Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
21-42P Evergreen Walk Unit 7C Special Exception
TOWN OF SOUTH WIRDSOR PLANNIRG & ZONii W COM USSION APPLICATION FORM Application Number: Official Receipt Date- VPC Application #.- APPLICANT- .. • mu tom.► COMPLETE LOCATION OF PROPERTY: OWNER OF RECORD ON LAND RECORDS: eVWzCazf3zW I 4>`. LAL OWNER ADDRESS: GIS PIN # ZONE •3� NAME, ADDRESS, TELEPHONE & EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTEI fto:%L ALA A6614(e V(.66W. �,. eot� Estimated presentation timer 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 ❑ Resubdivision (Public Hearing Required) ❑ Minor ❑ Conditional Subdivision Special Exception to a�a .� ❑ Site Plan of Development ❑ New ❑ Major ❑ Major (Public Hearing and Certificate of Mailing Required) ❑ Modification Building(s) Sq Ft 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 '.oning ❑ 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 aaU applications ten 1101 days prior to being heard by the Commission. - �Ujh' Rr V-Wr*F MAO Signature of Applicant Signature o rop r Owner � 1�.�� •�1� 'FIIi�C��� Print Namwv a off Alp lip cant, Print Name of Prope Owner Revised 2/26/2021 UNIT 15ECHN39,820 sfUNIT 10L.A.Fitness/ 1ST.45,000 sfUNIT 11OFFICE-SOUTH II29,400 SFUNIT 11OFFICE-SOUTH I29,400 SFUNIT 5 Retail6,000 SFCEDAR AVE.TA M A R A C K A V E .65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)25' TYPICAL SIDE YARDSHEET 1SHEET 2SHEET 1SHEET 2SHEET 1SHEET 2DEMING STREETBUCKLAND ROADOPEN SPACE65 ' S E T B A C K F R O M A B U T T I N G R E S I D E N T I A L Z O N E 75' BUFFER TO RESIDENTIAL ZONE75' B U F F E R T O R E S I D E N T I A L Z O N E 65' S E T B A C K F R O M A B U T T I N G R E S I D E N T I A L Z O N E UNIT 14OFFICE-WEST15,000 sf2 ST.75' BUFFER TO RESIDENTIAL ZONE 75 ' B U F F E R T O R E S I D E N T I A L Z O N E 75' B U F F E R T O R E S I D E N T I A L Z O N E UNIT 16 ASSISTEDLIVING2 1/2 ST120 UNITS115,000 SFUNIT 12RETAIL161,144 SFUNIT 12RETAIL127 SFARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE JOB NAME DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICES, IS THE PROPERTY OF THE WHOLE OR IN PART, FOR ANY OTHER CORPORATION OTHER THAN THAT NAMED HEREON WITHOUT THE WRITTEN SOLELY AT THE USER'S RISK AND THE PROJECT OR BY ANY OTHER PERSON, ORLRF99508.00THIS DOCUMENT, THE IDEAS AND ARISING OUT OF SUCH USE. AUTHORIZATION OF THE ARCHITECT. ARCHITECT, AND IS NOT TO BE USED, IN ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK EVERGREEN WALK, LLC.03/15/181"=100'Z-31 of 304/1/2019 SR9 10/8/2015 JB2 3/17/17 JB3 4/10/17 JB4 12/8/17 JB5 2/20/18 MAL6 4/4/18 SR7 3/25/19 JB8 02/24/2014 JB1 4/23/19 JB10 9/20/19 JB11 9/30/19 JB12 11/20/19 JB13 8/27/20 JB14 7/16/21 JB15 7/26/21 JB16 P:\99508.00\General Plan of Development 2019 Unit 7C Residential\Submission 210716\210716_GPD_Sheet 1 thru 3 Unit 7C Resid Submittal.dwg, 7/26/2021 11:50:55 AM, DWG To PDF.pc3 75' BUFFER TO RESIDENTIAL ZONE UNIT 10L.A.Fitness/ 1ST.45,000 sfUNIT 5 Retail6,000 SFUNIT 5 Retail5,000 SFUNIT 5 Retail15,000 SFUNIT 5 Retail24,000 SFCEDAR AVE.HEMLOCK AVE.65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)ABUTTING RESIDENTIAL ZONE65' SETBACK FROM SHEET 1SHEET 2SHEET 3SHEET 2SHEET 2SHEET 3SHEET 1SHEET 2BUCKLA N D R O A D OPEN SPACE75' BUFFER TO RESIDENTIAL ZONE 65 ' S E T B A C K F R O M A B U T T I N G R E S I D E N T I A L Z O N E OPEN SPACEOPEN SPACE75' BUFFE R T O R E S I D E N T I A L Z O N E 75' BUFFER TO RESIDENTIAL ZONE 75 ' B U F F E R T O R E S I D E N T I A L Z O N E 65' SETBACK FROM UNIT 3INDEPENDENTLIVING3ST140 UNITS185,000 SFUNIT 8ADULT COMMUNITY140 UNITS80,000 sfUNIT 7E2 ST.OFFICE12,000 SFUNIT 12RETAIL161,144 SFPROPOSEDBUILIDNG #6PROPOSEDBUILIDNG #7PROPOSEDBUILIDNG #8 (10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING PROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)PROPOSEDBUILIDNG #10(10) UNIT BUILDING PROPOSEDBUILIDNG #9(10) UNIT BUILDINGBUILDING #4 Retail40,000 SFRetail10,000 SFARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE JOB NAME DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICES, IS THE PROPERTY OF THE WHOLE OR IN PART, FOR ANY OTHER CORPORATION OTHER THAN THAT NAMED HEREON WITHOUT THE WRITTEN SOLELY AT THE USER'S RISK AND THE PROJECT OR BY ANY OTHER PERSON, ORLRF99508.00THIS DOCUMENT, THE IDEAS AND ARISING OUT OF SUCH USE. AUTHORIZATION OF THE ARCHITECT. ARCHITECT, AND IS NOT TO BE USED, IN ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK EVERGREEN WALK, LLC.1"=100'Z-32 of 303/15/1810/8/2015 JB2 3/17/17 JB3 4/10/17 JB4 12/8/17 JB5 2/20/18 MAL6 4/4/18 SR7 3/25/19 JB8 02/24/2014 JB1 4/23/19 JB10 04/1/2019 SR9 9/20/19 JB11 9/30/19 JB12 11/20/19 JB13 8/27/20 JB14 7/16/21 JB15 7/26/21 JB16 P:\99508.00\General Plan of Development 2019 Unit 7C Residential\Submission 210716\210716_GPD_Sheet 1 thru 3 Unit 7C Resid Submittal.dwg, 7/26/2021 11:50:58 AM, DWG To PDF.pc3 75' BUFFER TO RESIDENTIAL ZONE 75' BUFFER TO RESIDENTIAL ZONESMITH STREETTAMARACK AVE.ABUTTING RESIDENTIAL ZONE65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)65' SETBACK FROM ABUTTING RESIDENTIAL ZONE65' SETBACK FROM 65' SETBACK FROM 75' BUFFER TO RESIDENTIAL ZONESHEET 2SHEET 3BUCKLA N D R O A D OPEN SPACE65' SETBACK FROM PLAY AREA5,000 S.F.UNIT 7E2 ST.OFFICE12,000 SFUNIT 7D DAYCARE 10,000 SF PROPOSEDBUILIDNG #7PROPOSEDBUILIDNG #8PROPOSEDBUILIDNG #12BUILIDNG #13PROPOSEDBUILIDNG #1PROPOSED PROPOSEDBUILIDNG #3PROPOSEDBUILIDNG #2(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING (10) UNIT BUILDING PROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)POOLPROPOSEDPROPOSEDCLUB HOUSE PROPOSEDBUILIDNG #11(10) UNIT BUILDINGPROPOSEDBUILIDNG #14PROPOSEDBUILIDNG #10(10) UNIT BUILDING PROPOSEDBUILIDNG #9(10) UNIT BUILDINGBUILDING #4(5) UNIT BUILDINGARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE JOB NAME DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICES, IS THE PROPERTY OF THE WHOLE OR IN PART, FOR ANY OTHER CORPORATION OTHER THAN THAT NAMED HEREON WITHOUT THE WRITTEN SOLELY AT THE USER'S RISK AND THE PROJECT OR BY ANY OTHER PERSON, ORLRF99508.001"=100'THIS DOCUMENT, THE IDEAS AND ARISING OUT OF SUCH USE. AUTHORIZATION OF THE ARCHITECT. ARCHITECT, AND IS NOT TO BE USED, IN ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK EVERGREEN WALK, LLC.Z-33 of 303/15/1804/1/2019 SR9 10/8/2015 JB2 3/17/17 JB3 4/10/17 JB4 12/8/17 JB5 2/20/18 MAL6 4/4/18 SR7 3/25/19 JB8 02/24/2014 JB1 4/23/19 JB10 9/20/19 JB11 9/30/19 JB12 11/20/19 JB13 8/27/20 JB14 7/16/21 JB15 7/26/21 JB16 P:\99508.00\General Plan of Development 2019 Unit 7C Residential\Submission 210716\210716_GPD_Sheet 1 thru 3 Unit 7C Resid Submittal.dwg, 7/26/2021 11:51:00 AM, DWG To PDF.pc3 FLB Architecture & Planning, Inc. (860)568-4030 19 Silver Lane East H artford CT 06118 fax: (860)568-5129 w eb: w w w .flbarch.come-m ail: flb@ flbarch.com August 27, 2021 Abutter’s Name Abutter’s Street Address City, Connecticut Zip Code Re: Application to Planning & Zoning Commission Town of South Windsor Dear Abutter, In accordance with Section 8.7 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 additional information regarding the specific date this application will be heard, please contact the South Windsor Planning Department at (860)644 -2511, ext. 392 or visit: www.southwindsor-ct.org/planning-department/pages/pending-and-recently-approved- applications. Very truly yours, Alan F. Lamson, AIA, AICP Vice President, Duly Authorized Planning Director c: file P:\99508.00\General Plan Of Development 2019 Unit 7C Residential\Submission 210716\Abutters Letter 210827.Dotx Str #Street Last Name First Name Map/Lot Str #Street City ST Zip 35 Tamarack Avenue Buckland Road Retail LLC 501 Evergreen Way, suite 503 South Windsor CT 6074 0000 Evergreen Way Evergreen Walk Lifestyle Center LLC 501 Evergreen Way, Suite 503 South Windsor CT 6074 900 Hemlock Avenue Evergreen Crossing Retirement Community LLC 7101 South 82nd Street Lincoln NE 68516 151 Buckland Road, Unit 5 EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 151 Buckland Road, Unit 6 EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 50 Andrews Way South Windsor Developers, LLC 145 Hudson St. Ste 6C New York NY 10013 10 Sedona Circle Colchester Properties, LLC 56 East Main Street Avon CT 060001 1200 Longleaf Lane RHD South Windsor, LLC 4520 Everhard Road, #147 Canton OH 44718 151 Buckland Road, Unit 7C EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 151 Buckland Road, Unit 8 EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 100 Cedar Avenue Realty Income Properties 21, LLC PM Dept. CCC #4793, 11995 El Camino Real San Diego CA 92130 1220 Tamarack Avenue COSTCO Wholesale Corp.999 Lake Drive Issaquah WA 98027 2400 Tamarack Avenue Evergreen Medical Associates, LLC 16435 N Scottsdale Rd, Ste 320 Scottsdale AZ 85254 2701 Tamarack Avenue AGM Properties LLC 23 Pease Farm Road Ellington CT 06029 2800 Tamarack Avenue c/o Grove Property Fund 36 Welles St., Suite 220 Glastonbury CT 06033 105 Buckland Hills Drive JKE Property LLC 294 Paxton Way Glastonbury CT 06033 31 Buckland Hills Drive Lowes Home Centers, Inc.Attn Tax Dept NB3TA P.O. Box 1000 Mooresville NC 28115 95 Buckland Hills Drive JKE Property LLC 294 Paxton Way Glastonbury CT 06033 1 Buckland Road One Buckland Center LLC 110 Lavender Lane Rocky Hill CT 06067 15 Buckland Road One Buckland Center LLC 110 Lavender Lane Rocky Hill CT 06067 70/90 Buckland Road 225 CPN LLC c/o Northeast Retail Leasing 360 Bloomfield Aven, Ste 208 Windsor CT 06095 79 Buckland Road Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 95 Buckland Road Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 116 Buckland Road Buckland Road Associates LLC P.O. Box 684 South Windsor CT 06074 130 Buckland Road Krawski, William J. Estate of c/o Janet Martocch 6 Country Club Drive Simsbury CT 06070 140 Buckland Road Krawski, William J. Estate of c/o Janet Martocch 6 Country Club Drive Simsbury CT 06070 150 Buckland Road Krawski, William J. Estate of c/o Janet Martocch 6 Country Club Drive Simsbury CT 06070 190 Buckland Road Buckland East, LLC 200 Gateway Blvd South Windsor CT 06074 200 Gateway Boulevard Buckland East, LLC 6 Executive Drive, Suite 100 Farmington CT 06032 206 Buckland Road Marion & Roy Rounseville, Trustees 206 Buckland Road South Windsor CT 06074 Mailing Address (if different) COMPLETE ABUTTERS LIST - EVERGREEN WALK (06/21/2021) Rounseville Irrevocable Trust 200 Hemlock Avenue KRISHRELTIC LLC 213 West Street Bolton CT 06043 218 Buckland Road Buckland East, LLC 6 Executive Drive, Suite 100 Farmington CT 06032 235 Buckland Road EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 240 Buckland Road Buckland East, LLC 6 Executive Drive, Suite 100 Farmington CT 06032 251 Buckland Road EWLLC c/o Laurence P. Rubinow 185 Asylum Ave., City Place Hartford CT 06103 274 Buckland Road Buckland East, LLC 6 Executive Drive, Suite 100 Farmington CT 06032 296 Buckland Road Messiah Evan. Lutheran Church 296 Buckland Road South Windsor CT 06074 300 Buckland Road Messiah Evan. Lutheran Church 296 Buckland Road South Windsor CT 06074 326 Buckland Road Steven Schiavone & Lucia Kawa 44 Highwood Simsbury CT 06070 325 Buckland Road Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 340 Buckland Road J Hannoush Family of South Windsor, LLC 122 Elm Street Enfield CT 06082 395 Buckland Road Windsor Federal Savings & Loan Association 250 Broad Street Windsor CT 06095 419 Buckland Road Carmon & Co. LLC P.O. Box 6 Windsor CT 06095 200 Deming Street South Windsor Farms Propco, LLC c/o DLA Piper 444 West Lake Street, Ste 900 Chicago IL 60606 140 Smith Street Jean Marc Jacques 658 Ellington Road South Windsor CT 06074 178 Smith Street Richard & Lisa Hamilton 178 Smith Street South Windsor CT 06074 180 Smith Street Walter P. & Adrian S. Kebalo 175 Wheeler Road South Windsor CT 06074 182 Smith Street Roseann Williams 182 Smith Street South Windsor CT 06074 190 Smith Street KF Realty LLC 175 Wheeler Road South Windsor CT 06074 198 Smith Street Medhu Reddy 5-Oct Arthur Drive South Windsor CT 06074 216 Smith Street Scott & Beverly A. Antosik 216 Smith Street South Windsor CT 06074 236 Smith Street Aaron L. & Karen Johnson 236 Smith Street South Windsor CT 06074 244 Smith Street Peter J. & Jennifer J. Brin 244 Smith Street South Windsor CT 06074 250 Smith Street Frank M. & Christina Parisi 250 Smith Street South Windsor CT 06074 260 Smith Street EWLLC c/o Laurence Rubinow 185 Asylum Ave., City Place Hartford CT 06103 285 Smith Street Downeast Associates Limited PRT c/o RETax Dept., P.O. Box 7019 Indianapolis IN 46207 274 Smith Street Robert & Ewa Rozwadowski 274 Smith Street South Windsor CT 06074 291 Smith Street Wayne C. & Norene R. Kilburn 291 Smith Street South Windsor CT 06074 302 Smith Street Ho-ng Hiu Hung & NG Wei-Quan & Ho Edward Kw 302 Smith Street South Windsor CT 06074 307 Smith Street Beth G. & Robert J. Pulford 307 Smith Street South Windsor CT 06074 314 Smith Street 314 Smith Street Associates 332 Smith Street South Windsor CT 06074 319 Smith Street Betty C. Gill 319 Smith Street South Windsor CT 06074 331 Smith Street Vincent & Diane Colavecchio 331 Smith Street South Windsor CT 06074 332 Smith Street Robert J. & Beverly C. Hayes Trustees 332 Smith Street South Windsor CT 06074 340 Smith Street Brenda J. Frazer 340 Smith Street South Windsor CT 06074 345 Smith Street Gene N. Beaupre 345 Smith Street South Windsor CT 06074 357 Smith Street Emil J. & Lucille Boutin 357 Smith Street South Windsor CT 06074 367 Smith Street Downeast Associates Limited Partners c/o RE Tax Dept., P.O. Box 7019 Indianapolis IN 46207 377 Smith Street Claire DuFour 377 Smith Street South Windsor CT 06074 383 Smith Street Richard & Irene Gancarz 383 Smith Street South Windsor CT 06074 22 Wheeler Road Downeast Associates Limited PRT c/o RE Tax Dept., P.O. Box 7019 Indianapolis IN 46207 43 Deming St.Soucy Arthur L & Kate C 43 Deming Street South Windsor CT 06074 47 Deming St.Soucy Arthur Lionel TR & Soucy Kate Clark TR 43 Deming Street South Windsor CT 06074 67 Deming St.Michelle L. & Jason A. Gaines 67 Deming Street South Windsor CT 06074 75 Deming St.B.D. Asset CO 2, LLC 20 Avon Meadow Lane Avon CT 06001 76 Deming St.Robert A. & Phyliss T. Jones 76 Deming Street South Windsor CT 06074 83 Deming St.Matthew Yastinick 83 Deming Street South Windsor CT 06074 112A Deming St.BTE Real Estate LLC 112 Deming Street, Unit A South Windsor CT 06074 112B Deming St.BTE Real Estate LLC 112 Deming Street, Unit A South Windsor CT 06074 112C Deming St.BTE Real Estate LLC 112 Deming Street, Unit A South Windsor CT 06074 130 Deming St.130 Deming LLC c/o Dr. Gary Grilli 435 Buckland Road South Windsor CT 06074 152 Deming St.South Windsor Realty CO LLC c/o Peretz Resnick & CO LLP 303 South Broadway, STE. 105 Tarrytown NY 10591 176 Deming Street Windsor Federal Savings & Loan Association 250 Broad Street Windsor CT 06095 240 Deming Street Calvary Church of the Assemblies of God 240 Deming Street South Windsor CT 06074 494 Clark Street Hood Mark J & Hood Patricia 500 Clark Street South Windsor CT 06074 500 Clark Street Hood Mark J & Hood Patricia 500 Clark Street South Windsor CT 06074 580 Clark Street Shirley W. Smith 580 Clark Street South Windsor CT 06074 610 Clark Street Bevan L DuPre 610 Clark Street South Windsor CT 06074 716 Clark Street 859 Clark Street LLC, c/o Susan W. Mikkelson 676 Clark Street South Windsor CT 06074 50 Andrews Way South Windsor Developers LLC 145 Hudson Street, Ste 6C New York NY 10013 101 Kebalo Lane Burton L. Larson & Joan D. Larson 101 Kebalo Lane South Windsor CT 06074 102 Kebalo Lane Carol M Cascone 102 Kebalo Lane South Windsor CT 06074 103 Kebalo Lane John J & Rachel Bernetich 103 Kebalo Lane South Windsor CT 06074 104 Kebalo Lane Donald T. Tuleja, Trustee 6535 SE Williamsburg Drive, #1 Hobe Sound FL 33455 201 Kebalo Lane Danne M. Pineo 201 Kebalo Lane South Windsor CT 06074 202 Kebalo Lane Debra M Reid, TR Hurley Family Trust 202 Kebalo Lane South Windsor CT 06074 203 Kebalo Lane Amy Gantner 203 Kebalo Lane South Windsor CT 06074 204 Kebalo Lane Arcell Steven A & Arcell Dave M & Robert J 204 Kebalo Lane South Windsor CT 06074 301 Kebalo Lane Juleson Scopino, Mary & Kelly 301 Kebalo Lane South Windsor CT 06074 302 Kebalo Lane Richard C. & Mary E. Bunnell 302 Kebalo Lane South Windsor CT 06074 303 Kebalo Lane Orton Frank D IV & DiPietro Orton Cheryl 303 Kebalo Lane South Windsor CT 06074 304 Kebalo Lane Nancy Allison 304 Kebalo Lane South Windsor CT 06074 501 Kebalo Lane Vera Rudyk 501 Kebalo Lane South Windsor CT 06074 502 Kebalo Lane Cordelia T Harrington 502 Kebalo Lane South Windsor CT 06074 503 Kebalo Lane Robert F Stanley TR 503 Kebalo Lane South Windsor CT 06074 601 Kebalo Lane Roberta J. Gowing 601 Kebalo Lane South Windsor CT 06074 602 Kebalo Lane Rita Graicerstein 602 Kebalo Lane South Windsor CT 06074 603 Kebalo Lane Frederick G. Andrews 603 Kebalo Lane South Windsor CT 06074 604 Kebalo Lane Karin W. Tamarkin 604 Kebalo Lane South Windsor CT 06074 701 Kebalo Lane Wayne A & Marva Ledbetter 701 Kebalo Lane South Windsor CT 06074 702 Kebalo Lane Jane F. Perrin 702 Kebalo Lane South Windsor CT 06074 703 Kebalo Lane Richard Ryan, Irrevocable Trust L/U 703 Kebalo Lane South Windsor CT 06074 c/o Patrick J. Ryan, Trustee 704 Kebalo Lane Ann W. Sinclair 704 Kebalo Lane South Windsor CT 06074 705 Kebalo Lane Alexander G. & Joanne W. Sibicky 705 Kebalo Lane South Windsor CT 06074 706 Kebalo Lane Donald R & Linda M. Simmons 706 Kebalo Lane South Windsor CT 06074 Land Use VINY SIDI� 10"xl COL Building Type A - Front Elevation Scale: 1/8"=1 Loll .Building Type - - sear Elevation Scale: 1/8'�=l LO (Building Type .,� - Typical Side Elevation Scale: 1/8 "=1 '-0" Copyright protected by Thomas J. Brennan Architects and South Windsor Developers, L.L.C. Not for reproduction or for any other use by any parties other than Thomas J. Brennan Architects and South Windsor Developers, L.L.C. without the express prior written consent of Thomas J. Brennan Architects and South Windsor Developers, L.L.C. U Managed By: BDL Drawn By: Checked By: Redlined By: Date: Issue For Permit: Issue For Review: 06-22-21 Issue For Construction: Revisions: © 2021 Thomas J. Brennan Architects, Inc. This Document is the sole property and copyright of the Architect and shall not be used or reproduced in any form without authorization. •P G No. 075 ' O � U T ^ v � � O O LL U U w 0 O L z w O < coQ �.1 Q r Q L_ w — 0 o ■ Thomm J. Brennan A Q CKITECT6S 1 4 3803 Parkwood Blvd Suite 700 Frisco, Texas 75034 972-867-3948 Fax 972-378-9416 Sheet No. Al Of Sheets Project No. 20347 Building TypeA - 2nd FloorTfan Scale: 1/8"=1'-0" 142"-8" 35"-8"" 35"-8" 2B3 2B Building Type A -1st Floor PCan ScaCe: 118 "=1 '-0" 35"-8"" 2B Copyright protected by Thomas I Brennan Architects and South Windsor Developers, L.L.C. Not for reproduction or for any other use oy any parties other than Thomas J. Brennan Architects and South Windsor Developers, L.L.C. without the express prior written consent of Thomas I Brennan Architects and South Windsor Developers, L.L.C. 35"-8" 2B3 00 co 0. Building Type A Trogram Vnits Apartment Area unit 10 886 sq.ft. 2 unit 102 1, 007 sgft. 2 unit 20 1,131 sq.ft. 2 unit 202 1,228 sq.ft. 2 unit 203 1,126 sq.ft. 2 Total units 10 Total Garages 10 U Managed By: BDL Drawn By: Checked By: Redlined By: Date: Issue For Permit: Issue For Review: 06-22-21 Issue For Construction: Revisions: © 2021 Thomas J. Brennan Architects, Inc. This Document is the sole property and copyright of the Architect and shall not be used or reproduced in any form without authorization. •P G No. 075 ' O U T ^ C 1 O O U U LII 0 O L z w O < Q con Q N Q � W � W w z F--L� a' WC o Thomm J. Brennan A Q CKITECT6S 1 1 3803 Parkwood Blvd Suite 700 Frisco, Texas 75034 972-867-3948 Fax 972-378-9416 Sheet No. A2 Of Sheets Project No. 20347 VINY SIDI� 10"xl COL Building Type B - Front Elevation Scale: 1/8"=1 Loll Building Type B - sear Elevation Scale: 1/8'�=l LO11 Building Type B - TypicalSide Elevation Scale: 1/8 "=1 '-0" Copyright protected by Thomas J. Brennan Architects and South Windsor Developers, L.L.C. Not for reproduction or for any other use by any parties other than Thomas J. Brennan Architects and South Windsor Developers, L.L.C. without the express prior written consent of Thomas J. Brennan Architects and South Windsor Developers, L.L.C. Managed By: BDL Drawn By: Checked By: Redlined By: Date: Issue For Permit: Issue For Review: 06-22-21 Issue For Construction: Revisions: © 2021 Thomas J. Brennan Architects, Inc. This Document is the sole property and copyright of the Architect and shall not be used or reproduced in any form without authorization. •P G No. 075 ' O � U T ^ v � � O O LL U U w 0 O L z w O < coQ �.1 Q r Q L_ w — 0 o ■ Thomm J. Brennan A Q CKITECT6S 1 4 3803 Parkwood Blvd Suite 700 Frisco, Texas 75034 972-867-3948 Fax 972-378-9416 Sheet No. A3 Of Sheets Project No. 20347 Building Type B - 2nd Floor Aan Scale: 1/8"=1'-0" 142"-8" 35"-8"" 35"-8" 2B3 2B Building Type B -1st Floor PCan Sca(e: 1/8'�=1 '--0" 35"-8"" 2B Copyright protected by Thomas I Brennan Architects and South Windsor Developers, L.L.C. Not for reproduction or for any other use by any parties other than Thomas J. Brennan Architects and South Windsor Developers, L.L.C. without the express prior written consent of Thomas I Brennan Architects and South Windsor Developers, L.L.C. 35"-8" 2B3 00 co 0. Building Type B Trogram Apartment Area units 1 unit 10 886 sq.ft. unit 102 1, 007 sgft. 2 unit 103 1, 003 sq.ft. 1 unit 104 918 sq.ft. 1 unit 20 1,131 sq.ft. 2 unit 202 1,228 sgft. 1 unit 203 1,126 sq.ft. 2 Totafunits 10 Total Garages 10 U Managed By: BDL Drawn By: Checked By: Redlined By: Date: Issue For Permit: Issue For Review: 06-22-21 Issue For Construction: Revisions: © 2021 Thomas J. Brennan Architects, Inc. This Document is the sole property and copyright of the Architect and shall not be used or reproduced in any form without authorization. •P G No. 075 ' O U T ^ C 1 O O U U LII 0 O L z w O < Q con Q N Q � W � W w z F--L� a' W 0 o Thomm J. Brennan A Q CKITECT6S 1 1 3803 Parkwood Blvd Suite 700 Frisco, Texas 75034 972-867-3948 Fax 972-378-9416 Sheet No. A4 Of Sheets Project No. 20347 ALTER PEARSON, LLC ATTORNEYS AT LAW Christopher J. Smith csmith@alterpearson.com August 23, 2021 Via hand -delivery and email Bart Pacekonis, Chairman Planning and Zoning Commission Town of South Windsor c/o Michele M. Lipe, AICP, Director of Planning 1540 Sullivan. Avenue South Windsor, Connecticut 06074 70Y Hebron Avenue P.O. Box i53o Glastonbury, CT 06033 86o,652.402o TELEPHONE 86o,652.4022, FACSIMILE Re: Applications for: (1) zone text amendments concern inz Article 4, Sections 4.2.15(A)(2)(c). and 4.2.15 A 2 e of the Zoning Regylations of the Town o South Windsor Connecticut "text amendment " - 2 amendment to General Plan as provided by Article 4 Section 4.2-15 D 2 of the Zoning Re lations • and Qspecial exception as rovided by Article 4 Section 4.2.15 D I of the Zoning Re lations- to permit a one hundred and six - ive 165 unit multi -family residential comrnuniU on real propertv known as Unit 7C located at Evergreen Walk and known as Unit 7C of 151 Buckland Road GIS Pin # 31300000 South Windsor Connecticut ("subjectRropertU") Owner / applicant.- Evergreen Walk LLC. Dear Chairman Pacekonis, Members of the Commission, and Director Lipe, The undersigned Firm represents Evergreen Walk, LLC ("Evergreen Walk") concerning the above -referenced applications associated with a one hundred and sixty-five (165) unit residential community development of Unit 7C located within Evergreen Walk. This proposed residential community will include a new clubhouse and exterior amenities including a pool. The zone text amendment petition addresses certain provisions of Article 4, Section 4.2, entitled, "Buckland Road Gateway Development Zone (GD)". Specifically, the proposed text amendment will: (1) increase the existing "cap" on residential units in the GD from 200 to 365 units, as provided by Article 4, Section 4.2.15(A)(2)(e); and (2) clarify the application of the maximum ratio of 2:1 aggregate of residential to commercial floor area relative to a General Development Plan submitted contemporaneously with a special exception application for a multi -family residential use, as provided by Article 4, Section 4.2.15(A)(2)(c). ALTER PEARSON, LLC ATTORNEYS AT LA'S Evergreen Walls respectfully submits that the subject zone text amendments are consistent with the Town's comprehensive plan, which comprises the Town's Zone Map and Zoning Regulations, and with Section 8-2 of the Connecticut General Statutes. The amendments will not result in an adverse impact to the public health, safety or welfare. In addition, the proposed text amendments are consistent with the "South Windsor PIan of Conservation and Development; Adopted: July 23, 2013; Effective: August 18, 2013; Amended: September 21, 2014" ("POCD"). Specifically, the text amendments will promote housing opportunities and choices for the citizens of South Windsor with a mixed use approach within the Evergreen Walk community that accommodates the co -existence of new housing with established adjacent commercial uses. This mixed use approach enhances the viability of the adjacent commercial uses while promoting pedestrian connectivity with these commercial amenities thereby reducing congestion issues. The proposed housing subject to these text amendments will be located within walking distance of well -established commercial areas, close proximity to bus service and an arterial roadway. (See POCD, at pp. 74 and 76.) These objectives are also consistent with the State's Growth Management Principles and associated regional planning objectives. (See POCD, at pp. 105-106.) The requests to amend the General Plan for Evergreen Walk, and related special exception, are submitted in support of the aforementioned residential community that will comprise one hundred and sixty-five (165) multi -family units. The community will have eighty-three (83) one bedroom units, and eighty-two (82) two bedroom units. Evergreen Walk and its Team look forward to presenting these applications to the Commission. Thank you for your anticipated cooperation and assistance concerning this matter. As always, best regards. cc: Evergreen Walk, LLC Alan F. Lamson, AICP Z y y Christopher 2 I RURLip .. . --- - — �.PA . .WI l ■ ter► is 41jI Am '_■ Wm i f"41 Jmw � _ f t W. ■�, ��� "�� /ip• �� 'tf its pie �.. .. r..�.. LS AA w It t� mom mom . . TIT r y{ i■ OWN IT Y AO. sai nsaa�ara�rr oil lonsig I V F Ply t f lid ISO, 7W r -.•�� L:mil FLB Architecture & Planning, Inc. (860)568-4030 19 Silver Lane East H artford CT 06118 fax: (860)568-5129 w eb: w w w .flbarch.come-m ail: flb@ flbarch.com TO: South W indsor Planning & Zoning Commission FROM: Alan F. Lamson, AICP AIA DATE: December 22, 2021 RE: PZC Applications 28642 and 28643 In accordance with CT General Statutes Section 8-7d(a), by this letter consents to allow the continuation of the public hearing on the two referenced applications beyond the statutory time of 35 days. This is an extension of 15 days. Including this extension the total of time extensions for both commencing the public hearing and continuing the public hearing is now 20 days. Submission of applications: August 23, 2021 Receipt of applications: September 14, 2021 70 days in this period: Consent to extension – 5 days (CGS 8-7d(a) Commencement of public hearing: November 23, 2021 Continuation of hearing December 14, 2021 15 days in this period to 1/12/22: Consent to extension-15 days (CGS 8-7d(a)) Next scheduled hearing January 11, 2022 (Note: Time extension is to January 12, 2022) c: file Evergreen Walk, LLC Atty. Christopher Smith P:\99508.00\General Plan Of Development 2019 Unit 7C Residential\PZC 211222 Consent To Extension Of Time For Public Hearing.Dotx N/r K.F. PROPER77CS L.C.C.. . . . . . . VOL 1124 PG YJO A . SITE DATA TOTAL UNIT AREA- 32.7±ACRES BUILDABLE AREA- 7.8± ACRES SITE PROGRAM SITE DRAINAGE E)(TENTION 10 UNIT BUILDINGS x ll= 110 UNITS 5 UNIT BUILDINGS x 1= 5 UNITS TOTAL LENGTH OF PIPE - 793'-48" HOPE 38 UNIT BUILDING 3 UNITS TOTAL MANHOLES = 5 N D 4 ' 8 S TOTAL 48" FLARED ENDS 1 12 UNIT U LD G 1= 12 UNITS TOTAL NUMBER OF UNITS- 16S UNITS PARKING GARAGE-11S DRIVEWAY- 115 SPACES SURFACE - 142 SPACES TOTAL SPACES= 372 SPACES PARKING RATIO- 372 SPACES/165 UNITS- 2.25 SPACES/UNIT CLUBHOUSE= 2,900 SO, Fr. PREUMINARY SUE DEVELOPMENT PUN PROPOSED MULTIFAMILY DEVELOPMENT PREPARED FOR WUTN WINDSOR DEVELOPERS, LLC FOR PROPOERT' LOCATED AT UNIT7C EVERGREEN A" SOUTHWINDSOR, CONNECTIOL7 MALLISEY. PEARSON & CASSIDY C11N Mt.at.d kY ftlhN.m. & —W Enp—S A—, 1- @—Wlnd ,D—WLLC NlttsrePr.de—lftllrry LIdY t M�,d,,.— L m.P�, --MS aH.11y,PwLvCE4�i,—tq Aux., I- d--d—�LLCa4,—h , of I — LAOS k f4� -ma UNIT jowp WETLANDS . . . . . . . . . . . . . . . 4, . . . . . . . . . . . . . . AVENUE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . WETLANDS . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. ............... ............................ . . . . . . . . . . . . . . . . . . . . . . . . . . WETLANDS . . . ... . . . ... . . . . ............................................. .......................................... ....................................... — * ........... .................................. I ....... ....... N:\p,'qfi2574\d.qV574 SCHEM M.d.W, 31312021 12.109:40 PM, AdA-PDF, 120 RESIDENCES AT EVERGREEN WALKAPPLICANT: EVERGREEN WALK, LLCNOVEMBER 30, 2021 RESIDENCES AT EVERGREEN WALKATTY. CHRISTOPHER SMITH OVERALL SITE PLANRESIDENCES AT EVERGREEN WALK Three ApplicationsThree ApplicationsThree ApplicationsThree Applications::::1. Zone Text Amendments - Buckland Road Gateway Development Zone (“GD”): (a) increase cap on number of multifamily units in GD from 200 to 365 units; and (b) clarify the 2:1 aggregate of residential to commercial floor area provision.2. Amendment to General Plan of Development for Evergreen Walk.3. Special Exception to permit a 165 unit multifamily residential community development of Unit 7C. PRESENTERSPRESENTERSPRESENTERSPRESENTERS•Atty. Christopher Smith, Altar & Pearson, LLC•Alan F. Lamson, FLB Architecture & Planning, Planning Consultant•Ron Bomengen, Fuss & O’Neill, Professional Engineer•Steven Mitchell, Traffic Engineer•Maura Cochran, Bartram-Cochran, Economic Consultant•Michael Sarasin, Northeast Retail Leasing, Real Estate Broker•Howard Rappaport, Continental Properties•Atty. Christopher Smith, Altar & Pearson, LLC Standard of Review for Zone Text AmendmentStandard of Review for Zone Text AmendmentStandard of Review for Zone Text AmendmentStandard of Review for Zone Text AmendmentThree part test:1. Consistent with the comprehensive plan (zoning regulations and zone map);2. Consistent with the goals and objectives of Section 8-2; and 3. Consistent with the “South Windsor Plan of Conservation and Development; Adopted: July 23, 2013; Effective: August 18, 2013; Amended: September 21, 2014” (“POCD”). Standard of Review for General Plan and Standard of Review for General Plan and Standard of Review for General Plan and Standard of Review for General Plan and Special ExceptionSpecial ExceptionSpecial ExceptionSpecial Exception::::1. General Plan: - Section 4.2.15(D)(2), and Section 8.6.3.2. Special Exception:- Section 4.2.15: GD zone district - specific requirements for multifamily residential use.- Section 4.2.15(D)(4), and Section 8.4(B) – Special Exception criteria. RESIDENCES AT EVERGREEN WALKALAN F. LAMSON, FLB ARCHITECTURE & PLANNING OVERALL SITE PLANRESIDENCES AT EVERGREEN WALK REGULATED OPEN SPACEEVERGREEN WALKRiparian Buffer along Plum Gulley BrookWetlandsDEEP Non-developable Area SITE IMPROVEMENTS/CONDITIONSEVERGREEN WALKCompletion of Tamarack AvenueCompleted November 2021TrailCompleted September 2021Landscaped BermUnder construction EVERGREEN WALKLAND USE TABLE REVISIONS OVERALL SITE PLANRESIDENCES AT EVERGREEN WALKShown as constructedMove 9,209 SF RetailDelete 30,950 SF OfficeAdd 165 Residential UnitsReceive 9,209 SF Retail REMAINING UNDEVELOPED PARCELSEVERGREEN WALKUnit 5 4.3 AcresUnit 7E 0.8 AcresUnit 7C 12.0 AcresUnit 8 6.4 Acres RESIDENCES AT EVERGREEN WALKRON BOMENGEN, FUSS & O’NEILL SANITARY SEWER SANITARY SEWER SANITARY SEWER SANITARY SEWER –––– EXHIBIT 3EXHIBIT 3EXHIBIT 3EXHIBIT 3 WATER SUPPLY WATER SUPPLY WATER SUPPLY WATER SUPPLY ---- EXHIBITEXHIBITEXHIBITEXHIBIT RESIDENCES AT EVERGREEN WALKSTEVEN MITCHELL, TRAFFIC ENGINEER TRAFFIC GENERATION SUMMARYTRAFFIC GENERATION SUMMARYTRAFFIC GENERATION SUMMARYTRAFFIC GENERATION SUMMARY RESIDENCES AT EVERGREEN WALKMICHAEL SARASIN, NORTHEAST RETAIL LEASING RESIDENCES AT EVERGREEN WALKMAURA COCHRAN, BERTRAM-COCHRAN Tempo IIEvergreen WalkSouth Windsor, CTTax Impact Study22All information in this report is from sources we believe to be accurate, but do not warrant. Goal of ReportTo assess the impact to the Town of South Windsor of:•165 new apartment units on the PK-12 school system•This development on municipal services (water, sewer, fire, police, recreation, library, etc.) •This development regarding taxes.23 Methodology24Bartram & Cochran researched and interviewed:Demographic data Town of South Windsor and Board of Education staffLocal developers and real estate professionals Realtor/ Zillow websitesMalone and Macbroom: “South Windsor Public Schools Enrollment Projections Update” (October 2019)Rutgers Center for Real Estate “School-Age Children in Rental Units” (July 2018)Goman & York report on the impact of 125 multi-family units in South Windsor (2021)National Association of Home Builders, “The Economic Impact of Home Building”US CensusConnecticut Partnership for Balanced Growth Key Findings25Tempo I does, and Tempo II will, generate a positive cash flow to the Town.Tempo II design, “The Big House”, will attract young professionals and those over age 55.The majority of new school age children come from large, single-family homes, not apartments.South Windsor is currently building a new grammar school.Evergreen Walk contributes to the quality of life of the Town; adding residential enhances the community’s vitalityAdding more multi-family to Evergreen Walk strengthens the retail, office and industrial markets in the entire Town and region. South Windsor Grand ListThe Evergreen Walk development enhances the quality of life and subsidizes the education in South Windsor.The Shoppes at Evergreen Walk is the #2 on the Grand List with an AV of $31,928,600, paying $1,208,816 in taxes annuallyEvergreen Crossing Retirement is #4 on the Grand List with an AV of $29,345,384, paying $1,110,016.Costco has an assumed AV of $14,000,000 and will pay $530,040 (after tax abatement ends) and $212,016 (with 7-year abatement),To date, only one development at Evergreen Walk, Tempo I, has added to the student population. The taxes they pay, even with a five- year tax abatement, covers the costs of their student population and Town Services.After Tempo II, Evergreen Walk will have only three sites left for development: .5 acres, 8 acres (that has been approved for 140 units of over age 55 housing) and 5 acres along Buckland Street that is slated for commercial use.26Sources: Town Of South Windsor Assessor's Office and Evergreen Walk Evergreen WalkEnhancing the quality of life in South Windsor•Costco•LA Fitness•Cambria Hotel•Senior Housing•Medical Offices•Tempo I•Apple•L.L. Bean•Williams Sonoma•Munson’s•The Paper Store•Sephora•Soft Surroundings27•Banana Republic•Ben & Jerry’s•Burton’s Grill•Carhartt•Chicos•Eddie Bauer•New Balance•Omaha Steaks•Panera Bread•Pottery Barn•Stonewall Kitchen•Talbot’s•Ted’s Montana Grill South Windsor Housing28Long time residents are selling homes to families with children.The median valued of a home is $297,000 and pays taxes of $7,800. If there are students, then taxes do not cover the cost of education, let alone other municipal expenses.Multi-family developments, such as Tempo I and Tempo II (when built), contribute to the Grand List, as well as the vitality of the Town.Sources: Realtor.com and Town of South Windsor Assessors Office South Windsor ResidentialBedrooms Estimate Percent Tempo II Adjusted AdjustedStudio 82 1% 0 82 1%1 bedroom 7918%83 8749%2 bedroom 2,09822%82 2,18023%3 bedroom 4,238 45% 0 4,238 45%4 bedroom 1,456 16% 0 1,456 15%5 or more bedrooms6817% 0 6817%Total Housing Units9,346 100% 165 9,511 100%29Large 3 – 5+ bedroom homes make up 67% of the residential stockTempo II will have a minimal impact on the inventory.Source: U.S. Census School Future EnrollmentProjecting future enrollment is a complex issue to refine due to:- Growth is not “linear”.- A new grammar school is under construction.- Economic impact of Covid, changing employment patterns.- Some residents are on 2 to 4-year work visas. Many move back home as their children become teens. - Growth in enrollment tapers off by high school.30Source: Town of South Windsor Board of Education Board of Ed Budget 2021-2022Budget $77,958,844Number of students: 4,588NCRP $16,405The NCRP (net cost per student) does not reflect the State and other funding which reduces the total cost per student to approximately $14,600. It also does not reflect the incremental cost per new student, as many educational costs are fixed. To assess the incremental cost per new student, a recent Goman & York economic impact study in South Windsor calculated the actual cost per new student at $9,718 (a 35% reduction from the $14,600).B&C calculated the adjusted basis per student to be approximately $11,000, a more conservative 25% reduction. 31Sources: Board of Education Annual Report, State of CT, Goman & York Students/ Unit New Development Name Type Units K-12 Student/ UnitStudentsClark Estate Single-family 18 1.06 19Clark Estate 2 Single-family 22 0.77 17Evergreen Walk Tempo I (actual)Apartments200 0.21 42Residences at Oakland Rd Apartments 78 0.14 11South Windsor Woods Condominiums 155 0.46 38Estates at South Windsor (Toll Bros)Single-family 441.59 43All New Developments 418 0.34 14332Apartments produce the fewest student per unit and single-family the greatest number of studentsSource: Malone and Macbroom and Tempo I Tempo I Student PopulationSchool # of Students %Orchard Hill Elementary School 24 57%Timothy Edwards Middle School 11 26%South Windsor High School 717%42 100%33•This reflects the trend of student population dropping by middle and high school. •Tempo I reported that all students were new to the South Windsor School System.Source: Tempo I Estimated Cost of Community Services34Item Amount CommentInterviewedEducation $11,000 to $16,000 per student$16,405/ student (BOE); $11,000 (B&C) Superintendent Dr Kate CarterFire $0 No fees, even for false alarms Fire Chief Walter SummersFire Inspections $30 per unit Annual inspection Fire ChiefWalter SummersPolice (EMS) $75 Per call (45 calls for Tempo I) Lt BuonanducciWater$0 Private: CT Water Co.Waste Water/Sewer $0 Developer pays for initial hookup and annual usage.Phil Forzley, Fuss & O’NeilCulture & Leisure (Library/ Parks & Rec)$118 per resident$3,054,007 budget and 25,709 population. Town Budget Sources: Those listed above Financial Impact Single Family vs Multi-FamilySingle Family/ 4 BedroomToll BrothersNumber of Homes 23Number of Students 39AV $10,345,700Taxes (Building and Cars)$422,165Expenses(Education, Culture, Misc.)$439,041Delta-$16,876Multi-family/ 1 and 2 BedroomTempo INumber of Units 200 (50/50)Number of Students 42AV $20,368,100Taxes(Building, PP and Cars)$1,006,363 (after stabilization)Expenses (Education, Inspections, Police, Culture)$495,125Delta $511,23835Sources: Town of South Windsor Board of Education and Assessors Office Site Plan36 Tempo II Proposed Development37Market rate apartment community with a new-to-the market design.31.67 acres, of which 8.5 acres is buildableSite could hold 240+ units, Tempo II is proposing a “Big House” design with 165 units.83 One Bedroom82 Two bedroomParking ratio of 1.5 per unit, garage units available for additional feeAmenities: Outdoor heated poolFire pitHammock ParkPutting GreenClubhouse including multi-purpose room and fitness centerSource: Continental Properties Students/165 Unit MultifamilyMarket Rate/ Low Rise/ Income over $100KSources: RutgersSchool Age ChildrenCT Partnership for Balanced GrowthMalone & MacbroomAverageOne Bedroom 2 3 3 3Two Bedroom 23212723Total 25 24 30 2638•B&C adjusted the Malone & Macbroom 2019 report’s ratio upwards to .18 to reflect the actual numbers at Tempo I. If their original ratio of .16 was used, the estimate population would be 26 students.•Malone & Macbroom estimated 29% of the students in the recent residential developments were new to the South Windsor school system. •Based on theactual factor of .21 for Tempo I, B&C analysis projects 34 students in public schools. B&C applied no discount for those already in the school system, as all 42 students at Tempo I were new to the South Windsor schools. Tempo II Student Population (Est)School # of Students %Orchard Hill Elementary School 19 57%Timothy Edwards Middle School 9 26%South Windsor High School 617%34 100%39Sources: Based on actual Tempo I Tempo II - Estimate Tax Impact151 Buckland St, Unit 7CAssumptionsValue Upon StabilizationIncome to Town165 Units, with an AV of $16,803,683$636,187Personal Property and Cars$167,315Subtotal$803,503Estimate Cost of Town Services$403,980Potential Increase in Tax Revenue $399,52340Sources: Based on actual Tempo I Impact of 165 Units in Local EconomyDirect and Indirect Impact of Construction ActivityOngoing Annual Effect that occurs because units are occupiedLocal Business Owners’ Income$4,538,325 $1,028,280Local Wages and Salaries $7,676,955$3,327,885Total $12,215,280 $4,356,165Local Jobs Generated 149 7341NAHB estimates the one-year impact of building 165 rental apartments in a metropolitan area is $19.3 million in income, $3.6 million in taxes and other revenues and 265 local jobs. South Windsor would be a fraction of that larger number.Source: National Association of Home Builders Buckland Gateway Economic ImpactThe developments at Buckland:•Supports Budget Increases•Avoids Residential Impacts (existing development = average tax savings per house of $3,832)•Absorbs State Revenue Losses•Creates Employment Opportunities•Improves general quality of life assets42 Success Factors43• New design in the market that is not “cookie cutter”• Supportive demographics• Minimal comparable competition• High competitor occupancy• Rents are at competitive price point• Amenities offered meet the market demand• They forecast stabilization (95% occupancy) within 36 months of opening Continental Properties44Among the largest developers in the State of ConnecticutBuilt more than 25,000 dwelling units in past 64 years, including condominiums, apartments, townhomes and single-family communitiesDiversified, integrated real estate organization, with proficiency in all facets of development from site selection through rental and salesDeveloped, owns and manages over 5,100 rental apartments in dozens of communities, including “for sale” and rental housingSource: Continental Properties Financial Stability45Founded 64 years agoPrivately held organization with superior financial strength, demonstrated by its track recordA generational holder of the communities it develops – “build and hold”Have developed over 23 apartment rental communitiesOwns and manages over 5,100 rental units in Connecticut and New Jersey Award WinningContinental’s commitment to developing best-in-class communities is reflected in its meticulous attention to design and aesthetics. Their developments have received numerous awards from the Connecticut Apartment association, including:•Best Curb Appeal, 2015 Alterra, Rocky Hill•Best Innovative Idea 2015, Alterra, Rocky Hill•Best Curb Appeal, 2016. 2017 & 2018, The Mark, Shelton•Best Innovative Idea 2016, The Mark, Shelton•Green Property of the Year 2018, Tempo, South Windsor•Best Seasonal Design 2018, Tempo, South Windsor•Best Innovative Idea 2019, Tempo, South Windsor46 RESIDENCES AT EVERGREEN WALKHOWARD RAPPAPORT, CONTINENTAL PROPERTIES CONTINENTAL PROPERTIESPROJECT PHOTOS CONTINENTAL PROPERTIES PHOTOSEXTERIOR COMMUNITY AMENITIES CONTINENTAL PROPERTIES PHOTOSINTERIOR AMENITIES & COMMUNITY SPACES CONTINENTAL PROPERTIES PHOTOSINTERIOR OF RESIDENCES PROPOSED SITE PLANPROPOSED SITE PLANPROPOSED SITE PLANPROPOSED SITE PLAN “Cottage “Cottage “Cottage “Cottage Style”FloorStyle”FloorStyle”FloorStyle”Floor PlansPlansPlansPlans “Cottage” Elevations“Cottage” Elevations“Cottage” Elevations“Cottage” Elevations 4444----Story Building ElevationStory Building ElevationStory Building ElevationStory Building Elevation ““““CCCCoooottttttttaaaaggggeeee”””” EEEElllleeeevvvvaaaattttiiiioooonnnnssss”””” SCHEMATIC CLUB HOUSE IMAGESSCHEMATIC CLUB HOUSE IMAGESSCHEMATIC CLUB HOUSE IMAGESSCHEMATIC CLUB HOUSE IMAGES CLUB HOUSECLUB HOUSECLUB HOUSECLUB HOUSEAMENITIESAMENITIESAMENITIESAMENITIES RenderingRenderingRenderingRendering RenderingRenderingRenderingRendering RenderingRenderingRenderingRendering RenderingRenderingRenderingRendering RESIDENCES AT EVERGREEN WALKATTY. CHRISTOPHER SMITH RESIDENCES AT EVERGREEN WALKAPPLICANT: EVERGREEN WALK, LLCNOVEMBER 30, 2021 Tempo II Evergreen Walk South Windsor, CT Tax Impact Study 1All information in this report is from sources we believe to be accurate, but do not warrant. Goal of Report To assess the impact to the Town of South Windsor of: •165 new apartment units on the PK-12 school system •This development on municipal services (water, sewer, fire, police, recreation, library, etc.) •This development regarding taxes. 2 Methodology 3 Bartram & Cochran researched and interviewed: Demographic data Town of South Windsor and Board of Education staff Local developers and real estate professionals Realtor/ Zillow websites Malone and Macbroom: “South Windsor Public Schools Enrollment Projections Update” (October 2019) Rutgers Center for Real Estate “School-Age Children in Rental Units” (July 2018) Goman & York report on the impact of 125 multi-family units in South Windsor (2021) National Association of Home Builders, “The Economic Impact of Home Building” US Census Connecticut Partnership for Balanced Growth Key Findings 4 Tempo I does, and Tempo II will, generate a positive cash flow to the Town. Tempo II design, “The Big House”, will attract young professionals and those over age 55. The majority of new school age children come from large, single-family homes, not apartments. South Windsor is currently building a new grammar school. Evergreen Walk contributes to the quality of life of the Town; adding residential enhances the community’s vitality Adding more multi-family to Evergreen Walk strengthens the retail, office and industrial markets in the entire Town and region. South Windsor Grand List The Evergreen Walk development enhances the quality of life and subsidizes the education in South Windsor. The Shoppes at Evergreen Walk is the #2 on the Grand List with an AV of $31,928,600, paying $1,208,816 in taxes annually Evergreen Crossing Retirement is #4 on the Grand List with an AV of $29,345,384, paying $1,110,016. Costco has an assumed AV of $14,000,000 and will pay $530,040 (after tax abatement ends) and $212,016 (with 7-year abatement), To date, only one development at Evergreen Walk, Tempo I, has added to the student population. The taxes they pay, even with a five-year tax abatement, covers the costs of their student population and Town Services. After Tempo II, Evergreen Walk will have only three sites left for development: .5 acres, 8 acres (that has been approved for 140 units of over age 55 housing) and 5 acres along Buckland Street that is slated for commercial use. 5Sources: Town Of South Windsor Assessor's Office and Evergreen Walk Evergreen Walk Enhancing the quality of life in South Windsor •Costco •LA Fitness •Cambria Hotel •Senior Housing •Medical Offices •Tempo I •Apple •L.L. Bean •Williams Sonoma •Munson’s •The Paper Store •Sephora •Soft Surroundings 6 •Banana Republic •Ben & Jerry’s •Burton’s Grill •Carhartt •Chicos •Eddie Bauer •New Balance •Omaha Steaks •Panera Bread •Pottery Barn •Stonewall Kitchen •Talbot’s •Ted’s Montana Grill South Windsor Housing 7 Long time residents are selling homes to families with children. The median valued of a home is $297,000 and pays taxes of $7,800. If there are students, then taxes do not cover the cost of education, let alone other municipal expenses. Multi-family developments, such as Tempo I and Tempo II (when built), contribute to the Grand List, as well as the vitality of the Town. Sources: Realtor.com and Town of South Windsor Assessors Office South Windsor Residential Bedrooms Estimate Percent Tempo II Adjusted Adjusted Studio 82 1%0 82 1% 1 bedroom 791 8%83 874 9% 2 bedroom 2,098 22%82 2,180 23% 3 bedroom 4,238 45%0 4,238 45% 4 bedroom 1,456 16%0 1,456 15% 5 or more bedrooms 681 7%0 681 7% Total Housing Units 9,346 100%165 9,511 100% 8 Large 3 –5+ bedroom homes make up 67% of the residential stock Tempo II will have a minimal impact on the inventory. Source: U.S. Census School Future Enrollment Projecting future enrollment is a complex issue to refine due to: -Growth is not “linear”. -A new grammar school is under construction. -Economic impact of Covid, changing employment patterns. -Some residents are on 2 to 4-year work visas. Many move back home as their children become teens. -Growth in enrollment tapers off by high school. 9Source: Town of South Windsor Board of Education Board of Ed Budget 2021-2022 Budget $77,958,844 Number of students: 4,588 NCRP $16,405 The NCRP (net cost per student) does not reflect the State and other funding which reduces the total cost per student to approximately $14,600. It also does not reflect the incremental cost per new student, as many educational costs are fixed. To assess the incremental cost per new student, a recent Goman & York economic impact study in South Windsor calculated the actual cost per new student at $9,718 (a 35% reduction from the $14,600). B&C calculated the adjusted basis per student to be approximately $11,000, a more conservative 25% reduction. 10Sources: Board of Education Annual Report, State of CT, Goman & York Students/ Unit New Development Name Type Units K-12 Student/ Unit Students Clark Estate Single-family 18 1.06 19 Clark Estate 2 Single-family 22 0.77 17 Evergreen Walk Tempo I (actual) Apartments 200 0.21 42 Residences at Oakland Rd Apartments 78 0.14 11 South Windsor Woods Condominiums 155 0.46 38 Estates at South Windsor (Toll Bros) Single-family 44 1.59 43 All New Developments 418 0.34 143 11 Apartments produce the fewest student per unit and single-family the greatest number of students Source: Malone and Macbroom and Tempo I Tempo I Student Population School # of Students % Orchard Hill Elementary School 24 57% Timothy Edwards Middle School 11 26% South Windsor High School 7 17% 42 100% 12 •This reflects the trend of student population dropping by middle and high school. •Tempo I reported that all students were new to the South Windsor School System. Source: Tempo I Estimated Cost of Community Services 13 Item Amount Comment Interviewed Education $11,000 to $16,000 per student $16,405/ student (BOE); $11,000 (B&C)Superintendent Dr Kate Carter Fire $0 No fees, even for false alarms Fire Chief Walter Summers Fire Inspections $30 per unit Annual inspection Fire Chief Walter Summers Police (EMS)$75 Per call (45 calls for Tempo I)Lt Buonanducci Water $0 Private: CT Water Co. Waste Water/Sewer $0 Developer pays for initial hookup and annual usage. Phil Forzley, Fuss & O’Neil Culture & Leisure (Library/ Parks & Rec) $118 per resident $3,054,007 budget and 25,709 population. Town Budget Sources: Those listed above Financial Impact Single Family vs Multi-Family Single Family/ 4 Bedroom Toll Brothers Number of Homes 23 Number of Students 39 AV $10,345,700 Taxes (Building and Cars) $422,165 Expenses (Education, Culture, Misc.) $439,041 Delta -$16,876 Multi-family/ 1 and 2 Bedroom Tempo I Number of Units 200 (50/50) Number of Students 42 AV $20,368,100 Taxes (Building, PP and Cars) $1,006,363 (after stabilization) Expenses (Education, Inspections, Police, Culture) $495,125 Delta $511,238 14Sources: Town of South Windsor Board of Education and Assessors Office Site Plan 15 Tempo II Proposed Development 16 Market rate apartment community with a new-to-the market design. 31.67 acres, of which 8.5 acres is buildable Site could hold 240+ units, Tempo II is proposing a “Big House” design with 165 units. 83 One Bedroom 82 Two bedroom Parking ratio of 1.5 per unit, garage units available for additional fee Amenities: Outdoor heated pool Fire pit Hammock Park Putting Green Clubhouse including multi-purpose room and fitness center Source: Continental Properties Students/165 Unit Multifamily Market Rate/ Low Rise/ Income over $100K Sources:Rutgers School Age Children CT Partnership for Balanced Growth Malone & Macbroom Average One Bedroom 2 3 3 3 Two Bedroom 23 21 27 23 Total 25 24 30 26 17 •B&C adjusted the Malone & Macbroom 2019 report’s ratio upwards to .18 to reflect the actual numbers at Tempo I. If their original ratio of .16 was used, the estimate population would be 26 students. •Malone & Macbroom estimated 29% of the students in the recent residential developments were new to the South Windsor school system. •Based on the actual factor of .21 for Tempo I, B&C analysis projects 34 students in public schools. B&C applied no discount for those already in the school system, as all 42 students at Tempo I were new to the South Windsor schools. Tempo II Student Population (Est) School # of Students % Orchard Hill Elementary School 19 57% Timothy Edwards Middle School 9 26% South Windsor High School 6 17% 34 100% 18Sources: Based on actual Tempo I Tempo II -Estimate Tax Impact 151 Buckland St, Unit 7C Assumptions Value Upon Stabilization Income to Town 165 Units, with an AV of $16,803,683 $636,187 Personal Property and Cars $167,315 Subtotal $803,503 Estimate Cost of Town Services $403,980 Potential Increase in Tax Revenue $399,523 19Sources: Based on actual Tempo I Impact of 165 Units in Local Economy Direct and Indirect Impact of Construction Activity Ongoing Annual Effect that occurs because units are occupied Local Business Owners’ Income $4,538,325 $1,028,280 Local Wages and Salaries $7,676,955 $3,327,885 Total $12,215,280 $4,356,165 Local Jobs Generated 149 73 20 NAHB estimates the one-year impact of building 165 rental apartments in a metropolitan area is $19.3 million in income, $3.6 million in taxes and other revenues and 265 local jobs. South Windsor would be a fraction of that larger number. Source: National Association of Home Builders Buckland Gateway Economic Impact The developments at Buckland: •Supports Budget Increases •Avoids Residential Impacts (existing development = average tax savings per house of $3,832) •Absorbs State Revenue Losses •Creates Employment Opportunities •Improves general quality of life assets 21 Success Factors 22 •New design in the market that is not “cookie cutter” •Supportive demographics •Minimal comparable competition •High competitor occupancy •Rents are at competitive price point •Amenities offered meet the market demand •They forecast stabilization (95% occupancy) within 36 months of opening Continental Properties 23 Among the largest developers in the State of Connecticut Built more than 25,000 dwelling units in past 64 years, including condominiums, apartments, townhomes and single-family communities Diversified, integrated real estate organization, with proficiency in all facets of development from site selection through rental and sales Developed, owns and manages over 5,100 rental apartments in dozens of communities, including “for sale” and rental housing Source: Continental Properties Financial Stability 24 Founded 64 years ago Privately held organization with superior financial strength, demonstrated by its track record A generational holder of the communities it develops –“build and hold” Have developed over 23 apartment rental communities Owns and manages over 5,100 rental units in Connecticut and New Jersey Award Winning Continental’s commitment to developing best-in- class communities is reflected in its meticulous attention to design and aesthetics. Their developments have received numerous awards from the Connecticut Apartment association, including: •Best Curb Appeal, 2015 Alterra, Rocky Hill •Best Innovative Idea 2015, Alterra, Rocky Hill •Best Curb Appeal, 2016. 2017 & 2018, The Mark, Shelton •Best Innovative Idea 2016, The Mark, Shelton •Green Property of the Year 2018, Tempo, South Windsor •Best Seasonal Design 2018, Tempo, South Windsor •Best Innovative Idea 2019, Tempo, South Windsor 25 Mitchell Traffic Engineering LLC 7 East Forest Drive Enfield Connecticut 06082 (860) 841-1690 email: steve@mitchelltraffic.com www.mitchelltraffic.com July 29, 2021 Mr. John Finguerra Evergreen Walk LLC 1109 Rose Lane Virginia Beach VA 23451 RE: Evergreen Walk Modification to the General Plan of Development Unit 7C Residential Traffic Impact Statement Dear Mr. Finguerra: We have prepared this Traffic Impact Statement to address the change in traffic generation and the impact of this change that will result from a proposed modification to the existing approved General Plan of Development for the above referenced project. As noted in the land use table on the General Plan, the previously approved development consists of the following land uses: Existing Approved Land Uses Retail 600,480 SF Office 230,440 SF Indoor Recreation 45,000 SF Hotel 108 Rooms (72,000 SF) Residential 200 Units (246,550 SF) Institutional 400 Units (480,000 SF) This proposed modification will make the following changes to the approved land uses: Remove all office use (90,950 SF and 360 parking spaces) from Unit 7C Place 60,000 SF of office and 290 parking spaces on Unit 5 Eliminate 30,950 SF of office use and 70 parking spaces from the General Plan Remove all Retail (9209 SF and 46 parking spaces) from Unit 7C Remove 10,000 SF Retail and 50 parking spaces from Unit 5 Place 19,209 SF Retail and 96 parking spaces on Unit 8 Add 165 units of residential apartments on Unit 7C with 313 parking spaces Mr. John Finguerra July 29, 2021 Page 2 Table 1, attached, summarizes the existing approved General Plan, the proposed changes, and the final development that will result from this change. This letter addresses the change in traffic that is anticipated as a result of the proposed General Plan modification, which eliminates 30,950 SF of office use and adds 165 residential dwelling units. Using the Trip Generation data base, published by the Institute of Transportation Engineers (ITE) with supplements through 2020, the traffic generated by the eliminated office use and the replacement residential use were calculated, with the results summarized in Table 2. Table 2 shows that this land use change is projected to reduce daily traffic by approximately 200 generated vehicles. During the morning and afternoon commuter peak hours, and the Saturday mid-day shopping peak hour generated traffic will be reduced by between 25 and 35 vehicles per hour. It is therefore our conclusion that the proposed modification to the General Plan will result in a reduction of overall site generated traffic and will have no negative impact on the safe traffic operations in the area. We will be happy to respond to any comments or questions from the Town staff or Commission regarding this traffic statement. Very truly yours, MITCHELL TRAFFIC ENGINEERING LLC Stephen F. Mitchell, PE Land Use Square Footage #Units/ Rooms Parking Spaces Square Footage #Units/ Rooms Parking Spaces Square Footage #Units/ Rooms Parking Spaces Retail The Shops at Evergreen Walk 284,750 1,709 284,750 1,709 The Shops- Phase II 90,250 542 90,250 542 Wright Property (Unit 5)50,000 250 -10000 -50 40,000 200 Unit 7C 9,209 46 -9,209 -46 0 0 Unit 7F 5,000 25 5,000 25 Unit 8 0 0 +19,209 +96 19,209 96 Unit 12/13 161,271 674 161,271 674 Total Retail 600,480 3,246 600,480 3,246 Office The Shops at Evergreen Walk 3,870 20 3,870 20 ECHN Medical Center 39,820 200 39,820 200 Office - South I & II 58,800 296 58,800 296 Unit 14 15,000 61 15,000 61 7E & 7D 12,000 59 12,000 59 Unit 7C 90,950 360 -90,950 -360 0 0 Wright Property (Unit 5)0 0 +60,000 +290 60,000 290 Total Office 220,440 996 189,490 926 Daycare 10,000 40 10,000 40 Recreation L.A. Fitness at Evergreen Walk 45,000 310 45,000 310 Hotel Hotel - North & South 72,000 108 Rooms 116 72,000 108 Rooms 116 Residential The Residences at Town Square 246,550 200 Units 350 246,550 200 Units 350 Unit 7C 0 0 0 303556 +165 Units +313 303,556 165 Units 313 Total Residential 246,550 200 Units 350 550,106 365 Units 663 Institutional Unit 8 - Independent Living 180,000 140 Units 155 180,000 140 Units 155 Unit 16 - Assisted Living 115,000 120 Units 84 115,000 120 Units 84 Unit 3/4 - Independent Living 185,000 140 Units 163 185,000 140 Units 163 Total Institutional 480,000 400 Units 402 480,000 400 Units 402 Table 1 Land Use Summary Proposed General Plan Modification Total New General Plan Development Existing General Plan (as Previously Approved) Use Size Enter Exit Total Enter Exit Total Enter Exit Total Enter Exit Total Office 30,950 SF 550 550 1100 6 19 86 30 77 107 58 44 102 Residential 165 Dwelling Units 449 449 898 15 44 59 44 29 73 37 39 76 -101 -101 -202 9 25 -27 14 -48 -34 -21 -5 -26 Note: A negative number represents a reduction in generated traffic. Chanage in Generation Table 2 Trip Generation Summary Daily Traffic AM Peak Hour PM Peak Hour Sat Peak Hour 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 Revised April 12, 2019 Revised October 7, 2019 Revised December 13, 2019 Revised July 26, 2021 Developer: Evergreen Walk Associates, LLC c/o John Finguerra 1109 Rose Lane Virginia Beach, VA 23451 Engineer: Civil and Environmental Fuss & O’Neill 146 Hartford Road Manchester, CT 06040 Project No. 2000481.Y20 \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx i UTILITY IMPACT STATEMENT FOR EVERGREEN WALK SOUTH WINDSOR, CONNECTICUT SECTION PAGE I. INTRODUCTION .................................................................................................... 1 A. Purpose and Scope ............................................................................................ 1 B. Site Location ..................................................................................................... 1 C. Project Description ........................................................................................... 1 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 ................................................................................................ 5 A. Projected Sewage Flows from Proposed Project ............................................... 5 B. Existing Sewerage Facilities ............................................................................... 5 C. Proposed Improvements ................................................................................... 6 D. Conclusion ........................................................................................................ 6 IV. STORMWATER MANAGEMENT ......................................................................... 6 A. Existing Conditions .......................................................................................... 6 B. Proposed Detention and Storm Sewer System .................................................. 7 V. OTHER UTILITIES ................................................................................................. 7 A. Electric Power .................................................................................................. 7 B. Gas ................................................................................................................... 8 C. Communications ............................................................................................... 8 EXHIBITS 1. Site Location Plan 2. Water Supply Exhibit 3. Sanitary Sewer Exhibit 4. Will Serve Utility Letters \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 1 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. The majority of the overall campus has been constructed or is under construction. These include: • Shoppes at Evergreen Walk (a retail center) • ECHN and ECHN II (medical office buildings) • Esporta Fitness (formerly LA Fitness) (an indoor recreation center) • Independently owned medical office building • Tempo Apartments • The Learning Experience preschool and daycare • Evergreen Crossing Retirement Community • HarbourChase Assisted Living Facility • Cambria Suites Hotel (Under Construction) • Costco (Under Construction) Future uses will include additional retail, office uses, and residential/institutional. When fully built, Evergreen Walk is anticipated to include the following development: \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 2 TABLE 1 Land Use Previous Size Proposed Change Proposed Size Hotel 108 Rooms No Change 108 Rooms Indoor recreation 45,000 SF No Change 45,000 SF Office 220,440 SF -30,950 SF 189,490 SF Commercial - Daycare 10,000 SF No Change 10,000 SF Retail 591,271 SF +9,209 SF 600,480 SF Residential 200 Units +165 Units 365 Units Institutional - Residential 400 Units No Change 400 Units The location of Evergreen Walk is shown on the accompanying Location Plan (Exhibit 1). The utilities necessary to support the proposed development area 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 Land Use Description Size (S.F.)/ Units/ Bedrooms/ Beds Unit Flow (Gal/Day) Average Daily Flow (Gal/Day) Peak Daily Flow(1) (Gal/Day) Peak Hourly Flow(2) (Gal/Day) Peak Hourly Flow (Gal/Min) Hotel 108 Rooms (No Change) 150/Rm 16,200 (No Change) 32,400 (No Change) 64,800 (No Change) 45 (No Change) Indoor Recreation 45,000 (No change) 0.15/S.F. 6,750 (No Change) 13,500 (No Change) 27,000 (No Change) 19 (No Change) Office 189,490 (+42,000) 0.11/S.F. 20,844 (+4,620) 41,688 (+9,240) 83,376 (+18,480) 58 (+13) Commercial - Daycare 10,000 (No Change) 0.11/S.F. 1,100 (No Change) 2,200 (No Change) 4,400 (No Change) 3 (No Change) Retail 600,480 (+9,209) 0.10/S.F. 60,048 (+921) 120,096 (+1,842) 240,192 (+3,684) 167 (+3) Residential 365 Units 548 Rooms (+165 Units +248 Rooms) 150/Rm 82,200 (+37,200) 164,400 (+74,400) 328,800 (+148,800) 229 (+104 \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 3 TABLE 2 Institutional – Residential(3) 400 Units 606 Rooms (No Change) 150/Rm 90,900 (No Change) 181,800 (No Change) 363,600 (No Change) 252.5 (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. 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 March 22, 2018 at a hydrant adjacent to LA Fitness. The hydrant yielded 1,300 gpm with a residual pressure of 64 psi. The static pressure was 86 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 II. 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. \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 4 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. Currently in construction, the section of water main to continue the 12-inch main north and connect to the existing water main by Evergreen Crossing Retirement Community will be completed. This will complete the southernmost loop of the water main. 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 connects to the 12-inch water main in Tamarack Avenue. C. Proposed Improvements In order to support the future residences development located on Unit 7C the 12-inch water main located in the Tempo Apartments development will be extended in the westerly direction and loop to connect to the existing 8-inch water main located in Unit 7B. 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 provides additional water for fire protection to the Gateway Development Zone. There is an increase of 14% to the projected water demand as a result of the most recent revisions to the General Plan of Development. D. Conclusion 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. \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 5 III. SANITARY SEWERS A. Projected Sewage Flows from Proposed Project This General Plan of Development proposes seven land uses: office, hotel, recreation, retail, commercial, residential, and institutional. It is anticipated that sewage will be generated from this project in the following amounts: TABLE 3 Typical Land Use Description Size(S.F./Units/ Rooms/Beds) Unit Flow (1) (Gal/Day) Average Daily Flow (Gal) Hotel 108 Rooms (No Change) 150/Rm 16,200 (No Change) Indoor Recreation 45,000 (No Change) 0.15/S.F. 6,750 (No Change) Office 189,490 (+42,000) 0.11/S.F. 20,844 (-3,405) Commercial - Daycare 10,000 (No Change) 0.11/S.F. 1,100 (No Change) Retail 600,480(2) (+9,209) 0.10/S.F. 60,048 (+921) Residential 365 Units/548 Rooms (+165 Units/+248 Rooms) 150/Rm 82,200 (+37,200) Institutional – Residential 400 Units/606 Rooms (No Change) 150/Rm 90,900 (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 Sewage Source Average Daily Flow (Gal) Peak Daily Flow (1 ) (Gal) Contributing Area (Acres) 243 Ac x 60% Peak Infiltration(2) Flow (Gal) Peak Design Flow (gal/day) Project Site 278,042 (+34,716) 1,112,168 (+138,864) 146 146,000 1,258,168 (+138,864) (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), \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 6 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 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. The Clark Street pump station should be evaluated not expected to accommodate sewage flows anticipated by the proposed General Plan of Development as the projected flows have not increased. C. Proposed Improvements Although there is a projected sewer flow increase of 12% as a result of the most recent revisions to the General Plan of Development, the December 14, 2015 utility report approved at that time exceeded the now projected sewer flows. 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 \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 7 feet north of Smith Street. This second stream, which originates on the east side of Buckland Road, joins Plum Gulley Brook within the project area. In addition to the stormwater runoff from within the project area, there are about 190 acres east of Buckland Road that drain to the project. Part of this flow is from the detention basin constructed as a part of the Lowe’s/Target project. It is assumed that any future construction within the drainage area east of Buckland Road will include detention facilities that will maintain flow rates equal to existing levels. All of the stormwater runoff from the site and the area east of Buckland Road discharges to Plum Gulley Brook. A little over one mile downstream of the proposed development, Plum Gulley Brook and Whaples Brook join at Vintons Mill Pond to form the Podunk River. B. Proposed Detention and Storm Sewer System In order to minimize 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. Stormwater detention is currently provided for all developed and undeveloped units within Evergreen Walk with the exception of Unit 7C. Additional development on Unit 7C will require new detention system to be provided. During construction, erosion control measures will be installed to minimize erosion and sedimentation. Hay bale 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 There is adequate infrastructure at Evergreen Walk to supply future development areas with electricity. New service to the future Apartments on Unit 7C site will come from existing infrastructure located to the east of the proposed development site. \\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx 8 Infrastructure was planned and constructed into the Tempo Apartments residential project. B. Gas Eversource 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 currently under construction. Gas service to the Unit 7C development site will come from the existing gas infrastructure currently in place at the Tempo Apartments. C. Communications There is adequate telephone and data service available to the proposed development. Data and telephone service will be provided to the development site via the existing services provided within the Unit 7C development. €.€9H ¡ HC) þë.Es €Ë.sÉ ttPgE î¡,Ê 8üø.2 EEËs 3.8!.' {).É-"+*ö'E s O:'c)re 'e, éi lli lllj(9z Écg _G (rgg .lP-'.C 'È_ |r.t-g. tr =!z, ci.. c L.lcl=lclE[< )J Yi 'l*+f-,:' ,r: f : 'l ,, ij;l ffiii I ¡ t{ ^'k'-- l,''rf: l- (.l ¡ I I I s Ë 3 =c ï d ¿* I ! ; 3 t =oo E E ë E ¡ı c 2 5ot E À g i êg l¡l lËl tltl tl tltöl tËl PROJ scÆ WWt{.Fond0.Cotl FUSS & ONEILL Dßciplines ø Deliver MA¡¡CHESTER,CI06040 E60.646.2469t46 t-tÁRtFoRD RD EVERGREEN WALK LLC EXHIBITI-LOCATIONMAP GENERAL PLAN OF DEVELOPMENT SOUTHWINDSOR CONNECTICUT fATUM: HOU: VERI: ¡. No,DAIE DESCRIMON BY REVISIONS GRAPHIC SCALE D DETENTION BASIN #4 WETLAND MITIGATION AREA ( Area = ±4.3 Acres) UNIT 15 ECHN 39,820 sf UNIT 10 L.A.Fitness/ 1ST. 45,000 sfDDUNIT 11 OFFICE-SOUTH II 29,400 SF UNIT 11 OFFICE-SOUTH I 29,400 SF UNIT 5 Retail 6,000 SF UNIT 5 Retail 5,000 SF UNIT 5 Retail 15,000 SF UNIT 5 Retail 24,000 SF CEDAR A V E . HEML O C K A V E . TAMARACK AVE.TAMARACK AVE.RIPA R I A N RIPA RIA N B UFFE R BUFFE R DETENTION BASIN DE M I N G S T R E E T BUCKLAND ROADBUCKLAND ROADBUCKLAND ROADUNIT 14 OFFICE-WEST 15,000 sf 2 ST.TAMARACK AVE.UNIT 7B RESIDENTIAL 200 UNITS UNIT 3 INDEPENDENT LIVING 3ST 140 UNITS 185,000 SF UNIT 16 ASSISTED LIVING 2 1/2 ST 120 UNITS 115,000 SF UNIT 8 ADULT COMMUNITY 140 UNITS 80,000 sf PLAY AREA 5,000 S.F. UNIT 7E 2 ST. OFFICE 12,000 SF UNIT 7DDAYCARE10,000 SFUNIT 12 RETAIL 161,144 SF UNIT 12 RETAIL 127 SF PROPOSEDBUILIDNG # 6 P RO PO S E D BU I L I D NG # 7 PROPOSEDBUILIDNG #8PROPOSEDBUILIDNG #12BUILIDNG #13PROPO S EDBUI L IDNG # 1 PROPOSEDPRO P O S E D BUIL I D N G # 3 PR O P O S E D B U I L I D N G # 2 ( 1 0 ) UN I T BU I LD ING (1 0 ) U N I T B U I L D I N G (10) U N I T B U I L D I N G (10) UNIT B U I L D I N G ( 1 0 ) U N I T B U I L D IN G (10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDINGPROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)PROP OS E D CLUB H O U S E PROPOSE DBUILIDN G # 1 1(10) UNI T B U I L D I N G PRO PO S ED BU I L IDNG # 1 4PROPOSEDBUILIDNG #10(10) UNIT BUILDINGPROPOSEDBUI L IDNG #9 (10 ) UN IT BU I LD ING PROPOSED - 38 UNITRESIDENTIAL BUILDINGBUILDING #4(4 STORY)( 5 ) UN I T BU I LD ING Retail 40,000 SFRetail 10,000 SF ARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE JOB NAME DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICES, IS THE PROPERTY OF THE WHOLE OR IN PART, FOR ANY OTHER CORPORATION OTHER THAN THAT NAMED HEREON WITHOUT THE WRITTEN SOLELY AT THE USER'S RISK AND THE PROJECT OR BY ANY OTHER PERSON, OR11/5/2019FH99508.00NTSTHIS DOCUMENT, THE IDEAS AND ARISING OUT OF SUCH USE. AUTHORIZATION OF THE ARCHITECT. ARCHITECT, AND IS NOT TO BE USED, IN ANY SUCH UNAUTHORIZED USE WILL BE fax: (860)568-5129 FLB Architecture & Planning, Inc. (860)568-4030 web: www.flbarch.come-mail: flb@flbarch.com East Hartford CT 0611819 Silver LaneAFLEX-2EVERGREEN WALK EVERGREEN WALK, LLC. PRELIMINARY PLAN OF DEVELOPMENT EXHIBIT 2 - WATER SUPPLY D DETENTION BASIN #4 WETLAND MITIGATION AREA ( Area = ±4.3 Acres) UNIT 15 ECHN 39,820 sf UNIT 10 L.A.Fitness/ 1ST. 45,000 sfDDUNIT 11 OFFICE-SOUTH II 29,400 SF UNIT 11 OFFICE-SOUTH I 29,400 SF UNIT 5 Retail 6,000 SF UNIT 5 Retail 5,000 SF UNIT 5 Retail 15,000 SF UNIT 5 Retail 24,000 SF CEDAR A V E . HEML O C K A V E . TAMARACK AVE.TAMARACK AVE.RIPA R I A N RIPA RIA N B UFFE R BUFFE R DETENTION BASIN DE M I N G S T R E E T BUCKLAND ROADBUCKLAND ROADBUCKLAND ROADUNIT 14 OFFICE-WEST 15,000 sf 2 ST.TAMARACK AVE.UNIT 7B RESIDENTIAL 200 UNITS UNIT 3 INDEPENDENT LIVING 3ST 140 UNITS 185,000 SF UNIT 16 ASSISTED LIVING 2 1/2 ST 120 UNITS 115,000 SF UNIT 8 ADULT COMMUNITY 140 UNITS 80,000 sf PLAY AREA 5,000 S.F. UNIT 7E 2 ST. OFFICE 12,000 SF UNIT 7DDAYCARE10,000 SFUNIT 12 RETAIL 161,144 SF UNIT 12 RETAIL 127 SF PROPOSEDBUILIDNG #6 P R O P O S E D BU I L I DN G # 7 PROPOSEDBUILIDNG #8PROPOSEDBUILIDNG #12BUILIDNG #13PRO PO S EDBUI L IDNG # 1 PROPOSEDPRO P O S E D BUIL I D N G # 3 P R O P O S E D B U I L I D N G # 2 ( 1 0 ) UN I T BU I LD ING (1 0 ) U N I T B U I L D I N G (10) U N I T B U I L D I N G (10) UNIT B U I L D I N G ( 1 0 ) U N I T B U I L D I N G (10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDINGPROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)PROP O S E D CLUB H O US E PROPOS E DBUILIDN G # 1 1(10) UNI T B U I L D I N G P RO PO S ED BU I L IDNG # 1 4PROPOSEDBUILIDNG #10(10) UNIT BUILDINGPROPOSEDBUI L IDNG #9 (10 ) UN IT BU I LD ING PROPOSED - 38 UNITRESIDENTIAL BUILDINGBUILDING #4(4 STORY)( 5 ) UN I T BU I LD ING Retail 40,000 SFRetail 10,000 SF ARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE JOB NAME DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICES, IS THE PROPERTY OF THE WHOLE OR IN PART, FOR ANY OTHER CORPORATION OTHER THAN THAT NAMED HEREON WITHOUT THE WRITTEN SOLELY AT THE USER'S RISK AND THE PROJECT OR BY ANY OTHER PERSON, OR04/12/2019FH99508.00NTSTHIS DOCUMENT, THE IDEAS AND ARISING OUT OF SUCH USE. AUTHORIZATION OF THE ARCHITECT. ARCHITECT, AND IS NOT TO BE USED, IN ANY SUCH UNAUTHORIZED USE WILL BE fax: (860)568-5129 FLB Architecture & Planning, Inc. (860)568-4030 web: www.flbarch.come-mail: flb@flbarch.com East Hartford CT 0611819 Silver LaneAFLEX-3EVERGREEN WALK EVERGREEN WALK, LLC. PRELIMINARY PLAN OF DEVELOPMENT EXHIBIT 3 - SANITARY SEWER File Path: J:\DWG\P2000\481\Y20\Civil\Plan\2000481Y20_PPD01.dwgLayout: SAN GPD Plotted: Tuesday, July 27, 2021 - 3:52 PM User: RRITTGERS