (No change) (No Change) Office 241,170 0.11/S.F. 26,529 53,058 106,116 74 10,000) (1,100) (-2,200) (4,400) (-3) Commercial- 10,000 0.11/S.F. 1,100 2,200 4,400 3 Daycare (+10,000) (+1,100) (+2,200) (+4,400) (+3) Retail 600,480 0.10/S.F. 60,048 120,096 240,192 167 (No Change) (No Change) (No Change) (No Change) (No Change) Residential 200 150/Rm 45,000 90,000 180,000 Units/300 125 (No change) (No change) (No change) rooms (No Change) (No change) Institutional— 290 Units/ 150/Rm 62,250 130,500 261,000 181.25 Residential(3) 435 rooms (No Change) (No Change) (No Change) (No Change) (No Change) (1)Peak daily flow is 2.0 times the flow demand for an average day. (2)The peak hour demand(gallons per day)is 2.0 times the peak daily flow rate. (3)The Institutional—Residential category includes independent living units,which are assumed to have similar flow when compared to typical residential sources. In accordance with the usual and customary practice, the tabulated flows must be available for usage at residual pressures in the ranging from a low of 25 pounds per square inch to a maximum of about 110 pounds per square inch. F:\P2000\48l\A19\General Plan of Development\Utility Statement\UtilityReport_2019-01-31.docx 2 FUSS&O'NEILL Requirements for water for fire protection purposes were determined based on the proposed development. Relative to retail areas, current standards indicate that a fire flow of 2,000 to 3,000 gpm at a 25 psi minimum residual pressure for up to a three hour period may be required. As necessary, flow tests and calculations will be performed for the various phases to confirm adequate fire flow service. B. Existing Water System The existing public water system is owned and operated by The Connecticut Water Company (CWC) with offices at 446 Smith Street,Middletown, CT 06457. A 12 inch water main fronts the site on three sides,Deming Street on the north,Buckland Road on the east, and Smith Street on the south (Exhibit 2). A fire flow test conducted by the CWC on September 24, 2014 at a hydrant on Tamarack Road (South End) yielded a flow of 1,463 gallons per minute (gpm) with a residual pressure of 72 pounds per square inch (psi). The static pressure was 90 psi. The hydrant tested is located to the south and west of The Shoppes at Evergreen Walk. —' Additional fire flow tests were conducted by the CWC on September 24, 2014 at a hydrant on Tamarack Avenue near the ECHN II medical offices. The hydrant yielded 1,930 gpm with a residual pressure of 54. The static pressure was 96 psi. Currently, one 8-inch water main serves ECHN and ECHN II. It branches off of the 12-inch Deming Street water main and extends south along Tamarack Avenue toward ECHN IL It then continues along the connector road between Evergreen Way at LA Fitness and Tamarack Avenue at ECHNII and connects the 8-inch mains in Evergreen Way and Tamarack Avenue. The service for LA Fitness branches off of Buckland Road and extends west along Cedar Avenue. The Tamarack Avenue extension at the north end of the site is now connected with the Cedar Avenue to create a loop. A 12-inch water main branches off of Buckland Road at the southern end of Evergreen Walk and extends west along Tamarack Avenue. This 12-inch water line follows Evergreen Way north for a portion, splits, and then recombines and continues north to the water main located at the intersection of Evergreen Way and Cedar Ave to create a loop. At the southern end of Evergreen Walk, a 12-inch water main continues in the westerly direction on Tamarack Avenue and past the intersection with Evergreen Way. The 12-inch main then tees at the intersection of Tamarack Avenue and Longleaf Lane and continues north on Tamarack Avenue and west on Longleaf Lane. The 12-inch main on Tamarack ends just south of the bridge with a fire hydrant and blow-off assembly. The 12-inch main on Longleaf Lane extends in the westerly direction and just past the entrance to the Tempo Apartments. There are two 8-inch water main connections to the 12-inch main on Longleaf that loop through the Tempo Apartments development. There is also an 8-inch main that loops the Tempo Apartments main to the east and l`:AP2000\481\A19\General Plan of Development\Utility Statement\UtilityRepor 2019-01-31.docx 3 FUSS&O'NEiLL connects to the 12-inch water main in Tamarack Avenue. This connection is _ located to the north of the Hotel development site. C. Proposed Improvements As Tamarack Avenue continues to be constructed, the 12-inch water main in Tamarack Avenue will extend from the southern limits near Longleaf Lane to Deming Street on the northern edge of Evergreen Walk. The timing and configuration of these connections are dependent upon future development and have not yet been determined. The Connecticut Water Company (CWC) and Town of Manchester have executed an agreement that includes the connection of Manchester Water Department's Buckland Hills system to the CWC system in Buckland Road. This connection will ensure there is significant and adequate fire protection to the Gateway Development Zone. There are no changes to the projected water demand as a result of the most recent revisions to the General Plan of Development. D. Conclusion With the connection to the Town of Manchester's water system, extensions and _ future improvements to the water system by Connecticut Water Company,it is our opinion that the existing and proposed water facilities will provide adequate water service for domestic and firefighting purposes in the quantities and _ pressures required to support the development proposed herein. As necessary, calculations will be performed for the various phases to confirm adequate fire flow service, and the necessary improvements will be proposed to address those needs. III. SANITARY SEWERS A. Projected Sewage Flows from Proposed Project This General Plan of Development proposes six land uses: office,hotel, recreation,retail,residential, and institutional. It is anticipated that sewage will be generated from this project in the following amounts: TABLE 3 Typical Land Use Size(S.F./Units/ Unit Flow(1) Average Daily Description Rooms/Beds) (Gal/Day) Flow(Gal) Hotel 108 rooms 150/rm 16,200 (No Change) (No Change) Indoor Recreation 45,000 0.15/S.F. 6,750 (No Change) (No Change) Office 241,170 0.11/S.F. 26,529 (-10,000) (-1,100) Commercial-Daycare 10,000 0.11/S.F. 1,100 (+10,000) (+1,100) F:AP2000\481\A19\Genera1 Plan of Development\Utility Statement\Uti1ityReport_2019-01-31.docx 4 FUSS&O'NEILL TABLE 3 Typical Land Use Size(S.F./Units/ Unit Flow(1) Average Daily Description Rooms/Beds) (Gal/Day) Flow(Gal) Retail 600,480(2) 0.10/S.F. 60,048 (No Change) (No Change) Residential 200 units/300 rooms 150/rm 45,000 (No Change) (No change) ... Institutional—Residential 290 units/435 rooms 150/rm 65,250 (No Change) (No change) (1)All units of flow were estimated from data generated by Fuss&O'Neill for similar types of establishments/uses. (2)Including restaurants The following table summarizes the total average daily flow and includes a contribution from groundwater inflow: TABLE 4 Contributing Peak Peak Design Sewage Average Daily Peak Daily Area(Acres) Infiltration(') Flow Source Flow(Gal) Flow(1)(Gal) 243 Ac x 60% Flow(Gal) (gal/day) Project Site 220,877 883,508 146 146,000 1,029,508 (No Change) (No Change) (No Change) (1)Assumes a Peaking Factor of 4.0 for the mixed-use development. (2)Peak Infiltration= acreage x 1000 gallons/day B. Existing Sewerage Facilities The Evergreen Walk site lies within the wasteshed area of the Clark Street sewage pump station. Gravity sewers are located in Buckland Road, east of Deming Street (northern boundary of the site), Clark Street (west of the site), Wheeler Road (south of the site) and in Smith Street west of Wheeler Road (southwest of the site). The sewers from Clark Street, Smith Street, and Wheeler Road flow by gravity to the Clark Street pump station. The Buckland Road sewer flows by gravity north. Sewage from the Original ECHN building at Buckland Road and Deming Street as well as from Manchester Pediatric Associates currently flows by force main to the Buckland Road gravity system. In addition, ECHN II and ECHN III sewage flows southerly by force main to the gravity branch located west of LA Fitness. In 1995,Weston and Sampson performed a sewer study of the Buckland Road wasteshed, and determined the most cost effective sewer plan for the wasteshed. The most cost effective sewer alignment to serve what is now the Evergreen Walk site was found to be a gravity sewer which connected to the existing sewer system on Clark Street. Such an alignment included the installation of 1,900 F:AP2000\481\Al9\General Plan of Development\Utility Statement\U6lityReport_2019-01-31.docx 5 FUSS&O'NEILL lineal feet of 12 inch sewer from a manhole north of the Clark Street pump station to the western property line of Evergreen Walk,generally as shown on Exhibit 3. From that point, the entire site could be served. The new alignment is in place and referred to as the Gateway Trunk Sewer. This alignment required the crossing of wetlands and Plum Gulley Brook. Improvements to the capacity of the Clark Street pump station are not required to accommodate sewage flows anticipated by the proposed General Plan of Development as the projected flows have not increased. C. Proposed Improvements There are no changes to the projected sewer flows as a result of the most recent revisions to the General Plan of Development.There are no additional off-site improvements required for the proposed Evergreen Walk development. D. Conclusion The quantity of sewage to be discharged from the uses proposed in the development plan can be adequately served by the existing Town of South Windsor sewerage facilities. IV. STORMWATER MANAGEMENT A. Existing Conditions The proposed project is situated on a parcel of land containing 243 acres located west of Buckland Road, north of Smith Street and south of Deming Street. Plum Gulley Brook flows near the westerly boundary of the project and is actually within the project area for a distance of about 2400 feet. There are two unnamed streams on the site that are tributary to Plum Gulley Brook. One of the streams flows along the southerly boundary and originates south of Smith Street. The larger stream flows west to east from Buckland Road about 2,000 feet north of Smith Street. This second stream,which originates on the east side of Buckland Road,joins Plum Gulley Brook within the project area. In addition to the stormwater runoff from within the project area, there are about 190 acres east of Buckland Road that drain to the project. Part of this flow is from the detention basin constructed as a part of the Lowe's/Target project. It is assumed that any future construction within the drainage area east of Buckland Road will include detention facilities that will maintain flow rates equal to existing levels. _ All of the stormwater runoff from the site and the area east of Buckland Road discharges to Plum Gulley Brook. A little over one mile downstream of the proposed development,Plum Gulley Brook and Whaples Brook join at Vintons Mill Pond to form the Podunk River. F:AP2000\481\A19\Genera1 Plan of Dcvclopment\Utility Statement\UtilityReport_2019-01-31.docx 6 FUSS&O'NEILL B. Proposed Detention and Storm Sewer System In order to minimize negative environmental impacts and the possibility of increased runoff overloading downstream drainage facilities,low impact - development design techniques as well as stormwater best management practices (BMPs) will be utilized both during and after construction. A series of sedimentation and detention basins have been and will be constructed to control — sediment and peak storm flows from development at Evergreen Walk. Infiltration of stormwater will be utilized where geologic conditions permit. During the design stage, efforts will be made to create detention and infiltration basins that are aesthetically pleasing and nuisance free. The stormwater resulting from the most recent changes to the General Plan of Development (i.e. daycare facility) will be discharged to and attenuated in Detention Basin #2,located west of the Tempo Apartments. During construction, erosion control measures will be installed to minimize - erosion and sedimentation. Haybale erosion checks and silt fence will be installed where needed. Sedimentation basins will be constructed when needed. In some cases, detention basins may be used as temporary sedimentation basins. - All erosion control measures will be constructed in accordance with the requirements of the latest edition of Connecticut"Guidelines for Soil Erosion and Sediment Control". V. OTHER UTILITIES A. Electric Power Past discussions with officials of Eversource indicate that no problems exist relative to the supply of power to the proposed site. New service to the daycare site will come from existing infrastructure adjacent to the development unit located at Tempo Apartments and will continue to be underground. B. Gas _ Yankee Gas has a main line in Deming Street and Buckland Road as well as though out the Evergreen Walk site that is adequate to serve the proposed development. The Deming Street gas line serves ECHN. The Buckland Road _ gas line branches off onto the southern Tamarack Avenue by The Shoppes and along Cedar Avenue south of LA Fitness. The Cedar Avenue branch has recently been extended.to the south and west to serve the assisted living facility - currently under construction and also serves LA Fitness, ECHN II, and will serve the Harbor Chase Retirements facility scheduled to begin construction this year. C. Communications _ There is adequate telephone and data service available to the proposed development. F:AP2000\481\A19\General Plan of llevelopment\UdGty Statement\UtilityReport_2019-01-31.docx 7 T m- —7.. �— He Pelh: 200°M0 MUN R• RB12°°° ]C Ma ut 6 Mon, 7• —r —�'. .. P •af'• P 4A21 aBuuh P 35r •fGt (QROAD 6a BROOM 32' 0"• 660000 PEST V-3 WtNos0Rv1LLC U mf 1 1� y •, e e IJ�O .I• �C'�' • ,apV '• • O ,. •• mq5� � i•• •• •• • V ?•�T , ' 1'r II A ••:'•;. :+'• '•:• •.fi,'..' ,,• •••• • m •••A •`•••.T'.• . it NCO ' !lyc ;;fit; •• •,, r;�• � '� ' aJ `�',�. .J ••:•,•'arr�.: �' .N% i l�l � ♦. • •• F •1 A 11•�I 1 MP11 Q • •• 4r' • • ` }}} IS\ �l •� +• o •• .61 y `�J, "PODUNK RIVER u •. ••. ` `.. DRAINAGE AREA ••• • 4 cz r 1 '•r1 • • ' . - j "' a PLUM GULLEY � , �p • • :; `' ,• Ca w .,,/y�.:., 'r. ,c DRAINAGE AREA • • • nrE ' �� • • BM � .� r= '� ' f Ili 1 � ! , �� J' ( , 0 � 1 . lf•�1• ''1 •,71 st '�''�� •• !4 p ��. • WALK 0 10 EVERGREEN WALT{'. .Lr- ''••t , TO JACQU iy;�+< ES PONll �l� •Q „i .S y, � t! l fil zc•, � :,,. . .•:. .. ........;„ •© BUCKLAND PLAZA � L• o z .• .,..: + ANCHESTER INDUSTRIAL vd','• �' ° `��1' PARK I J.C. PENNEY o r' 6 �. • 4YY "Ilw• 0 . � � •' „°, * •♦. .• ;Note: Other subareas contained in drainage modc as have been omitted from this map for clarlt} ..A nIMIN11-! 17MMA nA n rT I ISriS 0(.)AI)RANGL,E, REVISED 1992 . X IF CNN Se4 0 S-0� ?d&U&Ot m � 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 J�OS0 co TELEPHONE (860) 644-2511 CERTIFIED MAIL 70171450 00013280 5860 February 5, 2019 Joseph V. Camposeo,Town Clerk Town of Manchester 41 Center Street Manchester, CT 06040 Dear Mr. Camposeo: Re: Notice to Adjoining Municipalities In accordance with Connecticut General Statutes concerning notification to municipalities regarding Planning & Zoning Commission applications that could affect the abutting town, we hereby notify you of the application submitted by Evergreen Walk LLC. Appl. 19-11P, Evergreen Walk, LLC—request to modify the Evergreen Walk General Plan of Development concerning Unit 7D/7E to include a daycare facility, on property located at 151 Buckland Road,GD zone If you have any question, please contact the Planning Department at 860-644-2511, ext. 329. Very truly ours, n Michel R. Lipe, AICP Director of Planning MRL/llz ALTER PEARSON, LLC ATTORNEYS AT LAW Christopher J. Smith 701 Hebron Avenue csmirhf_aalrerpearson.com PO.Box 1530 Glastonbury,CT o603; 86o.652.4020 T E L E P H O N F 86o.652.4022 FAcs I M 1 LE February 7, 2019 VIA CERTIFIED MAILING Lori J. Mathieu Public Health Section Chief CT Department of Public Health 401 Capitol Avenue P.O. Box 340308 Hartford, Connecticut 06134-0308 Re: Notice of filing an application with the Planning and Zoning Commission of the Town of South Windsor, Connecticut, requesting approval to modify the General Plan of Development for Evergreen Walk, which is located within the Buckland Road Gateway Development Zone ("GD"), concerning Unit 7D/7E ("Application"). This notice is provided by Section 8-3i of the Connecticut General Statutes. Applicant/Owner: Evergreen Walk, LLC. Dear Section Chief Mathieu: Please be advised that the undersigned represents Evergreen Walk, LLC ("Applicant") concerning the above-referenced Application. The proposal is to modify the existing, approved General Plan, whereby approximately 10,000 s.f. of commercial/office space located in Unit 7D/7E, will be modified to 10,000 s.f. of commercial/day care facility space. This modification will maintain the 2:1 ratio for commercial to residential space that is required pursuant to prior approvals for the residential use located on Unit 713 at Evergreen Walk. This Application proposes a modification to the General Plan of Development only. Any specific proposed day care facility use would be the subject of a future application to the Commission. The real property that is the subject of this Application may be located within a designated watershed or aquifer protection area, as provided by Section 8-3i. If you should have any questions concerning this matter, please do not hesitate to call me. Thank you for your anticipated cooperation and assistance with this request. ALTER PEARSON, LLC ATTORNEYS AT LAW Page 2 As always, best regards. V eVly yours Christophe J. Smith Cc: Planning and Zoning Commission of the Town of South Windsor Evergreen Walk, LLC ALTER PEARSON, LLC �TT0R\LYS AT L 1' Christopher J. Smith -oz Hebron_lvenue csmi h Co P. Gi rstonburv;CT 86(D.652.4o20 T E L E P H 0 N E 86C.6j2.4022 EACSI M I LE February 8, 2019 VIA CERTIFIED MAILING The Metropolitan District ATTN: Robert Langenauer Manager of Operations 125 Maxim Road Hartford, Connecticut 06114 Re: Notice of filing an application with the Planning and Zoning Commission of the Town of South Windsor, Connecticut, requesting approval to modify the General Plan of Development for Evergreen Walk, which is located within the Buckland Road Gateway Development Zone ("GD"), concerning Unit 7D/7E ("Application") This notice is provided by Section 8-3i of the Connecticut General Statutes. Applicant/Owner: Evergreen Walk, LLC. Dear Mr. Langenauer: Please be advised that the undersigned represents Evergreen Walk, LLC ("Applicant") concerning the above-referenced Application. The proposal is to modify the existing, approved General Plan, whereby approximately 10,000 s.f. of commercial/office space located in Unit 7D/7E, will be modified to 10,000 s.f. of commercial/day care facility space. This modification will maintain the 2:1 ratio for commercial to residential space that is required pursuant to prior approvals for the residential use located on Unit 7B at Evergreen Walk. This Application proposes a modification to the General Plan of Development only. Any specific proposed day care facility use would be the subject of a future application to the Commission. The real property that is the subject of this Application may be located within a designated watershed or aquifer protection area, as provided by Section 8-3i. If you should have any questions concerning this matter,please do not hesitate to call me. Thank you for your anticipated cooperation and assistance with this request. ALTER PEARSON, LLC ATTORNEYS AT LAW Page 2 As always, best regards. Ve Vuly your Christopher J. Smith Cc: Planning and Zoning Commission of the Town of South Windsor Evergreen Walk, LLC ALTER PEARSON, LLC ATTORNEYS AT LAW Christopher J. Smith joi Hebron Avenue csmith P.O.Box 1530 Glastonbury,CT o60;; 86o.652.4020 TELEPHONE 86o.652.4022 E.acs F H I LE February 8, 2019 VIA CERTIFIED MAILING Connecticut Water Company ATTN: Val Hodder 25 North Road East Windsor, Connecticut 06088 Re: Notice of filing an application with the Planning and Zoning- Commission of the Town of South Windsor, Connecticut, requesting approval to modify the General Plan of Development for Evergreen Walk, which is located within the Buckland Road Gateway Development Zone ("GD"), concerning Unit 7D/7E ("Application"). This notice is provided by Section 8-3i of the Connecticut General Statutes. Applicant/Owner: Evergreen Walk, LLC. Dear Mr. Hodder: Please be advised that the undersigned represents Evergreen Walk, LLC ("Applicant") concerning the above-referenced Application. The proposal is to modify the existing, approved General Plan, whereby approximately 10,000 s.f. of commercial/office space located in Unit 7D/7E, will be modified to 10,000 s.f of commercial/day care facility space. This modification will maintain the 2:1 ratio for commercial to residential space that is required pursuant to prior approvals for the residential use located on Unit 7B at Evergreen Walk. This Application proposes a modification to the General Plan of Development only. Any specific proposed day care facility use would be the subject of a future application to the Commission. The real property that is the subject of this Application may be located within a designated watershed or aquifer protection area, as provided by Section 8-3i. If you should have any questions concerning this matter,please do not hesitate to call me. Thank you for your anticipated cooperation and assistance with this request. J • e ALTER PEARSON, LLC ATTORNEYS AT LAW Page 2 As always, best regards. V��uly yours Christoph(r J.'Smith Cc: Planning and Zoning Commission of the Town of South Windsor Evergreen Walk, LLC 10NN 3fA F ion O-P sloaC d&uz�� O G U x � 1540 SULLIVAN AVENUE• SOUTH WINDSOR. CT 06074 �r�dsoa•co�� TELEPHONE(860) 644 2511 CERTIFIED MAIL 7011 1570 0000 6337 4472 March 13, 2014 Mr. Alan Lamson FLB Architecture &Planning,Inc. 19 Silver Lane East Hartford, CT 06118 Re: Appl. 14-09P,Evergreen Walk, General Plan of Development Reapproval Dear Mr. Lamson: At its March 11, 2014, meeting, the Planning and Zoning Commission voted to approve your request for Evergreen Walk, General Plan of Development Reapproval as shown on plans prepared by FLB Architecture&Planning, Inc,Job No. 99508.00, sheets Z3-1 through 3,dated 02/24/2014 as revised. This approval is subject to the following conditions: 1. Site Plan of Development approval is required prior to construction,per Section 4.2.15.1) of the zoning regulations. Construction phasing must be included on Site Plan of Development if appropriate. 2. No building permits will be issued until any required STC certificate has been issued(per CGS §14-311). 3. The Commission notes that this approval is for a General Plan of Development, which does not address all engineering and site design details. The applicant must submit an application for a site plan of development approval, at which time the Commission will review all specific details of the project,including but not limited to the following concerns raised during the Zone Change/General Plan application process: • The applicant must evaluate modifying the existing intersection at Tamarack and Evergreen Way for consideration of incorporating a four-way stop. — .. • Any application for approval of a"Final Plan"for the development of an additional area within Evergreen Walk, which area is not as of this date the subject of an approved"Final Plan", shall require submission of a written plan of action to provide adequate water supply for the proposed use. This requirement shall not apply to a modification of any existing"Final Plan" approval for any portions of Evergreen Walk. 3. The Plum Gulley Brook/Podunk River watershed is a highly sensitive watershed and stream corridor,hydrologically, hydraulically and ecologically. Storm drainage design at the site plan stage must thoroughly and adequately address storm water quality and quantity, including both on-site and downstream impacts. 4. Views of parking areas from Buckland Road must be minimized through the use of berms and perimeter landscaping. Parking lot lighting in close proximity to Buckland Road will be pedestrian-style (but may be higher and brighter). 5. Roofs and roof equipment must be screened from Buckland Road, Smith Street and Deming Road. 6. Pedestrian and bicycle interconnection between the lifestyle center("main street"retail center),indoor recreation facilities, office and housing must be provided. 7. Delivery trucks must use routes other than the "main street"to make site deliveries. 8. When details of Buckland Road widening are finalized at the site plan stage, adequate additional right-of-way along Buckland Road must be provided. 9. Trees and hedgerows must be preserved to the maximum extent possible;preservation details to be shown on the site plan. 10. No outdoor storage is allowed in the Gateway zone,per Section 5.8.6.c of the zoning regulations. 11. Construction phasing, including phasing of external roadway improvements, must be shown on the site plan. 12. As additional green space is added, it should include some of the site's existing natural features. Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development,with this approval letter reproduced thereon,must be submitted. After the mylars have been endorsed by the Commission,they will be returned to you for filing in the office of the Town Clerk. Three blueprint copies of the entire set of plans must also be submitted. Sincerely, Bart Pacekonis, Chairman Planning and Zoning Commission BP/llz cc: Fuss &O'Neill Town Engineer Chief Building Official Assessor PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 2/5/19 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 19-11P, Evergreen Walk General Plan of Development update Location: Unit 7D/7E— 151 Buckland Road ® Site Plan ❑ Subdivision No. Acres 243 Zone BGDZ ❑ Industrial ® Commercial ❑ Residential No. Lots/Units Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System Project Description: Add day care facility to General Plan Future Town-owned property involved? ❑ Yes ®No ❑ new street(s) ❑ new detention area ❑ new open space/recreation area ❑ active ❑passive Planning Department notes: Engineered Site plan would be required Please comment by 215/19 and return to the Planning Department. 10NN Sf4 a �s.� V&U&Ot co 0 m & �r� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 soR.co�`� TELEPHONE (860) 644 2511 February 11, 2019 Evergreen Walk, LLC C/O Alter & Pearson, LLC Christopher Smith P.O. Box 1530 Glastonbury, CT 06033 Dear Attorney Smith: RE: Appl. 19-11P, Evergreen Walk, LLC - request to modify the Evergreen Walk General Plan of Development concerning Unit 7D/7E to include a daycare facility, on property located at 151 Buckland Road, GD zone Please be advised that the above referenced matter has been scheduled on the Planning 8s Zoning Commission Regular Meeting agenda for Tuesday, February 26, 2019 in the Madden Room of the South Windsor Town Hall, 1540 Sullivan Avenue. The Regular Meeting will follow the Public Hearing which begins at 7:00 p.m. Someone must be present at the meeting to represent the application. Three 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 and Smith Street by Friday, February 15, 2019. 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, _ Lauren Zarambo Planning Department Secretary Appl. #19-11P, Evergreen Walk General Plan of Development Modification 2-26-2019 Planning Department Report 1. The original general plan approved in 2001 and this plan was renewed in 2014 and modified several times over the past few years. 2. This proposed changes with this modification include: • Change approved 10,000 sf office to 10,000 daycare facility as a part of the commercial use. 3. Utility impacts to assess proposed changes were addressed in the report that you received. This report was reviewed by Town Staff and no concerns were expressed. Adequate public water is and sewers are available in the area and details designs would be reviewed at the time of site plan approval. Minor changes are projected in the peak traffic volumes. 4. Some improvements required with the last update included: further commitment to complete another section of the walking trail, completion of the final pavement (along Cedar Ave heading south), and requirement to complete the water loop as required by the Fire Marshal and CT Water which has been completed. 5. Some of the remaining items include future phases of the walking trail; removal of structures on site such as the old barns and the vacant houses along Buckland Road. 6. The PZC may recall this area is a part of the approved site plan that dates back to 2011 as a part of the multi-family approval. At that time, there was a requirement of a 2:1 ratio of residential to commercial that was required. 7. There is currently a site plan that has been approved by the PZC, IWA and WPCA for this unit area. 8. Prior to any actual building or site construction, a full site plan of development that is in conformance with the approved general plan must be submitted and approved by the Commission as well as the Inland Wetlands Agency and the WPCA. The site plan will include all of the engineering details as well as final building design and site layout. 9. Since this daycare proposal is only a small part of the overall site approved for unit 7D, we would expect a phased site plan be filed so that the offices in phase 2 are accounted for in the parking layout etc. and zoning data block If this General Plan is approved, Planning Dept. requests: All of the conditions of the 2014 general plan approval will remain in effect. t Note for the file: In 2016 the PZC • 2016 changes - The addition of a 255,200 sf of continuing care (institutional use) which would include 160 units of independent living; 160 units of assisted living; and 55 units of institutional in a four story facility. • Eliminate 80,000 sf of potential retail and 30,000 sf of potential recreational use Note for the file: In 2017 the PZC • Reduce to 600,480 sf of retail; • Reduce hotel rooms to 208; reduce office to 251,170 • Eliminate the institutional use and increase assisted living units to 290 • No changes to 200 Apartment or 75,000 Recreational use Note for the file: In 2018 the PZC • Location of future assisted living development north of LA Fitness. Assisted Living facilities are permitted in the Buckland Gateway Development zone by special exception. • Pedestrian access is shown throughout the site and is shown connecting to the sidewalk network within the development. A walking trail system proposed along the western portion of the site will be completed up to the new Independent Living Facility with that new construction. As development approvals continue, the Commission will want to continue to ensure that there is a strong pedestrian and bicycle connection between the many facets of the project continue and the internal trail system gets completed. 2 App!1911 P,Evergreen Walk General Plan Update 3 E§,F°$;?i ,Z‘:”‘”'”c'lifJi‘SIZ“ z co||nl:4 h‘f;:: afommn and Smlr of ,JI;.iklsmm m 322;1 i‘é‘m1inch=500 feet Q msuc nljJnlLK m u 3552 rspombm rr iifIrZ‘; nm «my; h sm . d“ n“ ?”?;E $n§§i2~o$i “‘|‘pem Mlm:inll:f! �O*N SC 4 O c 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 f�OSOR-CO TELEPHONE (860) 644-2511 CERTIFIED MAIL 70171450 00013280 5914 March 5, 2019 Evergreen Walk, LLC C/o Alter& Pearson, LLC Christopher Smith 701 Hebron Avenue Glastonbury, CT 06033 Re: Appl. 19-11P, Evergreen Walk LLC, General Plan of Development Modification Dear Attorney Smith: We are pleased to advise you that the Planning &Zoning Commission voted on February 26, 2019 to approve modifications to the Evergreen Walk General Plan of Development concerning Unit 7D/7E to include a daycare facility, on property located at 151 Buckland Road, GD zone as shown on plans prepared by FLB Architecture and Planning, Inc., Project No. 99508.00, Sheets Z3-1 through 3, dated 3/15/18 as revised with the following conditions: The Commission notes that this approval is for a General Plan of Development, which does not address all engineering and site design details. 1. A Site Plan of Development approval is required prior to construction, per Section 4.2.15.1) of the zoning regulations. 2. At the time of site plan submission, the Commission will review all specific details of the project, including, but not limited to, the following concerns raised during the General Plan of Development update application process: • Removal of structures on site such as the old barns and vacant houses along Buckland Road; • Timeframe for completion of the walking trail. 3. No building permits will be issued until any required OSTA certificate has been issued (per CGS §14-311). 4. All approval conditions of the March 11, 2014 for Appl. 14-09P, Evergreen Walk General Plan of Development remain in effect. Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development, with this approval letter reproduced thereon, must be submitted. After the mylars have been endorsed by the Commission, they will be returned to you for filing in the office of the Town Clerk. Three print copies of the entire set of plans must also be submitted. Sincerely, Bart Pacekonis, Chairman PLANNING&ZONING COMMISSION BP/llz Enclosure Cc: Town Engineer Chief Building Official Assessor