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HomeMy WebLinkAbout20-56P UW Vintage Lane, LLC Subdivision and Special Exception 1 TOWN OF SOUTH WINDSOR CHECKLIST REQUIRED INFORMATION SITE PLANS APPLICANT_____________________________________________________________ PROJECT NAME_________________________________________________________ This checklist must be signed by plan preparer (P.E./L.S.) declaring that all required information is provided. Items 1-7 are required for all applications; items 8-11 required where appropriate. Check mark for each item supplied. _____ 1. On each sheet for plans or maps, title block with the following information: _____ a. Name, address and telephone of applicant. _____ b. Name, address and telephone number of Land Surveyor or Professional Engineer. _____ c. Name of Development. _____ d. Date when drawings were made. _____ 2. Key Map: An overall map drawn to a scale of 1 inch equals either 100 feet or 200 feet. This map will show the overall design of the Development and surrounding property within 500 feet. _____ a. Data block which gives needed zoning information such as percentage of lot coverage, acreage of tract, number of apartment units, parking requirements, etc. _____ b. Outline of buildings. _____ c. Layout of streets. _____ d. Surrounding property boundaries within 500 feet. _____ e. Names of abutting property owners. _____ f. Proposed open spaces and recreation areas. _____ g. Driveway cuts on abutting properties and any properties across from proposed site. _____ h. Distance to and name of nearest intersection street. _____ 3. Architectural Elevations: See attached checklist for Architecture and Design Review. 2 _____ 4. Plot Plan: A layout map of the proposed site drawn to a scale of 1 inch equals 40 feet on either of the following size sheets: (1) 24" x 36" with a 3/4" ruled margin; (2) 18" x 24" with a 1/2" ruled margin, containing the following data: _____ a. Distance and bearings of all boundary lines and acreage of site. Iron pins required at all property angle points and shown on map. _____ b. Proposed streets and street lines with center line station, curve data, and parking spaces. _____ c. Building lines in accordance with zoning regulations. _____ d. Proposed buildings and other structures, including signs, outside lighting, and dumpsters (on concrete pad and screened). _____ e. Easements, noting grantors, grantees, and purpose must be shown in table format, e.g. below Grantor Grantee Type of Easement Date Filed Vol/Pg _____ f. Names of abutting property owners. _____ g. Monuments will be indicated at corners and angles of all streets and at all points of curvature and tangency. The monumented points within proposed site shall be coordinated. These coordinates shall appear in tabular form on the plot plan. The accessibility of these CGS points shall be determined by the Town Engineer. _____ h. All open space or other common or public land uses shall be indicated. _____ i. A-2 certification; P.E./L.S. Seal. _____ 5. Topographic Map: A map drawn to a scale of 1 inch to 40 feet on sheets not exceeding 24 inches by 36 inches, including ruled margins shall in addition to the requirements of the plot plans show the following: _____ a. All existing and proposed buildings. _____ b. Curb Lines and pavement width, sidewalks. _____ c. Existing and proposed sanitary sewers. _____ d. Existing and proposed water and all existing utilities. 3 _____ e. Present wooded area indicated by foliage lines. Any trees to be saved should be shown. _____ f. Existing and proposed contours shall be shown in not less than two-foot intervals, but in cases of relatively level land, the contours shall be one- foot intervals and spot elevations. _____ g . Regulated wetlands and 100-year floodplain or note that none are present. _____ h. Proposed storm drainage system, showing all catch basins, endwalls, manholes, lengths and sizes of pipes and elevations of structures. (Maximum distance between catch basins shall be 300 feet and minimum size of storm drain lines shall be 15 inches, within Town ROW.) If plan/profile sheet is provided all of this does not need to be shown. Only top of frame elevations and inverts of open discharge pipe shall be shown on this plan. _____ i. Connections of all springs into proposed storm drainage system as needed. _____ j. Location and indications of existing brook channels, and 100-year flood limits. _____ k. A-2 & T-2 Certification; P.E & L.S. Seals. _____ 6. Landscaping plan _____ 7. Drainage calculations: - Zero Runoff Increase per attached guidelines. _____ 8. Traffic Report _____ 9. Site Lighting Plan _____ 10. Plans and Profiles: A plan and profile of the proposed streets drawn on plan/profile paper of scales 1 inch to 40 feet horizontally, and 1 inch to 4 feet vertically on sheets not exceeding 24 inches by 36 inches, including ruled margins and containing the following: _____ a. Layout of streets in sections coordinated by stations with the profile. _____ b. Street plan showing roadways, drainage, sanitary sewer (including house sewer), foundation drains, lot lines, buildings including all utilities with elevations (top frame and inverts), size, type, length, slopes of pipes. _____ c. Sight line at driveway & street intersections. 4 _____ d. Profile of roadway showing existing and finished grades. Roadway profile will show all tangent grade and all vertical curve information. _____ e. Profile will show all catch basins and all drainage lines between catch basins with all invert and top of frame elevations, sizes, lengths and slopes of pipes. _____ f. Where any storm drainage line discharges into an existing brook sufficient profile of this brook will be shown to determine conditions. _____ g. CGS datum shall be used on all sites accessible to these controls. The Town Engineer shall, based on standard engineering practices, determine the accessibility of these controls. _____ h. Profiles shall show all sanitary sewer lines and manholes, including elevations, (inverts, top of frame) sizes, lengths, and slopes of pipes. Top of foundation elevations for building shall be shown. _____ 11. Open Space Site Improvement Plans: For sites which require or include a provision for open spaces, a plan which contains data for site improvement may be required. This map shall be drawn to a scale of 1 inch equals 40 feet. _____ 12. Sanitary Report: Where individual sanitary sewage disposal systems are proposed, the final plans shall include a Sanitary Report certified by a Professional Engineer. The report shall demonstrate the feasibility of the proposed individual systems. _________________________ _____________________________ PLAN PREPARER (P.E./L.S.) DATE February 2002; Rev. 4-04 Vintage Hills II N/A UW Vintage Lane II, LLC N/A N/A N/A N/A N/A N/A Daniel H. Jameson, P.E. N/A N/A November 2, 2020 G:\jobs\4280\Docs\Applications-Working\AButters\2020 Application\4280 IWA-PZC Abutter Notice.doc P.O. BOX 1167 21 JEFFREY DRIVE SOUTH WINDSOR, CT 06074 PHONE: 860.291.8755 FAX: 860.291.8757 www.designprofessionalsinc.com CIVIL & TRAFFIC ENGINEERS / PLANNERS / SURVEYORS / GIS ANALYSTS / LANDSCAPE ARCHITECTS Serving Connecticu t, Massachusetts, & Rhode Island November 2, 2020 Re: Inland Wetlands & Watercourses / Planning & Zoning Applications 503 Barber Hill Road, South Windsor, CT 06074 Dear Abutting Property Owner: In accordance with Section 7.3b of the “Town of South Windsor Inland Wetlands, Watercourses, and Conservation Regulations”, we are required to notify you that an application has been filed on the property abutting yours and is subject to a hearing by the Inland Wetlands Agency/Conservation Commission. The applicatio n 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, however, you are not required to attend. You may also submit written comments regarding the application prior to the hearing if you so desire. For further information regarding the specific date this will heard please contact Jeff Folger, Environmental Planner/Conservation Officer, at the South Windsor Planning Department at 860-644-2511, ext. 229. Furthermore, in accordance with the Rules & Regulations of the South Windsor Planning & Zoning Commission, 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(s) to ask questions and/or give comments, however, you are not required to attend. You may also submit written comments regarding the application(s) prior to the meeting if you so desire. For further information regarding the specific date this application will be heard, please contact Michele Lipe, AICP, Town Planner, at the South Windsor Planning Department at 860-644-2511, ext. 252. If you have any questions regarding the specifics of the plans, please feel free to contact our office at 860 -291-8755. Thank you. Sincerely, DESIGN PROFESSIONALS, INC. Benjamin P. Wheeler, PLA Director of Operations Cc: Town of South Windsor Client TOWN OF SOUTH WINDSOR, CONNECTICUT | 503 BARBER HILL ROAD DIRECT ABUTTERS MAILING LIST Parcel ID Site Address Owner Name Mailing Address Mailing City Mailing State Mailing Zip 600420 420 ABBE ROAD CURRENT RESIDENT 388 ABBE ROAD SOUTH WINDSOR CT 06074- 0000 7800476 476 BARBER HILL ROAD CONN STATE OF 165 CAPITOL AVENUE HARTFORD CT 06106- 0000 92370050 50 VINTAGE LANE MITCHELL HEATHER & DUSTIN 50 VINTAGE LANE SOUTH WINDSOR CT 06074- 0000 92370049 49 VINTAGE LANE HARDY JAMES 49 VINTAGE LANE SOUTH WINDSOR CT 06074- 0000 92370027 27 VINTAGE LANE WING RANDALL C & DEBORAH L 27 VINTAGE LANE SOUTH WINDSOR CT 06074- 0000 92370019 19 VINTAGE LANE KEEN LOUIS E 19 VINTAGE LANE SOUTH WINDSOR CT 06074- 0000 92370011 11 VINTAGE LANE MEADE JASON D 11 VINTAGE LANE SOUTH WINDSOR CT 06074- 0000 57900204 204 MASKEL ROAD SOUTH WINDSOR TOWN OF 1540 SULLIVAN AVENUE SOUTH WINDSOR CT 06074- 0000 7800471 471 BARBER HILL ROAD CASSONE KIMBERLY A &471 BARBER HILL RD SOUTH WINDSOR CT 06074- 0000 600517 517 ABBE ROAD DZEN PROPERTIES LLC 187 WINDSORVILLE ROAD ELLINGTON CT 06029- 0000 7800537 537 BARBER HILL ROAD DZEN PROPERTIES LLC 187 WINDSORVILLE ROAD ELLINGTON CT 06029- 0000 7800534 534 BARBER HILL ROAD GEDRIM THERESA ESTATE OF 169 MAIN STREET MANCHESTER CT 06042- 0000 Legal Description - Lot #4 Beginning at a point in the westerly street line of Barber Hill Road, said point being the southeasterly property corner of land now or formerly Dzen Properties, LLC; Thence S01°16'29"E along the westerly street line of Barber Hill Road a distance of 30.00 feet to a point being the northeasterly property corner of Lot #6; Thence S88°53'13"W along the northerly property line of Lot #5 a distance of 292.67 feet to a point; Thence S22°17'30"W along the westerly property line of Lots #5 & #6 a distance of 381.48 feet to a point being the northeasterly property corner of land now or formerly Louis E. Keen; Thence S88°53'13"W along the northerly property line of land now or formerly Louis E. Keen a distance of 85.84 feet to a point; Thence S88°42'54"W along the northerly property line of lands now or formerly Louis E. Keen and Randall C. & Deborah L. Wing a distance of 161.69 feet to a point being the southeasterly property corner of Lot #3; Thence N01°17'06"W along the northerly property line of Lot #3 a distance of 368.19 feet to a point in the southerly property line of Dzen Properties, LLC; Thence N88°59'20"E along the southerly property line of land now or formerly Dzen Properties, LLC a distance of 21.11 feet to a point; Thence N86°35'11"E along the southerly property line of land now or formerly Dzen Properties, LLC a distance of 144.02 feet to a point; Thence N87°36'33"E along the southerly property line of land now or formerly Dzen Properties, LLC a distance of 275.51 feet to a point; Thence N88°46'27"E along the southerly property line of land now or formerly Dzen Properties, LLC a distance of 252.29 feet to the point and place of beginning. Lot #4 Contains: 131,508 square feet or 3.019 acres. esignrofessionalsesignrofessionals420 ABBE ROADCURRENT RESIDENT600420426 ABBE ROADRICH ADAM L &600426476 BARBER HILL ROADCONN STATE OF7800476248 MASKEL ROADCHARBONNEAU KEVIN P579002486 VINTAGE LANEKING BRIAN G & AMBER9237000612 VINTAGE LANEMARTIN ARTHUR R JR & SERENA M9237001218 VINTAGE LANERYAN WILLIAM M & LORI A923700185 NATURES WAYDANAIS MARC D & KATHLEEN H623500054 NATURES WAYYOUSSEF MOHAMED &6235000436 VINTAGE LANEKRASKE ANNE &9237003642 VINTAGE LANEROSOW DANIEL &9237004250 VINTAGE LANEMITCHELL HEATHER & DUSTIN9237005049 VINTAGE LANEHARDY JAMES9237004935 VINTAGE LANEDUVAL RYAN N & MONICA A &9237003527 VINTAGE LANEWING RANDALL C & DEBORAH L9237002719 VINTAGE LANEKEEN LOUIS E9237001911 VINTAGE LANEMEADE JASON D923700115 VINTAGE LANEMARCHEGIANI STEVEN & HEATHER92370005204 MASKEL ROADSOUTH WINDSOR TOWN OF57900204471 BARBER HILL ROADCASSONE KIMBERLY A &7800471517 ABBE ROADDZEN PROPERTIES LLC600517537 BARBER HILL ROADDZEN PROPERTIES LLC7800537534 BARBER HILL ROADGEDRIM THERESA ESTATE OF7800534esign rofessionals © · · ······ DD · · ·esignrofessionals©··· · · ·esignrofessionals©··· FDFD FD Not to Scale TREE PLANTING DETAIL1 STAKE TREES ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT SEE STAKING DETAIL. WRAP TREE TRUNKS ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT. SEE WRAPPING DETAIL. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. NOTE: FOR DIMENSIONS OF PLANTING AREAS, TYPES OF SOIL AMENDMENTS, OR SOIL REPLACEMENT, SEE "SOIL IMPROVEMENT DETAILS." NOTES: MARK THE NORTH SIDE OF THE TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE WHEN EVER POSSIBLE. SET TOP OF ROOT BALL FLUSH TO GRADE OR 25MM-50MM (1"-2") HIGHER IN SLOWLY DRAINING SOILS. MULCH RING, 1800MM (6') DIA. MIN. 2400MM (8') DIA. PREFERRED 50MM (2") MULCH. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK. MAINTAIN THE MULCH WEED-FREE FOR A MIN. OF THREE YEARS AFTER PLANTING. EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. DON'T COVER THE TOP OF THE ROOT BALL WITH SOIL. 100MM (4") HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM TOP HALF OF ROOT BALL. REMOVE COMPLETELY IF SYNTHETIC IS USED. TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOESN'T SHIFT. IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND ROOT BALL, CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 200MM (8") INTO PLANTING HOLE. PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. 1.NO MULCH WITHIN 3" OF TREE TRUNK 2.THIS DETAIL ASSUMES THAT THE PLANTING SPACE IS LARGER THAN 2400 MM (8 FT.) SQUARE, OPEN TO THE SKY, AND NOT COVERED BY ANY PAVING OR GRATING. ”” ”” ” ”” ”” ” ” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ”” ”” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ”” ”” ”” ” ”” ”” ””esignrofessionals©··· FD FDFD”” ”” ”” ” ”” ”” ”” ”” ” ” ”” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ” ”” ”” ”” ” ”” ”” ”” ” ”” ”” ”esignrofessionals©··· FDFDFD3+05 -0+00 1+00 2+ 0 0 3+00 0+00 1+00 1+84 ELEVATIONELEVATIONSTATION VINTAGE LANE EXTENSION PROFILE 290 292 296 300 304 308 312 316 320 290 292 296 300 304 308 312 316 320 -6. 0 0 % -3.32 %GRADE BREAK STA = 0+00.00ELEV = 310.06GRADE BREAK STA = 1+25.58ELEV = 302.53GRADE BREAK STA = 1+84.36ELEV = 300.58ELEVATIONELEVATIONSTATION CUL DE SAC PERIMETER PROFILE 288 292 296 300 304 308 288 292 296 300 304 308 -4.0 0 % 4.00% 1.67%-1.55%GRADE BREAK STA = 0+00.00ELEV = 303.24GRADE BREAK STA = 1+17.08ELEV = 298.56GRADE BREAK STA = 1+52.53ELEV = 299.15GRADE BREAK STA = 1+88.75ELEV = 298.59GRADE BREAK STA = 3+05.06ELEV = 303.24-1+00 0+00310.1310.06309.2308.56307.5307.06306.0305.561+00306.0304.06302.2302.56301.1301.72300.0300.892+00 3+00 -0+50 0+00305.4303.24302.8302.24301.8301.24301.3300.241+00300.5299.24299.9298.69299.2299.11298.6298.802+00298.5299.04299.0300.04300.0301.04300.9302.043+00302.8303.043+50 esignrofessionals©··· DDFDFD FD esignrofessionals©··· FD FDFDesignrofessionals©··· 18"esignrofessionals©···· · · ’ · · · · ’ · “ ” · ·” ·“” · · ·esignrofessionals©··· Not to Scale TREE PLANTING DETAIL1 STAKE TREES ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT SEE STAKING DETAIL. WRAP TREE TRUNKS ONLY UPON THE APPROVAL OF THE LANDSCAPE ARCHITECT. SEE WRAPPING DETAIL. DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO-DOMINANT LEADERS, AND BROKEN OR DEAD BRANCHES. SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED; HOWEVER, DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. NOTE: FOR DIMENSIONS OF PLANTING AREAS, TYPES OF SOIL AMENDMENTS, OR SOIL REPLACEMENT, SEE "SOIL IMPROVEMENT DETAILS." NOTES: MARK THE NORTH SIDE OF THE TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH AT THE SITE WHEN EVER POSSIBLE. SET TOP OF ROOT BALL FLUSH TO GRADE OR 25MM-50MM (1"-2") HIGHER IN SLOWLY DRAINING SOILS. MULCH RING, 1800MM (6') DIA. MIN. 2400MM (8') DIA. PREFERRED 50MM (2") MULCH. DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK. MAINTAIN THE MULCH WEED-FREE FOR A MIN. OF THREE YEARS AFTER PLANTING. EACH TREE MUST BE PLANTED SUCH THAT THE TRUNK FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE TRUNK FLARE IS NOT VISIBLE SHALL BE REJECTED. DON'T COVER THE TOP OF THE ROOT BALL WITH SOIL. 100MM (4") HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. REMOVE ALL TWINE, ROPE, WIRE AND BURLAP FROM TOP HALF OF ROOT BALL. REMOVE COMPLETELY IF SYNTHETIC IS USED. TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOESN'T SHIFT. IF PLANT IS SHIPPED WITH A WIRE BASKET AROUND ROOT BALL, CUT THE WIRE BASKET IN FOUR PLACES AND FOLD DOWN 200MM (8") INTO PLANTING HOLE. PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. 1.NO MULCH WITHIN 3" OF TREE TRUNK 2.THIS DETAIL ASSUMES THAT THE PLANTING SPACE IS LARGER THAN 2400 MM (8 FT.) SQUARE, OPEN TO THE SKY, AND NOT COVERED BY ANY PAVING OR GRATING.esignrofessionals©··· esignrofessionals©····· · · Stormwater Management Report Vintage Hills II Subdivision Barber Hill Road South Windsor, Connecticut Prepared by: Design Professionals, Inc. 21 Jeffrey Drive South Windsor, CT 06074 November 2, 2020 Page 2 Table of Contents Section Page Introduction 3 Pre-Development Site Conditions 3 Post-Development Site Conditions 3-4 Analysis of Results 4 Storm Sewer Collection System 4-5 Water Quality 5 Conclusion 5 Appendices A Pre-Development Drainage HydroCAD Report B Post-Development Drainage HydroCAD Report C NRCS Soil Map & Data D Storm Sewer Analysis E Water Quality Calculations Water Quality Volume Calculation for Roadway Drainage F Drainage Area Maps Existing Conditions Drainage Area Map Proposed Conditions Drainage Area Map Page 2 Introduction Vintage Hills II, LLC, is proposing a development at L006 Barber Hill Road, South Windsor, Connecticut. The property is referenced on the Town of South Windsor Tax Assessors map as Map 149 Lot 5. The proposed development is a six-lot subdivision which includes the extension of Vintage Lane. Associated site improvements will include but not be limited to new homes with driveways and septic systems, utilities, landscaping, and stormwater management BMP’s. The property consists of 12.7 acres. Approximately 4.49+ acres are proposed to be disturbed for the construction of the subdivision. We expect the proposed development will lower existing peak flow conditions exiting the property. For more information, please refer to the plans entitled “Vintage Hills II ~ Subdivision Plan ~ South Windsor, CT” prepared by Design Professionals, Inc., and dated November 2, 2020, as amended. Pre-Development Site Conditions The existing surficial characteristics of the area to be utilized can be primarily classified as farmland with woodland areas surrounding the outskirts. Design Professionals, Inc. (DPI) conducted a topographic survey of the property. Along with the survey, the Town topography was utilized in analyzing the surrounding area (referenced on the Existing Conditions Drainage Area Map included in Appendix F). The topography of the survey indicated that runoff exits the property in three locations; Design Point (DP)#1, #2 and #3. DP#1 is located in the northwest corner of the property which is within an upland wetland review area. DP#2 is located midway along the northern property line. An existing depression allows runoff to infiltrate and excess leads off site to the north. The flow would eventually lead toward DP#1. DP#3 is in the southeastern corner of the property. An existing depression allows runoff to infiltrate and excess leads off site to the south. Some flow to DP#3 is directed across Barber Hill Road in an existing 15” RCP (10-year flow of 3.36 cfs). Infiltration values for DP#2 and #3 utilize a factor of safety of 2 and are based on the percolation tests in the areas. Existing conditions watershed delineations are identified in the Existing Conditions Drainage Map located in Appendix F. Based on Natural Resources Conservation Service (NRCS) Hydrologic Soil Group (HSG) mapping, soils types A, B, C, & C/ D are located on site. See Appendix D for The NRCS Soil Map & Data. An evaluation was performed to quantify the peak rate of stormwater discharge offsite to Design Points #1, #2 and #3 for the 2-, 10-, 25-, 50- and 100-year storm events. The Natural Resources Conservation Service’s TR-55 Manual was followed in predicting the peak rates of runoff and volumes. HydroCAD computer modeling software was utilized. Please refer to the Table in the Analysis section. The Pre-Development Drainage HydroCAD Report located in Appendix A. Post-Development Site Conditions The subject project proposes the construction of an extension of Vintage Lane and six homes. All runoff generated from the roadway will be collected in an underground storm water catchment Page 3 system and be conveyed to a proposed Water Quality Depression (PD1). All roadway runoff will be treated within the basin before discharging to toward DP#1. See Appendix B for the Post Development Condition HydroCAD report. The Proposed Conditions Drainage Map for the site is located in Appendix F. Analysis of Results The following table contains the data for the pre-development and post-development conditions generated from the HydroCAD software: Reach 2 year 10 year 25 year 50 year 100 year DP#1 – Northwestern Property Corner Pre 3.77 9.98 14.28 17.56 21.28 Post 0.23 7.41 12.16 15.48 19.29 DP#2 – Northern Property Line Mid-Property Pre 2.26 18.33 28.49 35.87 44.21 Post 0 12.96 22.93 30.12 38.10 DP#3 – Southeaster Property Corner Pre 0 3.47 6.72 9.12 11.78 Post 0 2.86 6.06 8.42 11.07 As seen in the table above, we expect the subject project will result in peak runoff rates in the proposed condition that are less than the peak runoff rates of the existing condition for 2-, 10-, 25- and 100-year design storms. Storm Sewer Collection System The proposed subsurface stormwater collection and conveyance system was designed to adequately convey proposed runoff under 10- year storm event conditions. The design of the storm sewers followed the guidelines set forth in the Connecticut Department of Transportation’s Drainage Manual. It is estimated that during a 10-year storm event, all proposed subsurface culverts will convey storm runoff without resulting in any unacceptable flooding conditions. Hydraflow Storm Sewers computer software was used for analysis. The computations are included as Appendix C. Page 4 Water Quality The proposed Water Quality Depression, PD1, was sized in accordance with the 2004 Connecticut Stormwater Quality Manual, to provide a pond volume that exceeds the determined water quality volume. See Appendix E for calculations The proposed temporary sediment basin shall be sized in accordance with the 2002 Connecticut Guidelines for Soil Erosion and Sediment Control. Conclusion The proposed stormwater management system as discussed herein and shown on the referenced plans is appropriate for the proposed development on the subject site, is consistent with Town and State requirements, and should not pose any detrimental impacts to the environment. APPENDIX A Watershed Computations (Pre-Development Drainage HydroCAD Report) E1 Existing to DP#1 (West) E2 Existing to Depression#2 E3 Existing to Depression#3 ED2 Existing Depression #2 (DP#2) ED3 Existing Depression #3 (DP#3) Routing Diagram for 4280 - Drainage Prepared by Design Professionals Inc. , Printed 7/15/2019 HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcat Reach Pond Link Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 2HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=230,008 sf 0.54% Impervious Runoff Depth=0.90"Subcatchment E1: Existing to DP#1 (West) Flow Length=764' Tc=15.6 min CN=72 Runoff=3.77 cfs 0.395 af Runoff Area=548,007 sf 4.19% Impervious Runoff Depth=0.85"Subcatchment E2: Existing to Flow Length=918' Tc=16.4 min CN=71 Runoff=8.19 cfs 0.889 af Runoff Area=197,997 sf 5.97% Impervious Runoff Depth=1.00"Subcatchment E3: Existing to Flow Length=660' Tc=21.2 min CN=74 Runoff=3.31 cfs 0.381 af Peak Elev=292.75' Storage=10,891 cf Inflow=8.19 cfs 0.889 afPond ED2: Existing Depression #2 (DP#2) Discarded=1.46 cfs 0.806 af Primary=2.26 cfs 0.083 af Outflow=3.72 cfs 0.889 af Peak Elev=298.45' Storage=1,855 cf Inflow=3.31 cfs 0.381 afPond ED3: Existing Depression #3 (DP#3) Discarded=2.33 cfs 0.381 af Primary=0.00 cfs 0.000 af Outflow=2.33 cfs 0.381 af Total Runoff Area = 22.406 ac Runoff Volume = 1.665 af Average Runoff Depth = 0.89" 96.31% Pervious = 21.579 ac 3.69% Impervious = 0.827 ac Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 3HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=230,008 sf 0.54% Impervious Runoff Depth=2.19"Subcatchment E1: Existing to DP#1 (West) Flow Length=764' Tc=15.6 min CN=72 Runoff=9.98 cfs 0.964 af Runoff Area=548,007 sf 4.19% Impervious Runoff Depth=2.11"Subcatchment E2: Existing to Flow Length=918' Tc=16.4 min CN=71 Runoff=22.34 cfs 2.211 af Runoff Area=197,997 sf 5.97% Impervious Runoff Depth=2.36"Subcatchment E3: Existing to Flow Length=660' Tc=21.2 min CN=74 Runoff=8.19 cfs 0.893 af Peak Elev=292.90' Storage=15,288 cf Inflow=22.34 cfs 2.211 afPond ED2: Existing Depression #2 (DP#2) Discarded=1.73 cfs 1.235 af Primary=18.33 cfs 0.976 af Outflow=20.06 cfs 2.211 af Peak Elev=298.72' Storage=4,656 cf Inflow=8.19 cfs 0.893 afPond ED3: Existing Depression #3 (DP#3) Discarded=3.70 cfs 0.793 af Primary=3.47 cfs 0.100 af Outflow=7.16 cfs 0.893 af Total Runoff Area = 22.406 ac Runoff Volume = 4.067 af Average Runoff Depth = 2.18" 96.31% Pervious = 21.579 ac 3.69% Impervious = 0.827 ac Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 4HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=230,008 sf 0.54% Impervious Runoff Depth=3.10"Subcatchment E1: Existing to DP#1 (West) Flow Length=764' Tc=15.6 min CN=72 Runoff=14.28 cfs 1.364 af Runoff Area=548,007 sf 4.19% Impervious Runoff Depth=3.00"Subcatchment E2: Existing to Flow Length=918' Tc=16.4 min CN=71 Runoff=32.26 cfs 3.149 af Runoff Area=197,997 sf 5.97% Impervious Runoff Depth=3.29"Subcatchment E3: Existing to Flow Length=660' Tc=21.2 min CN=74 Runoff=11.53 cfs 1.248 af Peak Elev=292.97' Storage=17,412 cf Inflow=32.26 cfs 3.149 afPond ED2: Existing Depression #2 (DP#2) Discarded=1.84 cfs 1.445 af Primary=28.49 cfs 1.704 af Outflow=30.33 cfs 3.149 af Peak Elev=298.79' Storage=5,537 cf Inflow=11.53 cfs 1.248 afPond ED3: Existing Depression #3 (DP#3) Discarded=4.03 cfs 1.012 af Primary=6.72 cfs 0.236 af Outflow=10.75 cfs 1.248 af Total Runoff Area = 22.406 ac Runoff Volume = 5.761 af Average Runoff Depth = 3.09" 96.31% Pervious = 21.579 ac 3.69% Impervious = 0.827 ac Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 5HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=230,008 sf 0.54% Impervious Runoff Depth=3.80"Subcatchment E1: Existing to DP#1 (West) Flow Length=764' Tc=15.6 min CN=72 Runoff=17.56 cfs 1.674 af Runoff Area=548,007 sf 4.19% Impervious Runoff Depth=3.70"Subcatchment E2: Existing to Flow Length=918' Tc=16.4 min CN=71 Runoff=39.87 cfs 3.877 af Runoff Area=197,997 sf 5.97% Impervious Runoff Depth=4.02"Subcatchment E3: Existing to Flow Length=660' Tc=21.2 min CN=74 Runoff=14.07 cfs 1.521 af Peak Elev=293.01' Storage=18,843 cf Inflow=39.87 cfs 3.877 afPond ED2: Existing Depression #2 (DP#2) Discarded=1.91 cfs 1.582 af Primary=35.87 cfs 2.295 af Outflow=37.79 cfs 3.877 af Peak Elev=298.83' Storage=6,115 cf Inflow=14.07 cfs 1.521 afPond ED3: Existing Depression #3 (DP#3) Discarded=4.24 cfs 1.170 af Primary=9.12 cfs 0.352 af Outflow=13.36 cfs 1.521 af Total Runoff Area = 22.406 ac Runoff Volume = 7.072 af Average Runoff Depth = 3.79" 96.31% Pervious = 21.579 ac 3.69% Impervious = 0.827 ac Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 6HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=230,008 sf 0.54% Impervious Runoff Depth=4.61"Subcatchment E1: Existing to DP#1 (West) Flow Length=764' Tc=15.6 min CN=72 Runoff=21.28 cfs 2.027 af Runoff Area=548,007 sf 4.19% Impervious Runoff Depth=4.49"Subcatchment E2: Existing to Flow Length=918' Tc=16.4 min CN=71 Runoff=48.49 cfs 4.710 af Runoff Area=197,997 sf 5.97% Impervious Runoff Depth=4.84"Subcatchment E3: Existing to Flow Length=660' Tc=21.2 min CN=74 Runoff=16.93 cfs 1.832 af Peak Elev=293.06' Storage=20,371 cf Inflow=48.49 cfs 4.710 afPond ED2: Existing Depression #2 (DP#2) Discarded=1.97 cfs 1.721 af Primary=44.21 cfs 2.989 af Outflow=46.18 cfs 4.710 af Peak Elev=298.87' Storage=6,710 cf Inflow=16.93 cfs 1.832 afPond ED3: Existing Depression #3 (DP#3) Discarded=4.44 cfs 1.342 af Primary=11.78 cfs 0.490 af Outflow=16.22 cfs 1.832 af Total Runoff Area = 22.406 ac Runoff Volume = 8.569 af Average Runoff Depth = 4.59" 96.31% Pervious = 21.579 ac 3.69% Impervious = 0.827 ac Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 7HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Summary for Subcatchment E1: Existing to DP#1 (West) Runoff = 3.77 cfs @ 12.24 hrs, Volume= 0.395 af, Depth= 0.90" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (sf) CN Description 128,085 78 Row crops, straight row, Good, HSG B 80,544 66 Woods, Poor, HSG B 20,139 61 >75% Grass cover, Good, HSG B 1,240 98 Water Surface, HSG B 230,008 72 Weighted Average 228,768 99.46% Pervious Area 1,240 0.54% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.6 100 0.0286 0.19 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 3.15" 0.3 60 0.0370 2.89 Shallow Concentrated Flow, Grass Grassed Waterway Kv= 15.0 fps 3.1 347 0.0430 1.87 Shallow Concentrated Flow, Crop Field Cultivated Straight Rows Kv= 9.0 fps 3.3 148 0.0068 0.74 Shallow Concentrated Flow, Crop Field Cultivated Straight Rows Kv= 9.0 fps 0.3 109 0.0640 5.62 33.69 Channel Flow, Woods Area= 6.0 sf Perim= 20.0' r= 0.30' n= 0.030 Stream, clean & straight 15.6 764 Total Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 8HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E1: Existing to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)4 3 2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=230,008 sf Runoff Volume=0.395 af Runoff Depth=0.90" Flow Length=764' Tc=15.6 min CN=72 3.77 cfs Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 9HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Summary for Subcatchment E2: Existing to Depression#2 Runoff = 8.19 cfs @ 12.25 hrs, Volume= 0.889 af, Depth= 0.85" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (sf) CN Description 299,776 75 Small grain, straight row, Good, HSG B 86,029 66 Woods, Poor, HSG B 139,227 61 >75% Grass cover, Good, HSG B 22,975 98 Paved parking, HSG B 548,007 71 Weighted Average 525,032 95.81% Pervious Area 22,975 4.19% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.1 100 0.0330 0.21 Sheet Flow, Grass Grass: Short n= 0.150 P2= 3.15" 6.1 488 0.0080 1.34 Shallow Concentrated Flow, Grass Shalllow Conc Grassed Waterway Kv= 15.0 fps 2.2 330 0.0050 2.56 84.12 Channel Flow, Crop Field Area= 32.9 sf Perim= 84.0' r= 0.39' n= 0.022 Earth, clean & straight 16.4 918 Total Subcatchment E2: Existing to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)9 8 7 6 5 4 3 2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=548,007 sf Runoff Volume=0.889 af Runoff Depth=0.85" Flow Length=918' Tc=16.4 min CN=71 8.19 cfs Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 10HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Summary for Subcatchment E3: Existing to Depression#3 Runoff = 3.31 cfs @ 12.32 hrs, Volume= 0.381 af, Depth= 1.00" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (sf) CN Description 108,957 78 Row crops, straight row, Good, HSG B 71,192 66 Woods, Poor, HSG B 6,020 61 >75% Grass cover, Good, HSG B 11,828 98 Paved parking, HSG B 197,997 74 Weighted Average 186,169 94.03% Pervious Area 11,828 5.97% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.3 100 0.0350 0.10 Sheet Flow, Woods Sheet Flow Woods: Light underbrush n= 0.400 P2= 3.15" 1.1 100 0.0300 1.56 Shallow Concentrated Flow, Crop Shallow Conc Cultivated Straight Rows Kv= 9.0 fps 1.2 88 0.0600 1.22 Shallow Concentrated Flow, Woods Woodland Kv= 5.0 fps 0.3 82 0.1000 5.30 63.60 Channel Flow, Wooded Area= 12.0 sf Perim= 14.0' r= 0.86' n= 0.080 Earth, long dense weeds 1.3 290 0.0140 3.66 94.01 Channel Flow, Crop Swale Area= 25.7 sf Perim= 83.0' r= 0.31' n= 0.022 Earth, clean & straight 21.2 660 Total Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 11HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E3: Existing to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)3 2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=197,997 sf Runoff Volume=0.381 af Runoff Depth=1.00" Flow Length=660' Tc=21.2 min CN=74 3.31 cfs Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 12HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Summary for Pond ED2: Existing Depression #2 (DP#2) Inflow Area = 12.581 ac, 4.19% Impervious, Inflow Depth = 0.85" for 2-yr event Inflow = 8.19 cfs @ 12.25 hrs, Volume= 0.889 af Outflow = 3.72 cfs @ 12.64 hrs, Volume= 0.889 af, Atten= 55%, Lag= 23.4 min Discarded = 1.46 cfs @ 12.64 hrs, Volume= 0.806 af Primary = 2.26 cfs @ 12.64 hrs, Volume= 0.083 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 292.75' @ 12.64 hrs Surf.Area= 26,286 sf Storage= 10,891 cf Plug-Flow detention time= 75.8 min calculated for 0.889 af (100% of inflow) Center-of-Mass det. time= 75.8 min ( 958.8 - 883.0 ) Volume Invert Avail.Storage Storage Description #1 292.00' 65,269 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 292.00 2,736 0 0 293.00 34,115 18,426 18,426 294.00 59,572 46,844 65,269 Device Routing Invert Outlet Devices #1 Discarded 292.00'2.400 in/hr Exfiltration (0.08x60/2) over Surface area Phase-In= 0.01' #2 Primary 292.70'84.0' long x 6.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.37 2.51 2.70 2.68 2.68 2.67 2.65 2.65 2.65 2.65 2.66 2.66 2.67 2.69 2.72 2.76 2.83 Discarded OutFlow Max=1.46 cfs @ 12.64 hrs HW=292.75' (Free Discharge) 1=Exfiltration (0.08x60/2) (Exfiltration Controls 1.46 cfs) Primary OutFlow Max=2.26 cfs @ 12.64 hrs HW=292.75' (Free Discharge) 2=Broad-Crested Rectangular Weir (Weir Controls 2.26 cfs @ 0.53 fps) Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 13HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED2: Existing Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)9 8 7 6 5 4 3 2 1 0 Inflow Area=12.581 ac Peak Elev=292.75' Storage=10,891 cf 8.19 cfs 3.72 cfs 1.46 cfs 2.26 cfs Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 14HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Summary for Pond ED3: Existing Depression #3 (DP#3) Inflow Area = 4.545 ac, 5.97% Impervious, Inflow Depth = 1.00" for 2-yr event Inflow = 3.31 cfs @ 12.32 hrs, Volume= 0.381 af Outflow = 2.33 cfs @ 12.56 hrs, Volume= 0.381 af, Atten= 29%, Lag= 14.7 min Discarded = 2.33 cfs @ 12.56 hrs, Volume= 0.381 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 298.45' @ 12.56 hrs Surf.Area= 8,002 sf Storage= 1,855 cf Plug-Flow detention time= 5.8 min calculated for 0.381 af (100% of inflow) Center-of-Mass det. time= 5.8 min ( 883.0 - 877.2 ) Volume Invert Avail.Storage Storage Description #1 298.00' 39,398 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 298.00 256 0 0 299.00 17,500 8,878 8,878 300.00 43,539 30,520 39,398 Device Routing Invert Outlet Devices #1 Discarded 298.00'12.600 in/hr Exfiltration (0.42x60/2) over Surface area Phase-In= 0.01' #2 Primary 298.60'35.0' long x 4.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.38 2.54 2.69 2.68 2.67 2.67 2.65 2.66 2.66 2.68 2.72 2.73 2.76 2.79 2.88 3.07 3.32 Discarded OutFlow Max=2.33 cfs @ 12.56 hrs HW=298.45' (Free Discharge) 1=Exfiltration (0.42x60/2) (Exfiltration Controls 2.33 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=298.00' (Free Discharge) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 15HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED3: Existing Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.45' Storage=1,855 cf 3.31 cfs 2.33 cfs 2.33 cfs 0.00 cfs Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 16HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E1: Existing to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=230,008 sf Runoff Volume=0.964 af Runoff Depth=2.19" Flow Length=764' Tc=15.6 min CN=72 9.98 cfs Subcatchment E2: Existing to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=548,007 sf Runoff Volume=2.211 af Runoff Depth=2.11" Flow Length=918' Tc=16.4 min CN=71 22.34 cfs Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 17HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E3: Existing to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)9 8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=197,997 sf Runoff Volume=0.893 af Runoff Depth=2.36" Flow Length=660' Tc=21.2 min CN=74 8.19 cfs Pond ED2: Existing Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=12.581 ac Peak Elev=292.90' Storage=15,288 cf 22.34 cfs 20.06 cfs 1.73 cfs 18.33 cfs Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 18HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED3: Existing Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.72' Storage=4,656 cf 8.19 cfs 7.16 cfs 3.70 cfs 3.47 cfs Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 19HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E1: Existing to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=230,008 sf Runoff Volume=1.364 af Runoff Depth=3.10" Flow Length=764' Tc=15.6 min CN=72 14.28 cfs Subcatchment E2: Existing to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=548,007 sf Runoff Volume=3.149 af Runoff Depth=3.00" Flow Length=918' Tc=16.4 min CN=71 32.26 cfs Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 20HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E3: Existing to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=197,997 sf Runoff Volume=1.248 af Runoff Depth=3.29" Flow Length=660' Tc=21.2 min CN=74 11.53 cfs Pond ED2: Existing Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=12.581 ac Peak Elev=292.97' Storage=17,412 cf 32.26 cfs 30.33 cfs 1.84 cfs 28.49 cfs Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 21HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED3: Existing Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.79' Storage=5,537 cf 11.53 cfs 10.75 cfs 4.03 cfs 6.72 cfs Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 22HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E1: Existing to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=230,008 sf Runoff Volume=1.674 af Runoff Depth=3.80" Flow Length=764' Tc=15.6 min CN=72 17.56 cfs Subcatchment E2: Existing to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=548,007 sf Runoff Volume=3.877 af Runoff Depth=3.70" Flow Length=918' Tc=16.4 min CN=71 39.87 cfs Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 23HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E3: Existing to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=197,997 sf Runoff Volume=1.521 af Runoff Depth=4.02" Flow Length=660' Tc=21.2 min CN=74 14.07 cfs Pond ED2: Existing Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=12.581 ac Peak Elev=293.01' Storage=18,843 cf 39.87 cfs 37.79 cfs 1.91 cfs 35.87 cfs Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 24HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED3: Existing Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.83' Storage=6,115 cf 14.07 cfs 13.36 cfs 4.24 cfs 9.12 cfs Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 25HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E1: Existing to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=230,008 sf Runoff Volume=2.027 af Runoff Depth=4.61" Flow Length=764' Tc=15.6 min CN=72 21.28 cfs Subcatchment E2: Existing to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)50 45 40 35 30 25 20 15 10 5 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=548,007 sf Runoff Volume=4.710 af Runoff Depth=4.49" Flow Length=918' Tc=16.4 min CN=71 48.49 cfs Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 26HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Subcatchment E3: Existing to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=197,997 sf Runoff Volume=1.832 af Runoff Depth=4.84" Flow Length=660' Tc=21.2 min CN=74 16.93 cfs Pond ED2: Existing Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)50 45 40 35 30 25 20 15 10 5 0 Inflow Area=12.581 ac Peak Elev=293.06' Storage=20,371 cf 48.49 cfs 46.18 cfs 1.97 cfs 44.21 cfs Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 7/15/2019Prepared by Design Professionals Inc. Page 27HydroCAD® 10.00-20 s/n 09320 © 2017 HydroCAD Software Solutions LLC Pond ED3: Existing Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.87' Storage=6,710 cf 16.93 cfs 16.22 cfs 4.44 cfs 11.78 cfs APPENDIX B Watershed Computations (Post-Development Drainage HydroCAD Report) P1 Proposed overland to DP#1 (West) P1b Proposed to Depression#1 (West) P2 Proposed to Depression#2 P3 Proposed to Depression#3 PD1 Water Quality Depression PD2 Proposed Depression #2 (DP#2) PD3 Proposed Depression #3 (DP#3) 4L Proposed to DP#1 Routing Diagram for 4280 - Drainage Prepared by Design Professionals Inc. , Printed 10/23/2020 HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcat Reach Pond Link Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 2HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=0.660 ac 0.00% Impervious Runoff Depth=0.54"Subcatchment P1: Proposed overland to Flow Length=283' Tc=15.6 min CN=64 Runoff=0.23 cfs 0.029 af Runoff Area=4.620 ac 14.29% Impervious Runoff Depth=0.66"Subcatchment P1b: Proposed to Flow Length=434' Tc=12.2 min CN=67 Runoff=2.38 cfs 0.254 af Runoff Area=12.580 ac 5.80% Impervious Runoff Depth=0.62"Subcatchment P2: Proposed to Flow Length=918' Tc=16.4 min CN=66 Runoff=5.27 cfs 0.648 af Runoff Area=197,997 sf 13.01% Impervious Runoff Depth=0.85"Subcatchment P3: Proposed to Flow Length=600' Tc=20.9 min CN=71 Runoff=2.69 cfs 0.321 af Peak Elev=289.77' Storage=3,446 cf Inflow=2.38 cfs 0.254 afPond PD1: Water Quality Depression Discarded=0.39 cfs 0.254 af Primary=0.00 cfs 0.000 af Outflow=0.39 cfs 0.254 af Peak Elev=292.63' Storage=7,926 cf Inflow=5.27 cfs 0.648 afPond PD2: Proposed Depression #2 (DP#2) Discarded=1.25 cfs 0.648 af Primary=0.00 cfs 0.000 af Outflow=1.25 cfs 0.648 af Peak Elev=298.40' Storage=1,395 cf Inflow=2.69 cfs 0.321 afPond PD3: Proposed Depression #3 (DP#3) Discarded=1.97 cfs 0.321 af Primary=0.00 cfs 0.000 af Outflow=1.97 cfs 0.321 af Inflow=0.23 cfs 0.029 afLink 4L: Proposed to DP#1 Primary=0.23 cfs 0.029 af Proposed Conditions Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 3HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=0.660 ac 0.00% Impervious Runoff Depth=1.57"Subcatchment P1: Proposed overland to Flow Length=283' Tc=15.6 min CN=64 Runoff=0.85 cfs 0.087 af Runoff Area=4.620 ac 14.29% Impervious Runoff Depth=1.80"Subcatchment P1b: Proposed to Flow Length=434' Tc=12.2 min CN=67 Runoff=7.63 cfs 0.691 af Runoff Area=12.580 ac 5.80% Impervious Runoff Depth=1.72"Subcatchment P2: Proposed to Flow Length=918' Tc=16.4 min CN=66 Runoff=17.64 cfs 1.804 af Runoff Area=197,997 sf 13.01% Impervious Runoff Depth=2.11"Subcatchment P3: Proposed to Flow Length=600' Tc=20.9 min CN=71 Runoff=7.30 cfs 0.799 af Peak Elev=290.36' Storage=5,006 cf Inflow=7.63 cfs 0.691 afPond PD1: Water Quality Depression Discarded=0.45 cfs 0.416 af Primary=6.57 cfs 0.276 af Outflow=7.02 cfs 0.691 af Peak Elev=292.86' Storage=14,010 cf Inflow=17.64 cfs 1.804 afPond PD2: Proposed Depression #2 Discarded=1.65 cfs 1.137 af Primary=12.96 cfs 0.667 af Outflow=14.61 cfs 1.804 af Peak Elev=298.71' Storage=4,227 cf Inflow=7.30 cfs 0.799 afPond PD3: Proposed Depression #3 (DP#3) Discarded=3.42 cfs 0.721 af Primary=2.86 cfs 0.078 af Outflow=6.28 cfs 0.799 af Inflow=7.41 cfs 0.363 afLink 4L: Proposed to DP#1 Primary=7.41 cfs 0.363 af Proposed Conditions Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 4HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=0.660 ac 0.00% Impervious Runoff Depth=2.36"Subcatchment P1: Proposed overland to Flow Length=283' Tc=15.6 min CN=64 Runoff=1.32 cfs 0.130 af Runoff Area=4.620 ac 14.29% Impervious Runoff Depth=2.63"Subcatchment P1b: Proposed to Flow Length=434' Tc=12.2 min CN=67 Runoff=11.44 cfs 1.012 af Runoff Area=12.580 ac 5.80% Impervious Runoff Depth=2.54"Subcatchment P2: Proposed to Flow Length=918' Tc=16.4 min CN=66 Runoff=26.80 cfs 2.660 af Runoff Area=197,997 sf 13.01% Impervious Runoff Depth=3.00"Subcatchment P3: Proposed to Flow Length=600' Tc=20.9 min CN=71 Runoff=10.55 cfs 1.138 af Peak Elev=290.46' Storage=5,283 cf Inflow=11.44 cfs 1.012 afPond PD1: Water Quality Depression Discarded=0.46 cfs 0.480 af Primary=10.87 cfs 0.532 af Outflow=11.33 cfs 1.012 af Peak Elev=292.94' Storage=16,278 cf Inflow=26.80 cfs 2.660 afPond PD2: Proposed Depression #2 Discarded=1.78 cfs 1.344 af Primary=22.93 cfs 1.316 af Outflow=24.71 cfs 2.660 af Peak Elev=298.77' Storage=5,069 cf Inflow=10.55 cfs 1.138 afPond PD3: Proposed Depression #3 (DP#3) Discarded=3.74 cfs 0.930 af Primary=6.06 cfs 0.207 af Outflow=9.80 cfs 1.138 af Inflow=12.16 cfs 0.662 afLink 4L: Proposed to DP#1 Primary=12.16 cfs 0.662 af Proposed Conditions Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 5HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=0.660 ac 0.00% Impervious Runoff Depth=2.98"Subcatchment P1: Proposed overland to Flow Length=283' Tc=15.6 min CN=64 Runoff=1.69 cfs 0.164 af Runoff Area=4.620 ac 14.29% Impervious Runoff Depth=3.28"Subcatchment P1b: Proposed to Flow Length=434' Tc=12.2 min CN=67 Runoff=14.42 cfs 1.264 af Runoff Area=12.580 ac 5.80% Impervious Runoff Depth=3.18"Subcatchment P2: Proposed to Flow Length=918' Tc=16.4 min CN=66 Runoff=33.97 cfs 3.335 af Runoff Area=197,997 sf 13.01% Impervious Runoff Depth=3.70"Subcatchment P3: Proposed to Flow Length=600' Tc=20.9 min CN=71 Runoff=13.04 cfs 1.401 af Peak Elev=290.52' Storage=5,452 cf Inflow=14.42 cfs 1.264 afPond PD1: Water Quality Depression Discarded=0.47 cfs 0.520 af Primary=13.84 cfs 0.744 af Outflow=14.30 cfs 1.264 af Peak Elev=292.98' Storage=17,734 cf Inflow=33.97 cfs 3.335 afPond PD2: Proposed Depression #2 Discarded=1.86 cfs 1.479 af Primary=30.12 cfs 1.855 af Outflow=31.98 cfs 3.335 af Peak Elev=298.82' Storage=5,623 cf Inflow=13.04 cfs 1.401 afPond PD3: Proposed Depression #3 (DP#3) Discarded=3.94 cfs 1.082 af Primary=8.42 cfs 0.319 af Outflow=12.37 cfs 1.401 af Inflow=15.48 cfs 0.907 afLink 4L: Proposed to DP#1 Primary=15.48 cfs 0.907 af Proposed Conditions Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 6HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Time span=0.00-48.00 hrs, dt=0.01 hrs, 4801 points Runoff by SCS TR-20 method, UH=SCS, Weighted-CN Reach routing by Dyn-Stor-Ind method - Pond routing by Dyn-Stor-Ind method Runoff Area=0.660 ac 0.00% Impervious Runoff Depth=3.70"Subcatchment P1: Proposed overland to Flow Length=283' Tc=15.6 min CN=64 Runoff=2.12 cfs 0.204 af Runoff Area=4.620 ac 14.29% Impervious Runoff Depth=4.04"Subcatchment P1b: Proposed to Flow Length=434' Tc=12.2 min CN=67 Runoff=17.82 cfs 1.555 af Runoff Area=12.580 ac 5.80% Impervious Runoff Depth=3.93"Subcatchment P2: Proposed to Flow Length=918' Tc=16.4 min CN=66 Runoff=42.19 cfs 4.116 af Runoff Area=197,997 sf 13.01% Impervious Runoff Depth=4.49"Subcatchment P3: Proposed to Flow Length=600' Tc=20.9 min CN=71 Runoff=15.87 cfs 1.702 af Peak Elev=290.58' Storage=5,633 cf Inflow=17.82 cfs 1.555 afPond PD1: Water Quality Depression Discarded=0.47 cfs 0.559 af Primary=17.23 cfs 0.996 af Outflow=17.70 cfs 1.555 af Peak Elev=293.02' Storage=19,260 cf Inflow=42.19 cfs 4.116 afPond PD2: Proposed Depression #2 Discarded=1.93 cfs 1.616 af Primary=38.10 cfs 2.499 af Outflow=40.03 cfs 4.116 af Peak Elev=298.86' Storage=6,189 cf Inflow=15.87 cfs 1.702 afPond PD3: Proposed Depression #3 (DP#3) Discarded=4.14 cfs 1.248 af Primary=11.07 cfs 0.454 af Outflow=15.20 cfs 1.702 af Inflow=19.29 cfs 1.199 afLink 4L: Proposed to DP#1 Primary=19.29 cfs 1.199 af Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 7HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Subcatchment P1: Proposed overland to DP#1 (West) Runoff = 0.23 cfs @ 12.27 hrs, Volume= 0.029 af, Depth= 0.54" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (ac) CN Description 0.450 66 Woods, Poor, HSG B 0.210 61 >75% Grass cover, Good, HSG B 0.660 64 Weighted Average 0.660 100.00% Pervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 13.5 100 0.0650 0.12 Sheet Flow, Sheet Flow Woods: Light underbrush n= 0.400 P2= 3.15" 2.1 183 0.0820 1.43 Shallow Concentrated Flow, Grass Woodland Kv= 5.0 fps 15.6 283 Total Subcatchment P1: Proposed overland to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)0.25 0.24 0.23 0.22 0.21 0.2 0.19 0.18 0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=0.660 ac Runoff Volume=0.029 af Runoff Depth=0.54" Flow Length=283' Tc=15.6 min CN=64 0.23 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 8HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Subcatchment P1b: Proposed to Depression#1 (West) Runoff = 2.38 cfs @ 12.19 hrs, Volume= 0.254 af, Depth= 0.66" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (ac) CN Description 3.060 61 >75% Grass cover, Good, HSG B 0.900 66 Woods, Poor, HSG B * 0.660 98 IMPERVIOUS 4.620 67 Weighted Average 3.960 85.71% Pervious Area 0.660 14.29% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.1 102 0.0340 0.21 Sheet Flow, Sheet Flow Grass: Short n= 0.150 P2= 3.15" 0.2 33 0.0200 2.87 Shallow Concentrated Flow, Driveway Paved Kv= 20.3 fps 3.9 299 0.0340 1.29 Shallow Concentrated Flow, Grass SCF Short Grass Pasture Kv= 7.0 fps 12.2 434 Total Subcatchment P1b: Proposed to Depression#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=4.620 ac Runoff Volume=0.254 af Runoff Depth=0.66" Flow Length=434' Tc=12.2 min CN=67 2.38 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 9HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Subcatchment P2: Proposed to Depression#2 Runoff = 5.27 cfs @ 12.27 hrs, Volume= 0.648 af, Depth= 0.62" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (ac) CN Description 2.330 75 Small grain, straight row, Good, HSG B 1.900 66 Woods, Poor, HSG B 7.620 61 >75% Grass cover, Good, HSG B * 0.730 98 IMPERVIOUS 12.580 66 Weighted Average 11.850 94.20% Pervious Area 0.730 5.80% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 8.1 100 0.0330 0.21 Sheet Flow, Grass Grass: Short n= 0.150 P2= 3.15" 6.1 488 0.0080 1.34 Shallow Concentrated Flow, Grass Shalllow Conc Grassed Waterway Kv= 15.0 fps 2.2 330 0.0050 2.56 84.12 Channel Flow, Crop Field Area= 32.9 sf Perim= 84.0' r= 0.39' n= 0.022 Earth, clean & straight 16.4 918 Total Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 10HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P2: Proposed to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)5 4 3 2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=12.580 ac Runoff Volume=0.648 af Runoff Depth=0.62" Flow Length=918' Tc=16.4 min CN=66 5.27 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 11HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Subcatchment P3: Proposed to Depression#3 Runoff = 2.69 cfs @ 12.33 hrs, Volume= 0.321 af, Depth= 0.85" Runoff by SCS TR-20 method, UH=SCS, Weighted-CN, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Type III 24-hr 2-yr Rainfall=3.15" Area (sf) CN Description 38,011 78 Row crops, straight row, Good, HSG B 67,513 66 Woods, Poor, HSG B 66,710 61 >75% Grass cover, Good, HSG B 25,763 98 Paved parking, HSG B 197,997 71 Weighted Average 172,234 86.99% Pervious Area 25,763 13.01% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 17.3 100 0.0350 0.10 Sheet Flow, Woods Sheet Flow Woods: Light underbrush n= 0.400 P2= 3.15" 1.1 100 0.0300 1.56 Shallow Concentrated Flow, Crop Shallow Conc Cultivated Straight Rows Kv= 9.0 fps 1.2 88 0.0600 1.22 Shallow Concentrated Flow, Woods Woodland Kv= 5.0 fps 0.3 82 0.1000 5.30 63.60 Channel Flow, Wooded Area= 12.0 sf Perim= 14.0' r= 0.86' n= 0.080 Earth, long dense weeds 1.0 230 0.0140 3.66 94.01 Channel Flow, grass swale (290-60'pipe) Area= 25.7 sf Perim= 83.0' r= 0.31' n= 0.022 Earth, clean & straight 20.9 600 Total Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 12HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P3: Proposed to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)3 2 1 0 Type III 24-hr 2-yr Rainfall=3.15" Runoff Area=197,997 sf Runoff Volume=0.321 af Runoff Depth=0.85" Flow Length=600' Tc=20.9 min CN=71 2.69 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 13HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Pond PD1: Water Quality Depression Inflow Area = 4.620 ac, 14.29% Impervious, Inflow Depth = 0.66" for 2-yr event Inflow = 2.38 cfs @ 12.19 hrs, Volume= 0.254 af Outflow = 0.39 cfs @ 13.47 hrs, Volume= 0.254 af, Atten= 84%, Lag= 76.2 min Discarded = 0.39 cfs @ 13.47 hrs, Volume= 0.254 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 289.77' @ 13.47 hrs Surf.Area= 2,446 sf Storage= 3,446 cf Plug-Flow detention time= 91.8 min calculated for 0.254 af (100% of inflow) Center-of-Mass det. time= 91.8 min ( 986.0 - 894.2 ) Volume Invert Avail.Storage Storage Description #1 288.00' 6,947 cf Custom Stage Data (Conic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 288.00 1,495 0 0 1,495 291.00 3,248 6,947 6,947 3,320 Device Routing Invert Outlet Devices #1 Discarded 288.00'6.900 in/hr Exfiltration (.23x60/2) over Surface area Phase-In= 0.01' #2 Primary 290.10'20.0' long x 3.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 Discarded OutFlow Max=0.39 cfs @ 13.47 hrs HW=289.77' (Free Discharge) 1=Exfiltration (.23x60/2) (Exfiltration Controls 0.39 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=288.00' TW=0.00' (Dynamic Tailwater) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 14HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD1: Water Quality Depression Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)2 1 0 Inflow Area=4.620 ac Peak Elev=289.77' Storage=3,446 cf 2.38 cfs 0.39 cfs 0.39 cfs 0.00 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 15HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Pond PD2: Proposed Depression #2 (DP#2) Inflow Area = 12.580 ac, 5.80% Impervious, Inflow Depth = 0.62" for 2-yr event Inflow = 5.27 cfs @ 12.27 hrs, Volume= 0.648 af Outflow = 1.25 cfs @ 13.12 hrs, Volume= 0.648 af, Atten= 76%, Lag= 50.7 min Discarded = 1.25 cfs @ 13.12 hrs, Volume= 0.648 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 292.63' @ 13.12 hrs Surf.Area= 22,470 sf Storage= 7,926 cf Plug-Flow detention time= 70.7 min calculated for 0.648 af (100% of inflow) Center-of-Mass det. time= 70.7 min ( 972.9 - 902.2 ) Volume Invert Avail.Storage Storage Description #1 292.00' 65,269 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 292.00 2,736 0 0 293.00 34,115 18,426 18,426 294.00 59,572 46,844 65,269 Device Routing Invert Outlet Devices #1 Discarded 292.00'2.400 in/hr Exfiltration (0.08x60/2) over Surface area Phase-In= 0.01' #2 Primary 292.70'84.0' long x 6.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.37 2.51 2.70 2.68 2.68 2.67 2.65 2.65 2.65 2.65 2.66 2.66 2.67 2.69 2.72 2.76 2.83 Discarded OutFlow Max=1.25 cfs @ 13.12 hrs HW=292.63' (Free Discharge) 1=Exfiltration (0.08x60/2) (Exfiltration Controls 1.25 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=292.00' (Free Discharge) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 16HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD2: Proposed Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)5 4 3 2 1 0 Inflow Area=12.580 ac Peak Elev=292.63' Storage=7,926 cf 5.27 cfs 1.25 cfs 1.25 cfs 0.00 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 17HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Pond PD3: Proposed Depression #3 (DP#3) Inflow Area = 4.545 ac, 13.01% Impervious, Inflow Depth = 0.85" for 2-yr event Inflow = 2.69 cfs @ 12.33 hrs, Volume= 0.321 af Outflow = 1.97 cfs @ 12.56 hrs, Volume= 0.321 af, Atten= 27%, Lag= 14.0 min Discarded = 1.97 cfs @ 12.56 hrs, Volume= 0.321 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 298.40' @ 12.56 hrs Surf.Area= 6,738 sf Storage= 1,395 cf Plug-Flow detention time= 5.1 min calculated for 0.321 af (100% of inflow) Center-of-Mass det. time= 5.1 min ( 892.2 - 887.2 ) Volume Invert Avail.Storage Storage Description #1 298.00' 34,401 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 298.00 256 0 0 299.00 16,508 8,382 8,382 300.00 35,530 26,019 34,401 Device Routing Invert Outlet Devices #1 Discarded 298.00'12.600 in/hr Exfiltration (0.42x60/2) over Surface area Phase-In= 0.01' #2 Primary 298.60'35.0' long x 4.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.38 2.54 2.69 2.68 2.67 2.67 2.65 2.66 2.66 2.68 2.72 2.73 2.76 2.79 2.88 3.07 3.32 Discarded OutFlow Max=1.97 cfs @ 12.56 hrs HW=298.40' (Free Discharge) 1=Exfiltration (0.42x60/2) (Exfiltration Controls 1.97 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=298.00' (Free Discharge) 2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 18HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD3: Proposed Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.40' Storage=1,395 cf 2.69 cfs 1.97 cfs 1.97 cfs 0.00 cfs Proposed Conditions Type III 24-hr 2-yr Rainfall=3.15"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 19HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Link 4L: Proposed to DP#1 Inflow Area = 5.280 ac, 12.50% Impervious, Inflow Depth = 0.07" for 2-yr event Inflow = 0.23 cfs @ 12.27 hrs, Volume= 0.029 af Primary = 0.23 cfs @ 12.27 hrs, Volume= 0.029 af, Atten= 0%, Lag= 0.0 min Primary outflow = Inflow, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Link 4L: Proposed to DP#1 Inflow Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)0.25 0.24 0.23 0.22 0.21 0.2 0.19 0.18 0.17 0.16 0.15 0.14 0.13 0.12 0.11 0.1 0.09 0.08 0.07 0.06 0.05 0.04 0.03 0.02 0.01 0 Inflow Area=5.280 ac 0.23 cfs 0.23 cfs Proposed Conditions Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 20HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P1: Proposed overland to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)0.9 0.85 0.8 0.75 0.7 0.65 0.6 0.55 0.5 0.45 0.4 0.35 0.3 0.25 0.2 0.15 0.1 0.05 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=0.660 ac Runoff Volume=0.087 af Runoff Depth=1.57" Flow Length=283' Tc=15.6 min CN=64 0.85 cfs Subcatchment P1b: Proposed to Depression#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=4.620 ac Runoff Volume=0.691 af Runoff Depth=1.80" Flow Length=434' Tc=12.2 min CN=67 7.63 cfs Proposed Conditions Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 21HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P2: Proposed to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=12.580 ac Runoff Volume=1.804 af Runoff Depth=1.72" Flow Length=918' Tc=16.4 min CN=66 17.64 cfs Subcatchment P3: Proposed to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)8 7 6 5 4 3 2 1 0 Type III 24-hr 10-yr Rainfall=4.99" Runoff Area=197,997 sf Runoff Volume=0.799 af Runoff Depth=2.11" Flow Length=600' Tc=20.9 min CN=71 7.30 cfs Proposed Conditions Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 22HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD1: Water Quality Depression Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)8 7 6 5 4 3 2 1 0 Inflow Area=4.620 ac Peak Elev=290.36' Storage=5,006 cf 7.63 cfs 7.02 cfs 0.45 cfs 6.57 cfs Pond PD2: Proposed Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=12.580 ac Peak Elev=292.86' Storage=14,010 cf 17.64 cfs 14.61 cfs 1.65 cfs 12.96 cfs Proposed Conditions Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 23HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD3: Proposed Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.71' Storage=4,227 cf 7.30 cfs 6.28 cfs 3.42 cfs 2.86 cfs Link 4L: Proposed to DP#1 Inflow Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)8 7 6 5 4 3 2 1 0 Inflow Area=5.280 ac 7.41 cfs 7.41 cfs Proposed Conditions Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 24HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P1: Proposed overland to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)1 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=0.660 ac Runoff Volume=0.130 af Runoff Depth=2.36" Flow Length=283' Tc=15.6 min CN=64 1.32 cfs Subcatchment P1b: Proposed to Depression#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=4.620 ac Runoff Volume=1.012 af Runoff Depth=2.63" Flow Length=434' Tc=12.2 min CN=67 11.44 cfs Proposed Conditions Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 25HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P2: Proposed to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=12.580 ac Runoff Volume=2.660 af Runoff Depth=2.54" Flow Length=918' Tc=16.4 min CN=66 26.80 cfs Subcatchment P3: Proposed to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 25-yr Rainfall=6.13" Runoff Area=197,997 sf Runoff Volume=1.138 af Runoff Depth=3.00" Flow Length=600' Tc=20.9 min CN=71 10.55 cfs Proposed Conditions Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 26HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD1: Water Quality Depression Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.620 ac Peak Elev=290.46' Storage=5,283 cf 11.44 cfs 11.33 cfs 0.46 cfs 10.87 cfs Pond PD2: Proposed Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=12.580 ac Peak Elev=292.94' Storage=16,278 cf 26.80 cfs 24.71 cfs 1.78 cfs 22.93 cfs Proposed Conditions Type III 24-hr 25-yr Rainfall=6.13"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 27HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD3: Proposed Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.77' Storage=5,069 cf 10.55 cfs 9.80 cfs 3.74 cfs 6.06 cfs Link 4L: Proposed to DP#1 Inflow Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=5.280 ac 12.16 cfs 12.16 cfs Proposed Conditions Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 28HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P1: Proposed overland to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)1 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=0.660 ac Runoff Volume=0.164 af Runoff Depth=2.98" Flow Length=283' Tc=15.6 min CN=64 1.69 cfs Subcatchment P1b: Proposed to Depression#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=4.620 ac Runoff Volume=1.264 af Runoff Depth=3.28" Flow Length=434' Tc=12.2 min CN=67 14.42 cfs Proposed Conditions Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 29HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P2: Proposed to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=12.580 ac Runoff Volume=3.335 af Runoff Depth=3.18" Flow Length=918' Tc=16.4 min CN=66 33.97 cfs Subcatchment P3: Proposed to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 50-yr Rainfall=6.97" Runoff Area=197,997 sf Runoff Volume=1.401 af Runoff Depth=3.70" Flow Length=600' Tc=20.9 min CN=71 13.04 cfs Proposed Conditions Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 30HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD1: Water Quality Depression Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.620 ac Peak Elev=290.52' Storage=5,452 cf 14.42 cfs 14.30 cfs 0.47 cfs 13.84 cfs Pond PD2: Proposed Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Inflow Area=12.580 ac Peak Elev=292.98' Storage=17,734 cf 33.97 cfs 31.98 cfs 1.86 cfs 30.12 cfs Proposed Conditions Type III 24-hr 50-yr Rainfall=6.97"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 31HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD3: Proposed Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.82' Storage=5,623 cf 13.04 cfs 12.37 cfs 3.94 cfs 8.42 cfs Link 4L: Proposed to DP#1 Inflow Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=5.280 ac 15.48 cfs 15.48 cfs Proposed Conditions Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 32HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P1: Proposed overland to DP#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)2 1 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=0.660 ac Runoff Volume=0.204 af Runoff Depth=3.70" Flow Length=283' Tc=15.6 min CN=64 2.12 cfs Subcatchment P1b: Proposed to Depression#1 (West) Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=4.620 ac Runoff Volume=1.555 af Runoff Depth=4.04" Flow Length=434' Tc=12.2 min CN=67 17.82 cfs Proposed Conditions Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 33HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Subcatchment P2: Proposed to Depression#2 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)46 44 42 40 38 36 34 32 30 28 26 24 22 20 18 16 14 12 10 8 6 4 2 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=12.580 ac Runoff Volume=4.116 af Runoff Depth=3.93" Flow Length=918' Tc=16.4 min CN=66 42.19 cfs Subcatchment P3: Proposed to Depression#3 Runoff Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Type III 24-hr 100-yr Rainfall=7.90" Runoff Area=197,997 sf Runoff Volume=1.702 af Runoff Depth=4.49" Flow Length=600' Tc=20.9 min CN=71 15.87 cfs Proposed Conditions Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 34HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD1: Water Quality Depression Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.620 ac Peak Elev=290.58' Storage=5,633 cf 17.82 cfs 17.70 cfs 0.47 cfs 17.23 cfs Pond PD2: Proposed Depression #2 (DP#2) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)45 40 35 30 25 20 15 10 5 0 Inflow Area=12.580 ac Peak Elev=293.02' Storage=19,260 cf 42.19 cfs 40.03 cfs 1.93 cfs 38.10 cfs Proposed Conditions Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. Page 35HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Pond PD3: Proposed Depression #3 (DP#3) Inflow Outflow Discarded Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=4.545 ac Peak Elev=298.86' Storage=6,189 cf 15.87 cfs 15.20 cfs 4.14 cfs 11.07 cfs Link 4L: Proposed to DP#1 Inflow Primary Hydrograph Time (hours) 484644424038363432302826242220181614121086420Flow (cfs)21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 0 Inflow Area=5.280 ac 19.29 cfs 19.29 cfs Type III 24-hr 100-yr Rainfall=7.90"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Summary for Pond PD1: Water Quality Depression Inflow Area = 4.620 ac, 14.29% Impervious, Inflow Depth = 4.04" for 100-yr event Inflow = 17.82 cfs @ 12.17 hrs, Volume= 1.555 af Outflow = 17.70 cfs @ 12.19 hrs, Volume= 1.555 af, Atten= 1%, Lag= 1.0 min Discarded = 0.47 cfs @ 12.19 hrs, Volume= 0.559 af Primary = 17.23 cfs @ 12.19 hrs, Volume= 0.996 af Routing by Dyn-Stor-Ind method, Time Span= 0.00-48.00 hrs, dt= 0.01 hrs Peak Elev= 290.58' @ 12.19 hrs Surf.Area= 2,960 sf Storage= 5,633 cf Plug-Flow detention time= 51.9 min calculated for 1.555 af (100% of inflow) Center-of-Mass det. time= 51.9 min ( 889.4 - 837.5 ) Volume Invert Avail.Storage Storage Description #1 288.00' 6,947 cf Custom Stage Data (Conic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store Wet.Area (feet) (sq-ft) (cubic-feet) (cubic-feet) (sq-ft) 288.00 1,495 0 0 1,495 291.00 3,248 6,947 6,947 3,320 Device Routing Invert Outlet Devices #1 Discarded 288.00'6.900 in/hr Exfiltration (.23x60/2) over Surface area Phase-In= 0.01' #2 Primary 290.10'20.0' long x 3.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 Coef. (English) 2.44 2.58 2.68 2.67 2.65 2.64 2.64 2.68 2.68 2.72 2.81 2.92 2.97 3.07 3.32 Discarded OutFlow Max=0.47 cfs @ 12.19 hrs HW=290.58' (Free Discharge) 1=Exfiltration (.23x60/2) (Exfiltration Controls 0.47 cfs) Primary OutFlow Max=17.21 cfs @ 12.19 hrs HW=290.58' TW=0.00' (Dynamic Tailwater) 2=Broad-Crested Rectangular Weir (Weir Controls 17.21 cfs @ 1.81 fps) APPENDIX C NRCS Soil Map & Data State of Connecticut 66B—Narragansett silt loam, 2 to 8 percent slopes Map Unit Setting National map unit symbol: 9lq3 Elevation: 0 to 1,200 feet Mean annual precipitation: 43 to 54 inches Mean annual air temperature: 45 to 55 degrees F Frost-free period: 140 to 185 days Farmland classification: All areas are prime farmland Map Unit Composition Narragansett and similar soils: 80 percent Minor components: 20 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Narragansett Setting Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Convex Parent material: Coarse-loamy eolian deposits over sandy and gravelly melt-out till derived from gneiss and/or schist and/or sandstone and shale Typical profile Ap - 0 to 6 inches: silt loam Bw1 - 6 to 15 inches: silt loam Bw2 - 15 to 24 inches: silt loam Bw3 - 24 to 28 inches: gravelly silt loam 2C - 28 to 60 inches: very gravelly loamy coarse sand Properties and qualities Slope: 2 to 8 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Runoff class: Low Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Moderate (about 6.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 2e Hydrologic Soil Group: B Hydric soil rating: No Map Unit Description: Narragansett silt loam, 2 to 8 percent slopes---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 1 of 2 Minor Components Broadbrook Percent of map unit: 5 percent Landform: Drumlins, hills, till plains Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: No Charlton Percent of map unit: 5 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Leicester Percent of map unit: 3 percent Landform: Depressions, drainageways Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: Yes Unnamed, red parent material Percent of map unit: 2 percent Hydric soil rating: No Canton Percent of map unit: 2 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Convex Hydric soil rating: No Wapping Percent of map unit: 2 percent Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Sutton Percent of map unit: 1 percent Landform: Depressions, drainageways Down-slope shape: Concave Across-slope shape: Linear Hydric soil rating: No Data Source Information Soil Survey Area: State of Connecticut Survey Area Data: Version 18, Dec 6, 2018 Map Unit Description: Narragansett silt loam, 2 to 8 percent slopes---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 2 of 2 Soil Map—State of Connecticut (Vintage Hills II) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 1 of 346376404637710463778046378504637920463799046380604637640463771046377804637850463792046379904638060704460704530704600704670704740704810704880704950705020705090 704460 704530 704600 704670 704740 704810 704880 704950 705020 705090 41° 52' 5'' N 72° 32' 12'' W41° 52' 5'' N72° 31' 42'' W41° 51' 50'' N 72° 32' 12'' W41° 51' 50'' N 72° 31' 42'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 18N WGS84 0 150 300 600 900 Feet 0 45 90 180 270 Meters Map Scale: 1:3,200 if printed on A landscape (11" x 8.5") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:12,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: State of Connecticut Survey Area Data: Version 18, Dec 6, 2018 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Aug 27, 2016—Oct 30, 2017 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—State of Connecticut (Vintage Hills II) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 2 of 3 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI 12 Raypol silt loam 0.2 0.4% 66B Narragansett silt loam, 2 to 8 percent slopes 43.1 91.7% 67B Narragansett silt loam, 3 to 8 percent slopes, very stony 0.8 1.6% 67C Narragansett silt loam, 8 to 15 percent slopes, very stony 1.8 3.8% 704A Enfield silt loam, 0 to 3 percent slopes 1.2 2.5% Totals for Area of Interest 47.0 100.0% Soil Map—State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 3 of 3 State of Connecticut 67B—Narragansett silt loam, 3 to 8 percent slopes, very stony Map Unit Setting National map unit symbol: 9lq5 Elevation: 0 to 1,200 feet Mean annual precipitation: 43 to 54 inches Mean annual air temperature: 45 to 55 degrees F Frost-free period: 140 to 185 days Farmland classification: Not prime farmland Map Unit Composition Narragansett and similar soils: 80 percent Minor components: 20 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Narragansett Setting Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Convex Parent material: Coarse-loamy eolian deposits over sandy and gravelly melt-out till derived from gneiss and/or schist and/or sandstone and shale Typical profile Ap - 0 to 6 inches: silt loam Bw1 - 6 to 15 inches: silt loam Bw2 - 15 to 24 inches: silt loam Bw3 - 24 to 28 inches: gravelly silt loam 2C - 28 to 60 inches: very gravelly loamy coarse sand Properties and qualities Slope: 3 to 8 percent Percent of area covered with surface fragments: 1.6 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Runoff class: Medium Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Moderate (about 6.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6s Map Unit Description: Narragansett silt loam, 3 to 8 percent slopes, very stony---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 1 of 3 Hydrologic Soil Group: B Hydric soil rating: No Minor Components Charlton Percent of map unit: 5 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Broadbrook Percent of map unit: 5 percent Landform: Drumlins, hills, till plains Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: No Leicester Percent of map unit: 3 percent Landform: Depressions, drainageways Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: Yes Unnamed, red parent material Percent of map unit: 2 percent Hydric soil rating: No Canton Percent of map unit: 2 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Convex Hydric soil rating: No Wapping Percent of map unit: 2 percent Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Sutton Percent of map unit: 1 percent Landform: Depressions, drainageways Down-slope shape: Concave Across-slope shape: Linear Map Unit Description: Narragansett silt loam, 3 to 8 percent slopes, very stony---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 2 of 3 Hydric soil rating: No Data Source Information Soil Survey Area: State of Connecticut Survey Area Data: Version 18, Dec 6, 2018 Map Unit Description: Narragansett silt loam, 3 to 8 percent slopes, very stony---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 3 of 3 State of Connecticut 67C—Narragansett silt loam, 8 to 15 percent slopes, very stony Map Unit Setting National map unit symbol: 9lq6 Elevation: 0 to 1,200 feet Mean annual precipitation: 43 to 54 inches Mean annual air temperature: 45 to 55 degrees F Frost-free period: 140 to 185 days Farmland classification: Not prime farmland Map Unit Composition Narragansett and similar soils: 80 percent Minor components: 20 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Narragansett Setting Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Convex Parent material: Coarse-loamy eolian deposits over sandy and gravelly melt-out till derived from gneiss and/or schist and/or sandstone and shale Typical profile Ap - 0 to 6 inches: silt loam Bw1 - 6 to 15 inches: silt loam Bw2 - 15 to 24 inches: silt loam Bw3 - 24 to 28 inches: gravelly silt loam 2C - 28 to 60 inches: very gravelly loamy coarse sand Properties and qualities Slope: 8 to 15 percent Percent of area covered with surface fragments: 1.6 percent Depth to restrictive feature: More than 80 inches Natural drainage class: Well drained Runoff class: Medium Capacity of the most limiting layer to transmit water (Ksat): Moderately high to high (0.57 to 1.98 in/hr) Depth to water table: More than 80 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Moderate (about 6.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 6s Map Unit Description: Narragansett silt loam, 8 to 15 percent slopes, very stony---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 1 of 2 Hydrologic Soil Group: B Hydric soil rating: No Minor Components Broadbrook Percent of map unit: 5 percent Landform: Drumlins, hills, till plains Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: No Canton Percent of map unit: 5 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Convex Hydric soil rating: No Charlton Percent of map unit: 3 percent Landform: Hills Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Wapping Percent of map unit: 3 percent Landform: Hills, till plains Down-slope shape: Linear Across-slope shape: Linear Hydric soil rating: No Sutton Percent of map unit: 2 percent Landform: Depressions, drainageways Down-slope shape: Concave Across-slope shape: Linear Hydric soil rating: No Leicester Percent of map unit: 2 percent Landform: Depressions, drainageways Down-slope shape: Linear Across-slope shape: Concave Hydric soil rating: Yes Data Source Information Soil Survey Area: State of Connecticut Survey Area Data: Version 18, Dec 6, 2018 Map Unit Description: Narragansett silt loam, 8 to 15 percent slopes, very stony---State of Connecticut Vintage Hills II Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/30/2019 Page 2 of 2 APPENDIX D Storm Sewer Analysis APPENDIX E Water Quality Calculations Type III 24-hr 10-yr Rainfall=4.99"4280 - Drainage Printed 10/23/2020Prepared by Design Professionals Inc. HydroCAD® 10.00-25 s/n 09320 © 2019 HydroCAD Software Solutions LLC Stage-Area-Storage for Pond PD1: Water Quality Depression Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 288.00 1,495 0 288.05 1,519 75 288.10 1,543 152 288.15 1,567 230 288.20 1,591 309 288.25 1,615 389 288.30 1,640 470 288.35 1,665 553 288.40 1,690 637 288.45 1,715 722 288.50 1,741 808 288.55 1,766 896 288.60 1,792 985 288.65 1,818 1,075 288.70 1,844 1,167 288.75 1,870 1,259 288.80 1,897 1,354 288.85 1,923 1,449 288.90 1,950 1,546 288.95 1,977 1,644 289.00 2,005 1,744 289.05 2,032 1,845 289.10 2,060 1,947 289.15 2,088 2,051 289.20 2,116 2,156 289.25 2,144 2,262 289.30 2,172 2,370 289.35 2,201 2,479 289.40 2,229 2,590 289.45 2,258 2,702 289.50 2,288 2,816 289.55 2,317 2,931 289.60 2,346 3,048 289.65 2,376 3,166 289.70 2,406 3,285 289.75 2,436 3,406 289.80 2,466 3,529 289.85 2,497 3,653 289.90 2,527 3,778 289.95 2,558 3,906 290.00 2,589 4,034 290.05 2,620 4,165 290.10 2,652 4,296 290.15 2,683 4,430 290.20 2,715 4,565 290.25 2,747 4,701 290.30 2,779 4,839 290.35 2,811 4,979 290.40 2,844 5,120 290.45 2,876 5,263 290.50 2,909 5,408 290.55 2,942 5,554 Elevation (feet) Surface (sq-ft) Storage (cubic-feet) 290.60 2,975 5,702 290.65 3,009 5,852 290.70 3,042 6,003 290.75 3,076 6,156 290.80 3,110 6,311 290.85 3,144 6,467 290.90 3,179 6,625 290.95 3,213 6,785 291.00 3,248 6,947 Vintage Hills II – DPI Project No.: 4280 November 2, 2020 Water Quality Volume Calculations Per 2004 Connecticut Stormwater Quality Manual, Section 7.4.1: Areas for Calculation: On Site to Water Quality Depression P1b Impervious 0.66 ac Pervious 3.96 ac Total Area 4.62 ac %Impervious 14.3 % Water Quality Volume (WQV) = (1”)(R)(A)/12, where: R = unitless volumetric runoff coefficient = 0.05 + 0.009(I), where: I = percent impervious cover of drainage area = 14.3% R = 0.05 + 0.009(I) R = 0.05 + 0.009(14.3) R = 0.179 A = drainage area in acres = 4.62 acres WQV = (1”)(R)(A acres)/12 inches per foot WQV = (1”)(0.179)(4.62 acres)/12 inches per foot WQV = 0.069 acre-feet required = 3,002 cft Proposed BMP The proposed water quality basin is proposed to provide 4,296 cft (below overflow elevation 290.10). The basin will provide storage for 143% of the determined water quality volume draining to the basin. APPENDIX F Drainage Area Maps esignrofessionals©··· FDFDesignrofessionals©··· PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: 11-3-20 TO: Michael Mansicalco, 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 20-56P, UW Vintage Hills II Location: Northerly side of Barber Hill Road, extension of Vintage Lane north (approx. 600 feet of road) Site Plan Subdivision No. Acres 12.5 Zone RR Industrial Commercial Residential No. Lots/Units 6 Water: Public Private Well Sewerage: Public Septic System 6 lot subdiviiosn (3 lots at end of Vintage Lane; 3 frontage lots Barber Project Description: Hill Road Future Town-owned property involved? Yes No new street(s) new detention area new open space/recreation area active passive Planning Department notes: no open space; proposing a fee in lieu open space Please comment by 11-24-20 and return to the Planning Department. APPRAISAL REPORT Property: 503 Barber Hill Road South Windsor,CT 06074 Effective Date:January 4,2020 Prepared for: Messrs.Robert Urso and Bradford Wainman c/o Horseshoe Lane Associates,LLC 18-3 Arthur Drive South Windsor,CT 06074 By: R.F .Hagearty &Associates,Inc. PO Box 2466 Manchester,CT 06045 R.F.Hagearty &ASSOCiates,Inc. Real Estate Analysis,Consulting and Valuation P.O.Box 2466 Tel.(860)432—4457 Manchester,CT 06045 info@hagearty.com January 10,2020 Mr.Robert Urso Mr.Bradford Wainman c/o Horseshoe Lane Associates,LLC 18—3 Arthur Lane South Windsor,CT 06074 Re:Property Valuation 503 Barber Hill Road South Windsor,CT 06074 Dear Messrs.Urso and Wainman: At your request,we have appraised the captioned property for the purpose of providing an opinion of the “as is”market value of the fee simple estate. The appraised property consists of a single parcel of vacant,Rural Residential (RR) zoned land containing 12.57 acres on the west side of Barber Hill Road in the northeastern comer of South Windsor,Connecticut. Please note that the property is being valued under the specific premise of the “as is” market value of the residential acreage prior to any specific subdivision approvals in order to establish an open space contribution to the Town of South Windsor should the site be approved for development.It is my understanding that the subject property is to be assembled with abutting land for a larger proposed subdivision development and that up to 7 of the building lots would be located on the subject land. ln keeping with the scope of work agreed to prior to accepting the assignment,the appraisal process encompasses the sales comparison approach.This the most applicable and reliable approach to value given the extraordinary assumption of the subject being valued as residential zoned acreage and prior to any subdivision approvals being in place. This valuation is being made to provide the basis of a contribution for open space purposes as part ofthe subdivision approval process.The development method is not being utilized in this appraisal due to the specific valuation premise employed. Continued on thefollowing page Mr.Robert Urso and Mr.Bradford Wainman Re:503 Barber Hill Road,South Windsor,CT January 10,2020 Pago Two The results of the appraisal assignment are communicated in the accompanying Appraisal Report,which complies with the reporting requirements set forth under Standards Rule 2- 2 (a)of the Uniform Standards of Professional Appraisal Practice. The report contains sufficient discussions of the data,reasoning,and analyses that were used in the appraisal process.Supporting documentation concerning the data,reasoning, and analyses is retained in our file.The depth of discussion contained in this report is specific to the needs of the client and for the intended use herein.The appraiser is not responsible for unauthorized use of this report.This appraisal report was prepared solely for your benefit and as such may not be quoted from,relied upon or utilized for any other purpose,by any other individual or entity,without our prior written consent. As a result of our investigation and analysis,it is our opinion that the “as is”market value of the fee simple estate under the valuation premise assumed,with a 12-month exposure period preceding January 4,2020,the date of our most recent inspection,is: Two HUNDRED SEVENTY FIVE THOUSAND DOLLARS ($275,000) Respectfully submitted,cafea Sean T.Hagearty,MAI Vice President CT Certified General Appraiser License #RCG262 /Exp.4/2020 TABLE OF CONTENTS CONDITIONS OF THE APPRAISAL ASSIGNMENT ...........................................................................1 PROPERTY IDENTIFICATION /MATTERS OF RECORD ................................................................3 SCOPE OF WORK ........................................................................................5 COMMUNITY/NEIGHBORHOOD/MARKET DATA ................................6 SITE DESCRIPTION ................................................................................................................................18 HIGHEST AND BEST USE ......................................................................................................................20 APPROACHES TO VALUE /VALUATION PREMISE .........................21 SALES COMPARISON APPROACH .....................................................................................................22 RECONCILIATION AND FINAL VALUE CONCLUSION .................................................................27 REASONABLE EXPOSURE TIME /MARKETING TIME .................................................................27 CERTIFICATION ......................................................................................................................................28 ASSUMPTIONS AND LIMITING CONDITIONS .................................................................................29 PARTIAL LIST OF CLIENTS SERVED ................................................33 CONDITIONS OF THE APPRAISAL ASSIGNMENT Purpose 0f Appraisal The purpose 0f this appraisal is t0 determina the “as is”market value of the fee simple estate. Effective Date of Appraisal The property was most recently inspected 0n January 4,2020,the effective date of the “as is”market value. Intended Use of Appraisal The intended use of the appraisal is to provide a market value under the specific premise that it is residential acreage prior to any specific subdivision approvals in order to establish an open space contribution to the Town of South Windsor should the site be approved for development. Intended Users of Appraisal /Client The addressees and the Town of South Windsor are collectively the intended users of this appraisal. Personal Property /Non-Realty Components of Value No items other than real property,such as personal property or trade fixtures,will be described or valued.There are also no non-realty components of value identified or values. Extraordinary Assumptions /Hypothetical Conditions All required information was made available to us to complete this assignment. No extraordinary assumptions or hypothetical conditions were involved,other than the subject is being valued as residential zoned acreage prior to any specific plan of development. R.F.HAGEARTY &ASSOCIATES,INC l CONDITIONS OF THE APPRAISAL ASSIGNMENT Type 0f Value Provided Our appraisal provides the market value of the subject property “as is’i The generally accepted market value is defmed by the federal financial institutions regulatory agencies as follows: The mastprobable price which a properly sh0uld bring in a competitive and open market under all conditions requisite to afair sale,the buyer and seller each acting prudently and knowledgeably,and assuming the price is not ajyected by undue stimulus.Implicit in this definition is the consummation of a sale as ofa specified date and the passing oftitlefrom seller to buyer under conditions whereby: 1.Buyer and seller are typically motivated. 2.Both parties are well informed or well advised,and acting in what they consider their best interests; 3.A reasonable time is allowed for exposure in the open market. 4.Payment is made in terms of cash in U.S.dollars or in terms of financial arrangements comparable thereto. 5.The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. (Source:Office of the Comptroller of the Currency under 12 CFR,Part 34,Subpart C -Appraisals, 34.42 Definitions) Property Rights Appraised /Definition of Fee Simple Estate Absolute ownership unencumbered by any other interest or estate subject only to thefour powers ofgovernment. Source:The Dictionary ofReal Estate Appraisal,Third Edition,(Chicago:The Appraisal Institute, 1993) R.F.HAGEARTY &ASSOCIATES,INC 2 PROPERTY IDENTIFICATION /MATTERS OF RECORD The appraised proparty consists of a single parcel of vacant,Rural Residential (RR)zoned land containing 12.57 acres on the west side of Barber Hill Road in the northeastern corner of South Windsor,Connecticut. The property may be further identified as 503 Barber Hill Road or as Parcel 5 on South Windsor Assessor’s Map 149. Title History /Legal Description Title to the subject is vested in the name of Theresa Gedrim as conveyed by a Certificate of Devise dated October 27,1995 and recorded in Volume 864 at Page 258 of the South Windsor land records.A copy of the deed,which includes a legal description of two parcels transferred,the second being the subject,has been included in the addenda to this report.It should also be noted that we have included a recent boundary survey depicting the subj ect parcel and the town GIS map in the addenda to this report.We have relied upon the 12.57 acre site size depicted on the boundary survey.This is slightly larger than the town assessment records which estimate the site size at 12.30 acres. To our knowledge the subject parcels have not transferred in the past 3 years.Per our client,they have an agreement to purchase the subject site once they have obtained site plan approvals for a subdivision which includes the subject and some abutting land.The sale price is reportedly to be based on $58,600 per lot approved.The subject land will contain up to 7 of the approved lots which means that the projected sale price is $410,200 with the site plan approvals in place. Assessment &Tax Data A copy of the tax assessor’s card can be found in the addenda to this report.The most recent revaluation in South Windsor occurred in 20]7.The current tax rate for the October l,2018 Grand List is 38.50 mills.The assessment and tax burdens are as follows: The town’s 100%market value is $204,300 or $16,610/acre but since the land is being used for agricultural purposes its use assessment is much lower than the typical 70% ratio.The town’s 100%market value is much lower than our market value conclusion. R.F.HAGEARTY &ASSOCIATES,INC U). 100%Market Value Current Assessment Mill Rate Tax Burden $204,300 $1 6,020 .03850 $6 1 6.77 PROPERTY IDENTIFICATION /MATTERS OF RECORD Zoning Data The subject is in the Rural Residential (RR)residential zoning district.Uses permitted in the RR zone include single—family homes and in—law apartments.A number of other uses are potentially allowable Via a Special Exception.These include two-family homes,bed and breakfast facilities,day care centers,educational uses,religious facilities,recreational facilities,public utility buildings,municipal uses,hOSpitals and sanitariums,cemeteries and golf courses among others.The following table summarizes the basic dimensional requirements of the zone: The subject property is zoned RR,Rural Residential,which primarily permits single- family residential uses.The Town has recently retired two of their design overlay zones, DRZ (Designed Residence)and SRD (Senior Residence)which may have permitted a greater density of development.A zone change to a higher density single family residential one (A30,A20)is possible but not likely and would most likely result in new roadway to access potential lots created.The tradeoff between likely cost and number of lots yielded /sales income potential is likely not feasible,even if the zone change could be obtained.We have valued the subject based upon the current zoning.Given the dimensional requirements of the RR zone,the site features and a discussion with the engineer for the land,the subject’s zoning potential is for up to 2 lots using the frontage along Barber Hill Road and probably one oversized lot using the existing access from the cul—de—sac for Vintage Lane.More lots could possibly be created but that would require full subdivision and site plan approval as well as creation of infrastructure most likely to include interior roads built to town standards. R.F.HAGEARTY &ASSOCIATES,INC 4 Requirements: Minimum Lot Area 40,000 SF Minimum Lot Frontage 175 Feet Minimum Lot Depth 200 Feet Minimum Front Yard 50 Feet Minimum Side Yard 20 Feet Minimum Rear Yard 50 Feet Maximum Building Height 30 Feet,2.5 Stories Maximum Building Coverage 15% Parking Requirements Based on use.One—family dwellings require two spacesi Likelihood of Zoning Change A zoning change at the subject location is not likely. Conformance of Property The subject site appears to be in conformance with the dimensional requirements of the RR zone and still allow for potential subdivision. Comments/Conclusion SCOPE OF WORK In preparing this appraisal,the appraisers: inspected the subject site and surrounding area researched and reviewed all pertinent municipal records concerning the subject property researched and analyzed demographic,general and specific market information relative to the property type being appraised surveyed the local market for comparable land sales in order to provide a value indication by the sales comparison approach. confirmed the market data used in this report with either a party to the transaction and/or the appropriate public record source. The sales comparison approach was developed in accordance with the scope of work agreed upon between the appraiser and client prior to the appraiser accepting this assignment.Given the intended use of the appraisal,and without an engineering study to quantify the site’s development potential,the subdivision or development method approach to value is not applicable.Likewise as vacant land without any rental income the income capitalization approach is not applicable. This appraisal report is a summary recapitulation of the data and analyses used to fonn the value opinion. R.F.HAGEARTY &ASSOCIATES,INC COMMUNITY/NEIGHBORHOOD/MARKET DATA Community Influences South Windsor is situated in the east/central section 0f the state of Connecticut,along the easterly side ofthe Connecticut River.It is 11 miles to the northeast of Hartford,the capital city.South Windsor contains 28.5 square miles and is bordered to the north by East Windsor,to the east by Ellington and Vernon,to the south Manchester and East Hartford and to the west by the Connecticut River. The primary highway network consists of U.S.Rt.5 and CT.Rt.30 and Rt.194. Interstate 84 traverses the far southeastem corner and I-291,a loop highway that connects I-84 with I—9l north of Hartford,traverses the southwestern comer of South Windsor.An interchange with this connector is available along the westerly side of Rt.5 near the Bissell Bridge crossing of the Connecticut River.This highway enhances the existing linkages within South Windsor making the south and eastern section of the community a viable distribution location. Population and Income Statistics The table below summarizes basic demographic information for South Windsor, surrounding towns,Harford and Tolland Counties and the State of Connecticut in general. Sources:2018 Connecticut Town Profiles published by The CT Data Collaborative,CT Department of Labor As demonstrated in the preceding chart,South Windsor is similar in population size to Vemon and Windsor.However,it is much smaller in population than the surrounding towns of Manchester and East Hartford.In terms of income statistics,South Windsor has the highest median household income of all the abutting towns.In fact,three of the towns surveyed have median household income levels that fall below the state average, whereas South Windsor’s average median household exceeds the state average by nearly 44%. R.F.HAGEARTY &ASSOCIATES,INC 6 Town /Area 2017 Population Estimate %Change Since 2000 Median Household Income %of State Average Unemployment Rate As 0f Sept 2019 East Hartford 50,812 2.50%$52,049 70.55%4.3% East Windsor 11,409 16.20%$75,056 101.73%3.5% Ellington 15.948 23.43%$82,507 111.83%3.0% Manchester 58,172 6.27%$67,325 91 25%3.4% South Windsor 25,802 5.69%$105,986 143.65%3.0% Vernon 29,182 3.99%$60,648 82.20%3.1% Tolland County 15 1,596 11.17%$81,312 110.21%3.5% Hartford County 897,417 4.69%$69,936 94.79%3.5% State of CT 3,594,478 5.55%$73,781 100%3.4% COMMUNITY/NEIGHBORHOOD/MARKET DATA Population and Income Statistics /Continued South Windsor experienced the fourth lowest population increase between 2000 and2017.The town of Ellington experienced the highest population increase followed by East Windsor.These two towns offer more available vacant land as compared to SouthWindsorwhichpromptedlocaldeveloperstogravitatetowardsthemasthelastbuildingboomreacheditsparamountin2006/07.Despite the slower level of growth,South Windsor still outpaced Hartford County and the state as a whole and is considered one ofthemoredesirablelocationsduetoitsproximitytoGreaterHartfordandmajor commercial areas.A more detailed overview of the residential market will be providedlaterinthissection. The town unemployment rate as of September 201 9 was 3.0%which is at or below thatforareatownsandthestateandHartfordLaborMarketfigures. Land Use Pattern and Commercial Market Influences The general land use pattern of the community varies.Industrial and commercialimprovementsarebuiltinthewestemsectionoftown.The bulk of the improvements inthissectionaremostlyindustrialinnature.ln the east side oftown,the land is developed with commercial improvements,which extend all the way out to the Buckland Mall,near1-84 in the community of Manchester.The retail development has extended to SouthWindsorwiththe240—acre Evergreen Walk multi—phased project currently under development.Among other planned uses,this project includes an existing lifestyle retail center,additional retail and recreational uses,medical office facilities,a hotel and multifamily residential.Of these uses,the multifamily component had been the mostcontroversialbutseveralhundredluxuryrentalunitshaverecentlybeencompleted andleasedup.Some assisted living and senior apartments are the next planned projects there. Costco has announced plans to open a new facility in Evergreen and there are other retailandmedicalofficefacilitiesproposedforsitesalongtheBucklandRoadcorridor. The northern,eastern and central portions of the community are mostly improved withsingle—family detached housing.The town continues to have income levels that exceedcountyandstateaverages.Much of the residential development in town is for new homes priced at $350,000 and up and represents an in-migration of residents from surrounding,more densely developed towns.As noted,the town also has an established industrial and commercial base for its size and contains ample vacant commercial andindustrialzonedlandtosupportfurtherdevelopment. R.F.HAGEARTY &ASSOCIATES,INC 7 COMMUNITY/NEIGHBORHOOD/MARKET DATA Land Use Pattern and Commercial Market Influences (Continued) South Windsor contains a sizable inventory of commercial (retail and office,as well as medical office)and industrial space. Most of the offrce space in South Windsor is in buildings that are smaller than 10,000 SF and therefore its inventory does not end up being tracked in detail by commercial real estate organizations such as CB Richard Ellis.For example,the year-end 201 8 CBRE study notes a total inventory of only 27,410 SF in 2 buildings and shows 44%being available.The surrounding East of Hartford submarket has 3.234 million SF with an availability rate of 20.1%with negative absorption in 2017 and an average asking rent of $21.10/SF full service. Based on prior appraisal work in town,South Windsor has a total inventory of between 200,000 to 300,000 SF of office space including multiple tenant buildings,some older and newer condominium complexes and small,freestanding buildings like the subject. There have been several new major medical office properties completed in the past 10 to 15 years,a handful anchored by Eastern Connecticut Health Network in Evergreen Walk and a newly finished Hartford Hospital anchored center on Sullivan Avenue.While there are always availabilities the inventory remains generally well occupied at 90%or better most of the time.Rental rates can also vary significantly. The town has a sizable base of industrial real estate,with most concentrated in the western and northern ends of town along John Fitch Boulevard and Sullivan Avenue. The town contains a total inventory of about 5.729 million square feet of tracked space and the availability rate was 10.6%with an average asking rent of $4.93/SF triple net as of year-end 201 8 per CBRE.The availability rate is higher than the greater Hartford figure of 7.6%but in line with the 10.3%rate for the East of Hartford submarket which it is part of.Most of the available space in town is larger blocks of older space,several of which have limited marketability due to functional issues.The modern and functional space is well occupied and there have been a few major new distribution warehouse uses completed in the past couple of years as well. R.F.HAGEARTY &ASSOCIATES,INC COMMUNITY/NEIGHBORHOOD/MARKET DATA Immediate Neighborhood Influences As shown on the location map in the addenda to this report,the appraised property is on the west side of Barber Hill Road,south of Griffin Road and the East Windsor town line, north of Miller Road,west ofNiederwerfer Road and east of Nevers Road,in the northeastern comer of South Windsor.The surrounding area is predominantly residential and agricultural in nature.There are still large tracts of undeveloped land,some of which is used for other agricultural purposes and others that are state owned or otherwise open space.The balance of the land has been developed with residential subdivisions, including some that offer high—end new homes.This includes a small development to the south of the subject which includes a roadway with a temporary cul-de-sac that abuts the subject’s southwest corner. The subject is about 3 miles north and east of the town center area and less than 4 miles to the east of the Route 5 /Interstate 291 interchange.This roadway provides linkages to Interstates 84,384 and 91.Connecticut Route 30 also provides access to an Interstate 84 interchange in the abutting town of Manchester about 4 miles to the south of the subject. Residential Market Influences South Windsor is an established and still growing suburban residential community with a 2017 population base of about 25,802 persons.The town’s population increased by 5.69%since 2000.The more recent slowdown in growth is typical of the greater Hartford area but the town’s increase still exceeds county and statewide averages.Looking forward,the town’s population and household growth through 2023 is projected to occur at a higher rate than the county and statewide rates.South Windsor’s household income levels are 44%higher than Hartford County and 32%higher than Connecticut overall. The income disparity is proj ected to continue for the next five years.Not surprisingly, South Windsor’s housing prices exceed those for the county and state as a whole. Given the paucity of developable land,the mature but growing population base,income levels and general desirability should foster continued growth in housing values.Area developers will likely continue to target abutting towns of Ellington and East Windsor as those communities have larger inventories of available vacant land but South Windsor will continue to enjoy greater market appeal.South Windsor enjoys a very convenient location for residents who work in the Hartford employment centers.It also offers a strong commercial base,convenience to shopping and other services including a regional mall,and good regional mobility,all factors contributing to increase the demand for housing in the town. R.F.HAGEARTY &ASSOCIATES,INC 9 COMMUNITY/NEIGHBORHOOD/MARKET DATA Residential Market Influences (Continued) The pace of growth will more than likely be slow for the foreseeable future as the town has limited vacant land that is suitable for residential development.This has caused developers to look at the neighboring towns of Ellington and East Windsor towards the end of the last building boom.However,South Windsor still has greater market appeal and developable land that is approved for and then improved with housing is usually absorbed in a rapid fashion. During the course of our market analysis,we reviewed several publications,interviewed area professionals active in the development or sale of new construction in South Windsor and surrounding towns.We also researched all appropriate and available publicrecords.One important source reviewed is the CT Multiple Listing Service which provides salient market data and statistics that can be very meaningful in the valuation of a residential development.An overview of the Multiple Listing Service data for South Windsor begins on the following page. R.F.HAGEARTY &ASSOCIATES,INC 10 COMMUNITY/NEIGHBORHOOD/MARKET DATA The South Windsor Single Family Market The following table summarizes important statistics extracted from Multiple Listing Service data with respect t0 the South Windsor single-family market over the past several years: Source:Nlultiple Listing Service R.F.HAGEARTY &ASSOCIATES,INC 11 Historical Sales Information Sales for 2019 317 Average Sales Price $326,440 i 8.36% Average Days on Market 38 Sales for 2018 281 Average Sale Price $301,242 2.18% Average Days on Market 40 Sales for 2017 291 Average Sales Price $294,817 i 8.36% Average Days on Market 48 Sales for 2016 318 Average Sales Price $272,07 1 i -2.64% Average Days on Market 45 Sales for 2015 265 Average Sales Price $279,467 l -3.10% Average Days on Market 55 Sales for 2014 229 Average Sales Price $288,414 i -0.29% Average Days on Market 53 Sa1es for 2013 242 Average Sales Price $289,255 11.87%Average Days on Market 51 Sales for 2012 216 Average Sales Price $283,938 i N/A Average Days on Market 55 Active Listings Current Active Listings —listings only 47 List Price Range $109,900 to $874,995 Average Listing Price $348,987 Average Home Size 2,178 SF @ $154.91/SF COMMUNITY/NEIGHBORHOOD/MARKET DATA The South Windsor Single Family Market (Continued) Per the MLS data the averaga sale price for all homes sold in town has fluctuated for the past 6 years and the year—end 2019 flgure is about 15%higher than the 2012 one.The 2019 figure is about 8.36%higher than the 201 8 figure and this reflects the development and partial sellout of a major new residential subdivision with most homes priced at $600,000 and up,as well as a robust increase in the volume of,and prices for,existing homes as well.While the prices had not changed significantly from 2012-2017 the volume of sales has generally increased,with 2016 being a peak of 318 sales and 2019 being another upward spike to 317.All things considered,the existing home market appears to have reached its bottom between 2015 and 2016 and has been improving since. This is just slightly past the point where many towns had begun their recoveries we have found when completing similar market studies for residential development purposes. The current average list price is $348,987 which is about 7%higher than the year end 2019 average sale price and 16%higher than the 2018 average sale price.The town currently has 47 active listings which clearly indicates that there is no issue with a town wide oversupply of homes on the market.There are also 33 homes listed as being under deposit.The overall asking price range is broad which is to be expected given the desirability of the community.1n addition,the new construction influence is pushing the asking prices higher as the new construction offerings are typically listed in the $500,000 and up range. Since the subject of this appraisal includes residential acreage before any form of subdivision development we will narrow our data search and focus on the new construction market specifically on the following pages.From that data we can compare and contrast the two market segments.It has been our experience that these two segments of the residential market do not always mirror one another because there is stronger demand for new homes,especially for those buyers that intend to stay in the home for an extended period of time. R.F.HAGEARTY &ASSOCIATES,INC 12 COMMUNITY/NEIGHBORHOOD/MARKET DATA Analysis of Sales Activity and New Construction Overview It is sometimes difficult to separate out the level of new construction from the existing homes when analyzing the MLS data.For example,not all of the new construction is represented in the MLS data as some developers elect to provide their own marketing services.However,it is also probable that local brokers will bring buyers in a co- brokerage situation.One way of gauging new construction activity as a percentage of total sales activity in a given town is to consider the number of building permits issued on an annual basis.These figures can then be compared to the closed sales reported in MLS to give an idea as to what percentage of the housing market is new construction. The following table summarizes building permit activity for the past five fiscal years in South Windsor per the Town of South Windsor budget report: Source:Town ofSouth WindSOr Budget Reportfor 20]9-2020 The sharp increase from 2016-2019 is due to the new luxury apartment complex known as Tempo in the Evergreen Walk mixed use development as well as the new Residences at Oakland Road.In addition,there have been a handful of newer single-unit/single- family home projects such as the 45—lot Toll Brothers project on Graham Road and Nevers Road and the 14—lot Schoolhouse Drive project off Ellington Road.Even with the multifamily projects excluded,the volume of single unit /single family permits has increased in the past three years due to a handful of projects like the ones noted above. The permits issued show the total number of new homes that were built in a given yearbutwealsowantedtoknowthetotalnumberofnewhomesthatwerebuiltandsoldin town as well. R.F.HAGEARTY &ASSOCIATES,INC 13 Fiscal Year Total Permits Issued 20 1 5-2016 26 2016-2017 120 2017-2018 161 20 1 8-2019 (estimated) 100 20 1 9-2020 (anticipated) 90 COMMUNITY/NEIGHBORHOOD/MARKET DATA New Construction Sales Activity /Homes Built In 2013 through year to date 2019 In tho following table we hava presented new home sales in South Windsor on an annual basis going back to 2013.We included homes that were built one year prior to each specific year displayed in the table in order to include homes that may have been built the year prior but remained unsold for over 12 months.The data does not double count homes in each annual period so the data should be reliable.The data search was an effort to try and narrow in on just the new construction market for South Windsor and compare the finding to the overall residential market data presented earlier. R.F.HAGEARTY &ASSOCIATES,INC 14 Historical New Home Sales Closed Sales for 2019 (Built 2018 through 2019)30 Average Sales Price $702,780 21.58% Average Home Size 3,578 Average Sale Price Per SF $198.29 Closed Sales for sold 2018 (Built in 2017 through 2018)14 Average Sales Price $578,042 40.09% Average Home Size 3,049 Average Sale Price Per SF $192.28 Closed Sales for sold 2017 (Built in 2016 through 2017)6 Average Sales Price $412,616 1.16% Average Home Size 2,992 Average Sale Price Per SF $162.83 Closed Sales for sold 2016 (Built in 2015 through 2016)5 Average Sales Price $407,880 1.21% Average Home Size 2,242 Average Sale Price Per SF $181 .49 Closed Sales for sold 2015 (Built 2014 through 2015)8 Average Sales Price $403,000 —23.32% Average Home Size 2,533 Average Sale Price Per SF $160.92 Closed Sales for sold 2014 (Built 2013 through 2014)11 Average Sales Price $525,576 -8.59% Average Home Size 3,025 Average Sale Price Per SF $172.73 Closed Sales for 2013 (Built 2012 through 2013)15 Average Sales Price $575,013 13.18% Average Home Size 3,294 Average Sale Price Per SF $174.74 Active New Home Listings Active New Home Listings Built Between 2018 to Present 15 Asking Price Range $389,900 t0 $874,995 Average Asking Price $617,552 Average Home Size 3,296 Average Listing Price per SF:$1 90.39/SF COMMUNITY/NEIGHBORHOOD/MARKET DATA Comments Overall,the data shows that the volume of new home sales does not coincide with the number of new home permits being issued in a given year.This is not uncommon and is often attributable t0 the developers not using the MLS as a marketing tool.The permitsfiguresareobtainedfromtheTownofSouthWindsorforeverynewhomepermitissued so we can tell that the town itself has a fairly active new construction market.The MLS data presented in the table does not show every new home sale unfortunately but we can still use the data to extract meaningful market data. If we look at just the average sale price for a new home we can see that new home pricesfluctuatedbetween2013and2017.It appears that the average sale price dropped off significantly but what it really reflects is a change in the types of new homes that were built and sold.The average home size was much smaller in 201 5—2017 and the more recent activity has been for much larger homes,in the size range of 2013-2014,and the average sale price has gone way back up to and beyond the 2013 figure. The 27 active listings and deposits continue this trend with an asking price range of $389,900 to $874,995 with an average of $617,552 for an average size of 3,296 SF and an average price 0f $190.91/SF.Most of these are new homes under deposit in the 45-lot Toll Brothers project called Estates at South Windsor on Graham Road and Nevers Road where the recent sales of 0.50 acre lots with 3,000 SF plus homes have been in the $600,000 t0 $800,000 range,explaining how the 2019 average sale price ended up a little over $700,000.The next largest and most active project in town is the Schoolhouse Drive planned unit development off Ellington Road and north of Pleasant Valley Road. This is a 14 lot cluster style subdivision of2,000 to 2,500 SF homes and prices are generally in the middle $400,000 range. R.F.HAGEARTY &ASSOCIATES,INC 15 COMMUNITY/NEIGHBORHOOD/MARKET DATA Lot Sales Activity We have found in most communities throughout central Connecticut,South Windsor being no exception,that active builder/developers are marketing new homes as part of a lot and home package.This practice is common and it allows the builder the potential to make more of a profit on the sale of a new home.As a result however there is a limited number of individual lot sales in town and throughout the region.We have presented our findings in the following table which is based upon the lot sales presented in the next section ofthe appraisal.The sales summary table not only shows the volume of lot sales in town but also the overall price range and the average sale price of the lots.The sales data has been presented below: Lot Sale Activity South Windsor 2013 through 2019 Source:Conn—Comp and Multiple Listing Service,compiled by RF.Hagearzjy &Associates Relative to the number of permits issued,and also the number of new home sales,it is clear that a majority of the lots sold in town are part of a lot and home package as opposed to just vacant parcels.The lot sales show a very wide variety in pricing as well. The low end of the range is typically parcels that front on arterial roadways or are lot splits from existing parcels on secondary routes.This is analogous to the subject situation though more applicable to the Barber Hill Road frontage than the potential access from Vintage Lane.On the other end of the price range,the few high priced lot sales tend to be either large rear lots offering privacy or else are the few remaining /available lots in desirable subdivisions. R.F.HAGEARTY &ASSOCIATES,INC 16 Calendar Year #of Lots Listed /Sold List /Sale Price Range Average Sale Price 2020 Listings 8 $89,000 to $160,000 $1 16,488 2019 7 $50,000 to $130,000 $95,643 2018 6 $52,000 to $124,900 $92,817 2017 2 $52,000 to $120,000 $86,000 2016 7 $60,000 to $160,000 $86,071 2015 2 $85,000 to $120,000 $102,500 2014 4 $46,500 to $130,000 $96,000 2013 6 $59,000 to $210,000 $104,983 COMMUNITY/NEIGHBORHOOD/MARKET DATA Lot Sales Activity (Continued) There hava been a couple of sales that involved 2 and/0r 3 lots at a time.For example,in 2018 there was a 3-lot purchase by a builder for $310,000 or $103,333 per lot.To providethemostrealisticcountsandaveragepriceperyearwehavetreatedthatas3lotssoldand used the average price in our analysis.Like the previous new home sales analysis,the average price per year is not really indicative of a price change trend as much as a function of the type of specific lots sold in any given year.The fact that the average has not varied all that much is more happenstance and the result of a small data set than it is consistency in the market. By way of example,there are currently 8 lots offered for sale in the MLS.The low priceof$89,000 is for two oversized frontage lots created by a lot split and on a moderately traveled road.The high price of $160,000 is a very high ask for an oversized parcelofferedasbeingsuitableforasmallfarmorhorseproperty.The average asking price is $1 16,488,well above the recent historical averages.They also point out the scarcity of available lots in the South Windsor market,something that bodes well for the subject if it is developed as building lots. Conclusions Given its convenient location in east /central Connecticut,proximity to regional traffic arteries combined with its existing population base and above average household income levels,Scuth Windsor’s desirability as a bedroom community is likely to continue and the purchasing power for local and nearby residents will support an active and diverse housing market.This includes demand for all types and varied price levels of new housing.The subject is a 12.57 acre parcel that could support a couple of building lots using existing frontage but due to its shape may be best utilized as part of an assemblage for a larger subdivision.There is more than adequate demand for the types of lots the subject would provide and the limited supply of competing product in town indicates that they would be rapidly absorbed if priced realistically. R.F.HAGEARTY &ASSOCIATES,INC 17 SITE DESCRIPTION Land Area: Street Frontage /Access: Shape: Topography /Terrain: Utilities Available: Inland Wetlands: Flood Zone: Easements,Etc.: Environmental: 12.57 i acres 400 j:feet of frontage along the west side of Barber Hill Road;additional 50 foot access Via the cul-de—sac for Vintage Lane Rectangular The site slopes downward from grade along Barber Hill Road but then becomes mostly level /gentlyrollingwithagentlecross-slope from north to south. The site has been cultivated for many years and is mostly open though wooded along the frontage and the boundaries. Public water available but septic required,electricity and telephone are all available. No material influence per the town maps reviewed Zone X,not a flood prone area None observed or recorded with legal description We are not aware of any environmental issues concerning the subject. Analysis of Subject’s Development Potential All of the subject land appears to be usable developable though there is a downward slope from road grade along Barber Hill Road,The overall site is fairly narrow and long —400 plus feet wide and about 1,400 to 1,500 feet deep.There is sufficient frontage to allow two lots along Barber Hill Road.The site is not wide enough to permit construction of a new town road (at least 50 foot right of way needed)that would run perpendicular to Barber Hill Road and allow for two sets of building lots,one to the north and one to the south of the new road.Under the RR zone,the typical lot depth would be around 200 feet and the subject is not much wider than 400 feet total. R.F.HAGEARTY &ASSOCIATES,INC 18 SITE DESCRIPTION Analysis 0f Subject’s Development Potential The access from Vintage Lane could allow for one oversized building lot with a long access driveway.For that portion of the site t0 support more lots a more extensive common driveway may be needed and the fact that the town had the existing cul-de-sac be a temporary one means the town may require Vintage Lane to be extended and at town standards to access any building lot there.This might prove to be two cost prohibitive for just the number of lots to be created on the subject site itself. One alternative may be to use the existing frontage along Barber Hill Road to support two frontage lots and also seek for a rear lot accessed by a common driveway,leaving the rear (western)portion of the site undeveloped and suitable for future extension of Vintage Lane to connect to abutting land as part of a subdivision.This would likely limit the subject’s development potential to 3 lots,with some common driveway infrastructure needed. The most likely alternative is for the subject parcel to be assembled with abutting vacant land to support a larger residential development.We understand that is what is plannedforthesubjectwithupto7lotscreatedonthesubjectlanditselfbutwiththefull infrastructure cost of bringing water through the subject land and extending Vintage Lane to town standards. R.F.HAGEARTY &ASSOCIATES,INC 19 HIGHEST AND BEST USE Highest and best use analysis is an appraisal technique which illustrates the most profitable and competitive use for a given parcel of real estate.Highest and best use is defined as follows: The reasonably pmbable and legal use ofvacant land 0r an improvedproperty,which is physically possible,appropriately supported,financiallyfeasible,and that results in the highest value. Source:The Dictionarv of Real Estate Appraisal,Third Edition,(Chicago:The Appraisal Institute, 1993) Four tests or criteria are applied in order to analyze and determine highest and best use. They are: 0 Legally permissibleoPhysicallypossibleoFinanciallyFeasible 0 Maximally Productive Highest and best use analysis is applied first to the site as ifvacant and available for development and second as improved.The as vacant scenario helps to determine the financial feasibility of a potential development at the current time.ln addition,the as vacant analysis serves to isolate the "ideal"improvement for the site;that is which use will produce the greatest net return to the land. As Vacant:Conclusion The subject is located in an area where there has been new construction of single family homes and at price levels well in excess of the average or median price for existing homes in towni The site is zoned Rural Residential which requires a 40,000 SF minimum lot size and 175 feet of frontage.The subject contains 12.57 acres with 400 feet of frontage with downward sloping topography but then is mostly level and open albeit a parcel that is much deeper than it is wide.The physical characteristics of the subject site—either by itself or combined with abutting land —could support residential development. The subject contains sufficient frontage to permit up to two lots that front directly on Barber Hill Road and also the potential for a rear lot or more lots if Vintage Lane was extended.However,the cost associated with that might be prohibitive relative to the number of lots created.To that end,the subj ect may be best suited for assemblage as partofalargerdevelopment.All things considered,the highest and best use of the site is for development with single family building lots. R.F.HAGEARTY &ASSOCIATES,INC 20 APPROACHES TO VALUE /VALUATION PREMISE Thera are three traditional approaches that can be used t0 determine a market value for a given parcel of real estate.The three approaches include the cost approach,the sales comparison approach and the income capitalization approach The cost approach is based upon the premise of creating an equally desirable substitute property in lieu of purchasing an existing one.The sales comparison approach is based upon the premise of substitution;that is a prudent purchaser will pay no more for a property than the estimated cost of acquiring an equally desirable substitute in the open market.The income capitalization approach converts the net operating income stream a property is capable of generating into a capitalized indication of value. Valuation Premise for Subject Property The sales comparison approach is the most applicable and reliable approach to value used when valuing residential zoned acreage. The development analysis is another approach to value and is a multi—step process based upon a thorough survey of current market information and the expected performance of an approved and/or partially improved residential development in the light of prevailingcompetitionwithinthemarket.The developmental analysis culminates in an estimate of market value on an “as is”and /or “as completed”basis given projected future cash flows discounted to their present worth.Given the specific intended use 0f this appraisal,this approach is not applicable. The income capitalization approach has not been developed in this appraisal because it is not applicable. R.F.HAGEARTY &ASSOCIATES,INC 21 SALES COMPARISON APPROACH In keeping with the subject’s highest and best use as vacant conclusion,all recent sales of residential zoned acreage and parcels with zoning that permit allowable uses similar to those for the RR zone were reviewed.In this case,we focused 0n the immediate South Windsor market but due to limited sale and listing data we also surveyed abutting and surrounding towns to round out the market analysis. A number of recent sales and listings will be presented in the table on the following pages.The primary unit of comparison used is the price paid per acre of land area.The secondary unit of comparison is the price paid per approved /proposed lot or unit. Profiles of the six most relevant sales have been included in the addenda to this report. These will be used for a detailed adjustment analysis relative to the subject parcel.The other data is included to help round out the analysis. An analysis of the sales,including adjustments and other pertinent market information, follows the sales charts.The analysis consists of two parts.First,the financial characteristics of each sale transaction are analyzed to determine whether any adjustments are required for property rights conveyed,financing,conditions of sale and market conditions.Net adjusted sales prices are calculated after each factor. Following these adjustments,the physical attributes of the sale properties are analyzed in comparison to the subject and adj ustments may be made for factors such as location and physical characteristics.After the adjustments are applied,an adjusted range of unit sales prices is presented.A final value range,and reconciled value for the subject,will then be presented. R.F.HAGEARTY &ASSOCIATES,INC 22 SALES COMPARISON APPROACH Various Residential Zoned Development Site Sales South Windsor Market Area 2017—Present Comments A wide variety of sales and listings were reviewed. The sales range in size from 6.80 acres to 46.80 acres,which brackets the subject size of 12.57 acres.The sales commanded prices that range from a low of $150,000 to a high of $2,025,000.On a per acre basis,the closed sales range from $1 3,495/acre to $51,471/acre.There is one listing for $65,923 per acre and one pending sale at $7,062/acre,one well above and the other well below the range for the other sales. Alternatively the parcels which were approved for,or proposed for development with a specific number of lots or units,commanded unit prices in the range of $37,931 to $87,500 per lot /unit.The lowest price per lot is for a subdivision which will require extensive infrastructure while the highest is for a parcel with sufficient frontage to support a simple,four-lot subdivision without any infrastructure. R.F.HAGEARTY &ASSOCIATES,INC 23 Address Date Price Zone Site Size /Acres #Lots/ Units Price/Acre Price/Lot or Unit Ellington Rd and Long Hill Rd 6/7/19 $3 50,000 RR 6.80 ac 4 $51,471 $87,500 South Windsor Graham Rd and Nevers Rd 8/1 0/17 $2,025,000 A-20 46.80 ac 45 $43,269 $45,000 South Windsor 401 King St South Windsor Cunent Listing $599,900 RR 9.10 ac Up to 8 $65,923 $74,988 191 Abbott Road Ellington 11/1 9/18 $195,500 RAR 6.25 ac Up to 3/4 $31,280 $65,167 Map 121 Lot 3 Hoffman Rd,Ellington 9/24/18 $195,000 RAR 14.45 ac Up to3 $13,495 $65,000 524 Bell St Glastonbury 5/2/19 $1,100,000 RR 37.50 ac 29 $29,317 $37,931 426 Wetherell St Manchester 4/30/18 $549,900 AA 28.02 ac N/A $19,625 N/A 421 Bush Hill Rd Manchester Pending $150,000 RR 21 .24 ac N/A $7,062 N/A Subject 503 Barber Hill Rd RR 12.57 ac @ 3 South Windsor SALES COMPARISON APPROACH Comments 0n Sales (Continued) The first two sales and the listing are in South Windsor while the remaining four sales and pending sale come from abutting or surrounding towns.All of the properties are conveyances or listings for parcels that were either approved for residential development or were capable of supporting residential development.The six closed sales will be used to value the subject while the listing and the pending sale will be used to help refine the adjusted range of value per acre. Sale l was acquired by the town and the price reflects the far upper end of a market value range,warranting a small downward adjustment for motivation.The sales from 2017 warrant small upward adjustments for rising market conditions while the 201 8 and 2019 transactions are recent enough to not require any market conditions adjustments. Sale l,Ellington Road and Long Hill Road,is a 6.80 acre site that was subdivided from a larger parcel owned by St.Junipero Serra Parish Corporation and acquired by the Town of South Windsor as part ofa larger assemblage to expand a nearby elementary school.I had appraised the property as part of the sale negotiation process.This site is a little smaller than the subject,has water and sewer available,has adequate frontage on two streets,modest sloping topography,no wetlands and was engineered to support up to 4 building lots.Relative to the subject,a substantial net downward adjustment is appropriate on a per acre basis,mostly for the size difference. Sale 2,Graham and Nevers Road,is a much larger parcel than the subject.However,the A-20 zoning,water and sewer,and site plan approvals for this parcel permitted a yield of nearly l lot /house to the acre,more than double that anticipated for the subject.While a much larger parcel the combination of the approved density,comparable to superior location and physical characteristics all combine to require a substantial net downward adjustment. The listing at 401 King Street is a 9.10 acre site that is similar in size to the subject.The listing has about 320 feet of frontage and would require some infrastructure development to maximize the lot yield to the estimated 8 parcels.However,all of the land is usable, and the location is a comparable to slightly superior one for residential purposes. R.F.HAGEARTY &ASSOCIATES,INC 24 SALES COMPARISON APPROACH Comments on Sales (Continued) Sales 3-6 and the pending sale are various residential zoned parcels in the abutting 0r surrounding towns of Ellington,Manchester or Glastonbury.These sales have a size range of 7.77 acres to 37.50 acres,with the subject at the lower end ofthat range.The sales have unit prices of $4,787/acre t0 $29,3 17/acre. Sale 3,191 Abbott Road (6.25 acres for $31,280/acre)has an inferior location relative to the subject.The RAR zone in Ellington requires a 40,000 SF lot but will permit lots with as little as 125 feet of width /frontage,a superior feature.The sale is much smaller,a factor requiring a large downward adjustment,has less frontage than the subject but is capable of supporting 3 lots and has minimal wetlands.All things considered,a small net downward adj ustment is appropriate. Sale 4,Hoffman Road (14.45 acres for $13,495/acre)has an inferior location relative to the subject.The zoning warrants a downward adjustment.The sale has more aggregate frontage and on two streets than the subject but also has some wetlands and non-usable area.All things considered,a moderate net upward adjustment is appropriate. Sale 5,Bell Street,Glastonbury (37.50 acres for $29,317/acre)offers a superior location and is already approved for a multiple lot subdivision.However,it will require extensive infrastructure and warrants upward adjustments for that and the size difference.The net result overall is a moderate downward adjustment relative to the subject. Sale 6,Wetherell Street,Manchester (28.02 acres for $1 9,625/acre)offers an inferior location but will provide a good setting for a subdivision.It has multiple access pointsbutlessfrontageperse.However,it will require extensive infrastructure to maximize development and warrants upward adjustments for that and the size difference.The net result overall is a moderate upward adjustment relative to the subject. R.F.HAGEARTY &ASSOCIATES,INC 25 SALES COMPARISON APPROACH Conclusions The following grid summarizes the adjusted prices per acre for the most pertinent 0f the sales: After making adjustments,the approximate adjusted range is $15,519 to $31,045 per acre but only one sale is below $20,000 per acre.The two South Windsor sales bracket $21,000 t0 $31,000 per acre.While very large net downward adjustments were made to each of these sales the adjustment process may not fully account for the subject’s inferior development potential relative to those sales.All things considered,a unit value in the $20,000 to $25,000 per acre range is appropriate for the subject.This translates into the following range of market value: “As Is”Market Value of Site by Sales Comparison Approach: $275,000 The $275,000 also works out to $91,667 per prospective lot using the potential 3-lot yield.That unit value falls in line with the primary sales,as adjusted for superior location and market appeal,and based on the lot sales analyzed earlier in this report. R.F.HAGEARTY &ASSOCIATES,INC 26 Add ress Date Price Size/Acre Price/Acre Net Adjustment Adjusted Price /Acre Ellington Rd and Long Hill Rd 6/7/19 $350,000 6.80 ac $5 1,471 -40%$31,045 South Windsor Graham Rd and Nevers Rd 8/10/17 $2,025,000 46.80 ac $43,269 -50%$21,635 South Windsor 191 Abbott Rd Ellington 11/19/18 $195,500 6.25 ac $3 1,280 -1 5%$26,588 Map 121 Lot 3 Hoffman Rd, 9/24/18 $1 95,000 14.45 ac $13,495 +15%$15,5 19 Ellington 524 Bell St Glastonbury 5/2/19 $1,100,000 37.50 ac $29,317 -20%$23,453 426 Wetherell St Manchester 4/30/18 $549,900 28.02 ac $19,625 +10%$21,587 Size Unit Value Indicated Value 12.57 :r acres @ $20,000/acre $251,400 12.57 i acres @ $25,000/acre $314,250 Round to:$275,000 RECONCILIATION AND FINAL VALUE CONCLUSION Reconciliation is the process of coordinating and integrating related facts into a unified conclusion.This requires a reexamination of specific dates,procedures and techniques within the framework of the approaches to value.As indicated earlier,the sales comparison is the only applicable approach to value,resulting in the following indication of value: Indicated Value by Sales Comparison Approach $275,000 ($2 1 ,877/acre) The subject parcel is capable of supporting a multiple lot subdivision but the intended use of the appraisal is to determine the “as is”market value as residential acreage prior to any specific plan of development.The sales comparison approach is the only applicable valuation method.A variety of recent land sales and listings,as well as lot sales and listings,were considered.While market sale and listing data in South Windsor was limited there was adequate market data in town and the abutting towns and surrounding market area to conclude a reliable market value for each parcel. Based on all of the market data analyzed,and the valuation methods employed,it is my opinion that the “as is”market values of the fee simple estate,subject to a 12-month exposure period preceding January 4,2020,the date of our most recent inspection,is: Two HUNDRED SEVENTY FIVE THOUSAND DOLLARS ($275,000) REASONABLE EXPOSURE TIME /MARKETING TIME Based upon the market information reviewed in the preparation of this report,it is the opinion of the appraisers that the subject would have had an effective exposure period of up to 12 months preceding the date of the valuation.In other words,it is assumed that the subject would have been openly marketed for up to 12 months prior to the effective date ofthis appraisal to achieve sale prices at the market value conclusion reached. Most ofthe comparable sales analyzed had effective marketing periods of less than 12 months prior to their closings.This marketing period was confirmed with brokers who are active with residential land and property in the South Windsor area.In terms of a future marketing period,a 12—month period would be sufficient at the market value conclusion reached. R.F.HAGEARTY &ASSOCIATES,INC 27 CERTIFICATION I certify that,t0 the best of my knowledge and belief: 1.The statements of fact contained in this report are true and correct. 2.The reported analyses,opinions,and conclusions are limited only by the reported assumptions and limiting conditions,and are my personal,impartial,and unbiased professional analyses,opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with the respect to the parties involved. I have no bias with respect to the property that is the subject of this report or to the partiesinvolvedwiththeassignment. My engagement in this assignment was not contingent upon developing or reporting predeterminedresults. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client,the amount of the value opinion,the attainment ofthe stipulated result,or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses,opinions,and conclusions were developed,and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. I have made an inspection of the property which is the subject of this report. No one provided significant professional assistance to the person signing this report. 10.The reported analyses,opinions,and conclusions were developed,and this report has been prepared,in conformity with the requirements of the Code of Professional Ethics ofthe Appraisal Institute. ll.The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 12.As of the date of this report,l have completed the requirements of the continuing education program ofthe Appraisal Institute. l3.I have not performed any services as an appraiser or any other capacity,regarding the subject property within the three year period immediately preceding the acceptance of this report. cgwfréaa Sean T.Hagearty,MAI Vice President CT Certified General Appraiser License #RCG.262 /Exp.4/2020 R.F.HAGEARTY &ASSOCIATES,INC 28 ASSUMPTIONS AND LIMITING CONDITIONS 1.This appraisal was completed in accordance with the scope of work agreed uponbetweentheappraiserandtheclientpriortotheacceptanceoftheassignment. The appraisal process is communicated in an appraisal report format with thereportingrequirementssetforthunderStandardRule2-2 (a)of USPAP.The appraisal report summarizes discussions of the data,reasoning and analyses that were used in the appraisal process to develop the appraiser’s opinion of value. Supporting documentation concerning the data,reasoning and analyses is retained in the appraiser’s file.The information contained in this report is specific to the needs of the client and for the intended use stated in this report.The appraiser isnotresponsibleforunauthorizeduseofthisreport. No responsibility is assumed for legal or title considerations.Title to the propertyisassumedtobegoodandmarketableunlessotherwisestatedinthisreport. The property is appraised free and clear of any or all liens and encumbrances unless otherwise stated in this report. Responsible ownership and competent property management are assumed unless otherwise stated in this report. The information fumished by others is believed to be reliable.However,no warranty is given for its accuracy. All engineering is assumed to be correct.Any plot plans and illustrative material in this report are included only to assist the reader in visualizing the property. It is assumed that there are no hidden or unapparent conditions ofthe property,subsoil,or structures that render it more or less valuable.No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them. It is assumed that there is full compliance with all applicable federal,state,and local environmental regulations and laws unless otherwise stated in this report. It is assumed that all applicable zoning and use regulations and restrictions have been complied with,unless a nonconformity has been stated,defined,and considered in this appraisal report. R.F.HAGEARTY &ASSOCIATES,INC 29 ASSUMPTIONS AND LIMITING CONDITIONS 10.It is assumed that all requirad licenses,certificates of occupancy or other legislative or administrative authority from any local,state,or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are based. ll.Any sketch in this report may Show approximate dimensions and is included to assist the reader in visualizing the property.Maps and exhibits found in this report are provided for reader reference purposes only.No guarantee as to accuracy is expressed or implied unless otherwise stated in this report.No survey has been made for the purpose of this report. l2.It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless otherwise stated in this report. l3.The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comment by the appraiser that might suggest the possibility of the presenceofsuchsubstancesshouldnotbetakenasconfirmationofthepresenceof hazardous waste and/or toxic materials.Such determination would require investigation of a qualified expert in the field of environmental assessment.The presence of substances such as asbestos,urea-formaldehyde foam insulation or other potentially hazardous materials may affect the value of the property.The appraiser’s value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value unless otherwise stated in this report.No responsibility is assumed for any environmental conditions,or for any expertise or engineering knowledge required to discover them.The appraiser’s descriptions and resulting comments are the result of the routine observations made during the appraisal process. l4.Unless otherwise stated in this report,the subject property is appraised without a specific compliance survey having been conducted to determine if the property is or is not in conformance with the requirements ofthe Americans with Disabilities Act.The presence of architectural and communications barriers that are structural in nature that would restrict access by disabled individuals may adversely affect the property’s value,marketability,or utility. 15.Any proposed improvements are assumed to be completed in a good workmanlike manner in accordance with the submitted plans and specifications. R.F.HAGEARTY &ASSOCIATES,INC 30 ASSUMPTIONS AND LIMITING CONDITIONS 16.The distribution,if any,of the total valuatiOn in this report between land and improvements applies only under the stated program of utilization.The separate allocations for land and buildings must not be used in conjunction With any other appraisal and are invalid if so used. l7.Possession of this report,or a copy thereof,does not carry with it the right of publication.It may not be used for any purpose by any person other than the partytowhomitisaddressedwithoutthewrittenconsentoftheappraiser,and in any event,only with proper written qualification and only in its entirety. l8.Neither all nor any part of the contents of this report (especially any conclusions as to value,the identity of the appraiser,or the firm with which the appraiser is connected)shall be disseminated to the public through advertising,publicrelations,news sales,or other media without prior written consent and approval of the appraiser. l9.This appraiser,by reason of this report,is not to give testimony or be in attendance in any court or before any governmental body with reference to the property in question unless arrangements have been made previously. R.F.HAGEARTY &ASSOCIATES,INC 31 QUALIFICATIONS OF THE APPRAISER Sean T.Hagearty,MAI CT Certifled General Appraiser Certiflcation No.RCG 262 EDUCATION Fairfleld University Sch001 0f Business,Bachelor of Science in Finance May 1987 WORK EXPERIENCE R.F.Hagearty &Associates,Inc.-Vice President and Appraiser September,1989 -Present Responsibilities include soliciting fee appraisal and consulting assignments,general offlce management,supervision of staff appraisers,in-house review of appraisals completed by the office and performing appraisal and consulting assignments. Appraisal assignments completed in the past thirty years encompass a wide variety of commercial,industrial,residential and special use properties. APPRAISAL EDUCATION Successfully Completed: AIREA Course 1A1:Real Estate Appraisal Principles AIREA Course 1A2:Basic Valuation Procedures AIREA Course IBA:Cap.Theory and Techniques -Part A Al Course 1BB:Cap.Theory and Techniques -Part B AI Course SPP A &B:Standards of Professional Appraisal Practice Parts A &B Al Course 540:Report Writing &Valuation Analysis Al Course 550:Advanced Applications Various Seminars Offered by the Appraisal Institute PROFESSIONAL MEMBERSHIPS AND AFFILIATIONS MAI Member,The Appraisal Institute (MAI Number 11908) President,CT Appraisal Education Foundation Adjunct Faculty,University of Connecticut,School of Business Past President,CT Chapter of Appraisal Institute Former Chairman,Education Committee of CT Chapter of Appraisal Institute Former Chairman,Scholarship Committee of CT Chapter of Appraisal Institute Commissioner,State of Connecticut Real Estate Appraisal Commission Member,Real Estate Finance Association (REFA)Member,Connecticut Association of Assessing Officers Instructor For Appraisal Institute and UCONN /REFA Certificate In Real Estate Program Qualified As Expert Witness in Various Connecticut Judicial Districts Lectured On Real Estate and Appraisal Issues Before Various Groups R.F.HAGEARTY &ASSOCIATES,INC 32 PARTIAL LIST OF CLIENTS SERVED Banking and Lending American National Life Insuranca C0. Bank of America Berkshire Bank Citizen’s Bank Citizens National Bank Connecticut Bank &Trust Company Dime Bank Farmington Bank IDS Life Insurance Company Liberty Bank Litchfleld Bancorp New England Bank Municipalities Town of Cromwell Town of East Haddam Town of East Hartford Town ofEllington Town ofEnfleld Town of Farmington Town of Glastonbury Town of Killingly Town of Manchester Town of Middlefield Law Firms Peter Jay Alter,LLC Berman &Sable Berman,Bourns Aaron &Dembo Bingham McCutchen Bershtein,Volpe &McKeon PC Brady Willard &Alexander Brown Rudnick LLP Byrne &Storm P.C. Cummings &Lockwood LLC Diana Conti &Tunila,LLP Ford &Paulekas,LLP Governmental Agencies and Other State &National Agencies State of Connecticut Department of Transportation State of Connecticut Department of Environmental Protection State of Connecticut Department of Agriculture The Connecticut Development Authority Connecticut Housing Finance Authority People’s United Bank Putnam Bank Rockville Bank Savings Institute Bank &Trust Security Life of Denver Simsbury Bank &Trust Sovereign Bank United Bank Webster Bank Wells Fargo Windsor Federal Savings &Loan Town of Middlebury City ofMiddletown City of New London Town of Newington Town of Rocky Hill Town of Suffield Town of Vernon Town of West Hartford Town of Windsor Town of Windsor Locks Halloran &Sage,LLP Jacobs,Walker,Rice &Barry P.C. Kahan,Kerensky &Capossela,LLP LaBelle,LaB elle &Naab Murtha Cullina,LLP O’Connell,Flahelty &Attmore Penny,Botticello,O’Brien,P.C. Rogin,Nassau LLC Sabia &Hartley Shipman &Goodwin,LLP Zito &Clark,LLP Federal Department of Housing &Urban Development Connecticut Housing Investment Fund Federal Deposit Insurance Corporation Several Connecticut Judicial Districts R.F.HAGEARTY &ASSOCIATES,INC 33 ADDENDA Subject Photographs Subject LGCation Map Subject GIS Map Subject Aerial Map Copy of The Assessor’s Card Copy of the Deed Comparable Land Sale Proflles SUBJECT PHOTOGRAPHS Barber Hill Road looking north Barber Hill Road looking south SUBJECT PHOTOGRAPHS Barber Hill Road frontage View looking north Barber Hill Road frontage looking south SUBJECT PHOTOGRAPHS Existing cul—de—sac for Vintage Lane Street scene Vintage Lane . SUBJECT PHOTOGRAPHS Interior vi6w Interior View SUBJECT LOCATION MAP Ellmglon Rldge $Comm Club 503 Barth?!HIH Rfmd €30 gie }HA ck“HHJ‘‘‘. ul, SUI kla'br'r !UH Rom] Soul‘n Wmdgur Smw wddhfe Area Dzm Pym:Q 60 gle PudHn SITE SURVEY SUBJECT GIS MAP SUBJECT AERIAL MAP TXA SSAESSOR’S CARD Property Vision Lucmiun:503 BARBER HILL ROAD MAP ID:149I5/J/Bldg IN rune:Mate Use:111 1D:3205 Accounl #07800503 Bldg ff:J ofl Sec "l of I Card 1 of 1 Prim DaLe:U910512019 15:41 ..s mhlwrm‘ww 6132 (JLIJRIM THER ESA Dexcrtpnon Code Apyramed l-alue 655 NEVERS ROAD SOUTH WINDSOR,CT 06U74AdditinnMOwnL-rs: FARM LAND 6-1 204‘300 [6‘020 SOUTH WINDSOR,CY ‘M.‘HEEE‘EMENTA .4.Ohcr .0003-69SurvcyMapi}2012 lntAsm![7220ZnuingRRNhhd411A Census'l‘rant 487iGISll):07?“!05 WetlandsBSM'Y:490 Sin 12.30SFLA0LotSizcl2.3 ASSOC PlDIf E lE¥'Twat 204,300 16,020;RE€0KD;§0_~EDRIM I‘IIERESA WERSHIP-amww HIM/[9935: "I MyzaawmmmWMSMe V U l I)l '11‘0 00 Yr.Code Amemed}afue Yr;‘Coda lla'sesca'e;l"ll’;!lm;Yr.Curly Assesmclf/al‘ue 16,020GEDRIMGEORGE02/14/1940 Q 1018 6-1 16,02020”6-l [6,02020i7 G—I Tulaf:£6,020}Tami:[6,020 'l‘ufuf.’[6,020THE§5§SSE$§MEMF ‘This signatura arrkrmwh’dges a visit by (I Dam Collector 0r Asxeswar Numbw 011.0141 Appraised Bldg Vaiuc (Card) Appraiscd XF (B)Vaiuc (Bldg) Appraised OB (L)Valuc (Bldg) Appraised Land Valur:(Bldg) Special Land Valuc Tutu]AppraiScd Parcel Value Valuation Melhod: Adjustment: 0 0‘ 0 0 204,300 NBIID/SUB GOOIM Srwe:Index Name Tracing Balch lll 204,300 C 0 her Iotal Appraised Pamel Value 204,300 mm00V 0 - Perm“ID IsmL Dm‘e TVLbL‘Amman!Im'u.D010 %‘Cmru J;IIIEHIX Dale 'J’ypa IS ID Cd:MHfurzmye/R,.,ul1__ lll l l l ”E4EHIA‘W’0AESEGTIOA Bll UJe we Zane D From Depth Unim‘um IF‘ué‘ar' 1.08251,0000 15,4 l l .me[misc r lFaicL'Orc :97:Idx Ad).Suucmz’Prlcmg b 4d]Ill)Um!I’nw Imrd Value 117,80080,500 CM"Dewrjplm”Price [ValesA ALI)i Sher {law Vmc (uIL r51“ .801.00lI7H7H490'l'illablc B490TillahIcB RRRR 0.9111,33 ACAC 155.640.008000.00 0000:00 490 08604901860 l l VAC 80a00.9500 X 03:500. l 1001:00 l 204,300lamLardLand0011;?)12.30)Ac‘Parcel Tom Luna Arcaalzj Ac _.....Total Land Vulun: DEED SECONu PIECE:Eaunéad Nani:on ltnd uav or fcmctly at Honxy Ahbo; East an I highwsy;snuch an um!now o:Eumérly of Jahn Prudln;and Ha; on land now or foxmrly of Henry Abbi;utd concunlng Cwalvc (12)acres of Land;non at Lug. hing ch:same pumiua lcquiud by the Stu.of Connucucuc by certuiut:ui Farcélaaun dnud Jun;22nd.I939,”card-d in Sauch Hinhar Land Racotda 1n Valume 31a,A:put $20.and 51w Ming chu awe puulus conveycd to Gears;Gcdrim hy the Sun cf Connecucu:by Quit Claim Daed dukd Fe’hruaty 6.195G and racordtd in the Sauth Hindsur Lind Rucordu in Valuuc 30,yngc 7D to vhich ntonnca my b. had; n For n mute Imrlimlnr dcacrinlson.Iu-Icn‘nu-:lymlr)\m nuulu tn lllc round);nl’said pwhuc court 1N TESTIMIWY “HEREDF.l hau-hvrvuum <02 my hnml nml atfixu!mu seai nf lhix mun on this 17th mayor October .19 95 4 I.....a.zmab‘ma FOR‘IOWN CLERK‘S USE ONLY FOR COURT USE ON LY Original m: “EEE'V‘F’a R RECORD‘was '‘go n Dau&nt:Mm .W CERTlFICATm$mmWNu£PC-zsn DAT E In hl (Ir DISTRIBUTION Volume:864 Page:258 File Number:004901 Seq:1 g. 1 of 1 vuL 864v PAGE 258 - CERTIFICATEOF'STATE DPCONNEG‘TICUT HFK'HRIIHD: DEVISE.DESCENT ORDISI'RIBUTION COURTOFFIOMTEumREV.um (PRC-55)IFik rrmf’wntx will.rmm rlerk mhm m1]ympmy ix uimatni.l (104901 COURTGFF‘ROGATE Dim“EAST HINDSOR mmxc-ruu.047 ESTATEOI"DATE OF DEATH4-19—95GEORGEGEDRIM .Mmmod‘ THIS (‘ER’I‘IFIES that m upwan frnm [he runmlsuhhis mun .xuid Iln--luiirduu ‘hv ‘Iulv nlmu‘\vrillrn and his mum: [(:irrmnm-,,‘l‘hn- hu hwu duh wukd Inxima‘w"mix/um.ur’dim-ihm. in Um:cuurt:and 1hr (nlhm‘g . n-inn-4.1mid”w:.,v-n.',...;.yrr.-,-,:.r‘.v.u‘l1;,v..].u.‘-!y.n‘r[malmut,,-;.;r.I.-y.-.’i,:uzmd“rum-m-is «hm.d ur :‘u um or dn-hlrd w dwcmdqu: ".rmrlmui‘w.t....~;§..4 'm:Thcrnnu Cedrim of 655 Nwera Rand.South Vinduor.$06M“ Two cartun puc‘s or paw-X:o!land nitu‘td in 2h.Tavn OE Sauch Hindnoz.County o:untulord.Stan of Connucclwt bound-d nudCounty describad fullw:vii:describad In :o vii: FtRsT PIEtE:Houndtd Hatch on the 'Imm lint bctwnn South Hindlat Ina ‘ En:Hlnduor snd 1nd.now ax tormriy 01 Guoru dune and Jahn hdd. pnrtly on uch:But on n highny;South on llndl nu!or tomtrly of Hunt:Donn and “In:S.Skinnu,purtly on ouch;and Hut an a Highway.and cantnining ahcu;6S leg-a of land. SALE #1 Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Proposed Development: Price Per Acre: Other Unit Prices: Verification: Ellington Road and Long Hill Road South Windsor,CT Saint Junipero Serra Parish Corporation Town of South Windsor Volume 2706,Page 158 June 7,20]9 $350,000 None recorded 6.80 i acres RR 220 feet —Ellington Road,350 feet *Long Hill Road Full available Rolling topography;moderately wooded Bought by town for future school expansion,could support up to 4 building lots based on zoning $5 1,47 l/acre $87,500 per potential building lot We appraised property as part of sale negotiations SALE #2 Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Proposed Development: Price Per Acre: Other Unit Prices: Verification: Graham Road and Nevers Road South Windsor,CT St.Margaret Roman Catholic Church Tolland Land,L.P. Volume 2602,Page 225-228 August 10,2017 $2,025,000 None recorded 46.80 :h acres A—20 Ample,plus access from existing subdivision Full utilities available Mostly level;irregular;open land Buyer obtained approvals for a 45—lot subdivision priortosale $43,629/acre $45,000 per lot Area brokers,MLS data SALE #3 q L 1 97 V V ‘l I. 059.008.0000 ? Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Proposed Development: Price Per Acre: Other Unit Prices: Verification: Volume 497,Page 254 November 19,2018 $1 95,500 People’s United Bank,$400,000 at market 6.25 i acres RAR 444 feet Full available Mostly level;moderately wooded;minor wetlands Wooded land;site has sufficient frontage to support up to 3 to 4 lots under zoning using frontage $3 1 ,280/acre $65,167 per potential lot MLS data,area broker \ & w at‘k‘i‘i 1 059-0Q1-0001 ‘ 191 .[ii-g 191 Abbott Road Ellington,CT Marie Wolfersdorf Christopher Weitz SALE #4 Ql4l00")000Drrm;Q{A [I upmmgwnw :‘xuaaEK-n«H Luann KC; 1-H uoz-cmm J H1 603 onou§w 3 m k‘i-ni’ v :40431;§ooou .”ii-‘ Elm.$71.3]ouoa momma uHmLuuuo1-”: 120 ‘72::cm):H,h Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Proposed Development: Price Per Acre: Other Unit Prices: Verification: Assessor’s Map 121,Lot 3 Hoffman Road Ellington,CT Pat Holmquist Curt Luginbuhl Volume 496,Page 135 September 24,2O 18 $1 95,000 None recorded 14.45 i acres RAR 301 feet on Hoffman Road,136 feet on Cherrywood Drive Full available Rolling,some wetlands,mix of wooded and open Lightly wooded land;site has sufficient frontage to support up to 3 lots under zoning using frontage $13,495/acre $65,000 per potential lot MLS data,area broker SALE #5 Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Proposed Development: Price Per Acre: Other Unit Prices: Verification: 524 Bell Street Glastonbury,CT Todd—Lee Farms,LLC Dependable Construction,LLC Volume 3553,Page 31 May 2,201 9 $1,100,000 None recorded 37.50 i acres RR 1,000 feet split into about 500 feet each Well and septic required Gently rolling,10%wetlands,mix of wooded and open Proposed for development with a 29-1ot subdivision based on buyer’s engineering work prior to acquisition $293 l7/acre $37,931 per potential lot MLS data,area broker SALE #6 Address: Grantor: Grantee: Reference: Sale Date: Sales Price: Financing: Site Size: Zoning: Frontage: Utilities: Other: Price Per Acre: Other Unit Prices: Verification: 426 Wetherell Street Manchester,CT Stanley Swetzes Kenneth Boynton Volume 4520,Page 93 April 30,2018 $549,900 None recorded 28.02 i acres RR 195 feet on Wetherell Street plus from up to three existing cul-de-sacs Full available Gently rolling,minimal wetlands,mix of wooded and open Bought by developer to extend subdivision from abutting land $19.625/acre N/A Proposed Development: MLS data,area broker 1540 SULLIVAN AVENUE o SOUTH WINDSOR,CT 06074 TELEPHONE (860)644—2511 November 25,2020 UW Vintage Lane II,LLC C/O Design Professionals,Inc. Benjalnin Wheeler 21 Jeffrey Drive South Windsor,CT 06074 Dear Mr.Wheeler: RE:Appl.20—56P,UW Vintage Lane II Special Exception Subdivision Please be advised that the Public Hearing of the Planning 85 Zoning Commission intheabovereferencedmatterhasbeenscheduledforTuesday,December 8,2020 at7:00 p.rn. This meeting Will be held online via a WebeX Conference call.Someone must call intorepresenttheapplication.Call in information will be available when theapplicationforthismeetingispostedandwillbesenttoyou. Two 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 Barber Hill Road and Vintage Lane by Friday,November 27,2020. Signs can be picked up at the main entrance of Town Hall,1540 Sullivan Avenue,inthelargegreyplasticdropoffbinnexttothemainentrance.Please call (860)644—2511 Ext 329 if you have any questions,Monday —Friday,8:00 a.m.—4:30 p.m. Sincerely, Lauren Zarambo Planning Department Secretary To: From: Date: Re: MEMORANDUM Michele Lipe,Director of Plannning Jeff Doolittle,P.E.,Town Engineer November 30,2020 App 20-56P —Vintage Hills II SD i have U‘. 11 reviewed the above Subdivision and have the following comments .The subdivision plan needs to show the geometry of the proposed ROWextensionincludingtheareaofthenewcul—de—sac.The grading and utility plan needs to show dimensions of the proposed roadextensionandcul-de-sac pavement..Show the existing road curb lines and sidewalk where the new pavement andsidewalksareproposedtoconnect. Add a label to the proposed 4 foot wide concrete sidewalks that will be all thewayaroundthenewroadextensionandcul—de-sac.Existing drainage outlet at end of existing cul-de-sac?Proposed driveway for lot 1 appears to be flat.Additional spot grades need to beaddedtothisdriveway. 7.i suggest the house on lot 1 be lowered a couple feet.8.Show the proposed elevation ofthe driveways for lots 1,2,and 3 at the back ofsidewalk. 9.Label the foundation drains from all houses.10.The proposed extension of Vintage Lane including the cul-de-sac is steeper than previously approved.This road extension and cul—de—sac should be revised tohavealowerslopebyraisingtheendoftheroadand/or cul—de-sac.The butter grades in the cul—de-sac should be reduced.The grading at the end of the cul—de-sac will be difficult to construct and needs more information on the plans.Where is the low point in the center of the cul—de-sac and what is the elevationthere?Show this on the profile.l also suggest a vertical curve be included in thetransitionfromtheroadextensiontothenewcul—de-sac and at the end of thenewcul-de~sac.The two catch basins could be moved to ease the grading..The rip rap energy dissipator outlet from the stormwater depression behind lots 1and2appearstoendatcontour291whichistoohigh.The rip rap energydissipatorneedstobeextendedabout20feettowheretheexistinggroundcontoursareelevation289orlower.Additional clearing will be needed also.12.Lots 4,5 and 6 appear to be the same layout and grading as was previouslyapprovedsoiamokwiththoselots. Please call me if you wish to discuss these comments. P.O.BOX l 167 21 JEFFREY DRIVE SOUTH WINDSOR,CI'06074 PHONE:860.291.8755 - sSIonaIsI www.designprofessionalsinc.com FAX:860.291.8757 CIVIL &TRAFFIC ENGINEERS /LAND SURVEYORS l PLANNERS l LANDSCAPE ARCHITECTS 5ervmg Carmcctlcut.Ma55z£husett5,¢Ehade Island I December 4,2020 Jeffrey Doolittle,Town Engineer Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 Re:Response to Review Comments Dated:November 30,2020 App 20-56P Vintage Hills II Subdivision—503 Barber Hill Road Dear Mr.Doolittle: We offer the following responses to your review comments dated November 30,2020. Electronic copies of the plan changes have been submitted for your review.If you are in agreement with the responses,changes will be incorporated into the final plans if the PZC approves the application.For ease of your review,your initial comments are in italics,followed by our response in bold. 1,The subdivision plan needs t0 Show [he geometry oflhe propmed ROW extension including the area ofthe new cul-de-sac,The previous plan showed a detail for the cul—de-sac geometry.The detail has been removed and the information has been added t0 the main subdivision plan view for clarity. .The grading and utility plan needs to Show dimensions 0fthe proposed road extension and eul—de-sac pavement.Dimensions have been added to the plans. 3:Show the existing road curb lines and sidewalk where the new pavement and sidewalks are proposed to conned.This information has been added to the plans. fl.Add a label to the proposed 4foot wide concrete sidewalks that will be all the way around the new road extension and eul—de—sac.Labels have been added to the plans. ‘5//Existing drainage outlet at end ofexisting eul—de-sae?The catch basins at the end of the existing cul-de-sac drain to the south along the western edge 0f Vintage Lane as depicted on the plan,eventually reaching the detention basin for Vintage Hills l. yo J’roposed drivewayfor lot I appears to beflat.Additional spot grades need to be added to this driveway.Grading has been revised for Lot 1 driveway. Ly..., G Jabs 4280 .Conespondenee Town oi South windscmem‘Pzc Applieanon Commems 2020-12-04 Response m Town Engineer revtew zommEnlS.d0CX eoouecuoe.c-s-n-ono-o-ooooeooco-oenooeoouc-.oono~noo.oonuu-nu-nenuocn.cu.uo-u-oeoocoon-n-.no.n.on-..nunun-o- '7.[suggest the house on lat 1 be lowereda couplefeet,As currently graded,the house on Lot 1 has the option ofhaving a walk-out basement and has not changed.The A i/grading may be revised at the time of plot plan submittal ifa walk-out basement is not desired by the eventual owner. 8 /Sh0w [he proposed elevation oft/7e drivewaysfor [01‘s 1,2,and 3 at lhe back ofsidewulk. Spot elevations at the back of sidewalk have been added for each of the lots. /9/Label thefazmdalion drainsyiom all houses.Labels have been added. ,JO.The proposed extension of Vintage Lane including the cul—cle—sac is steeper than[K/pfeviously approved.This road extension and cul-de—sac should be revised lo have a lower slope by raising the end oflhe road and/or cul—de—sac.The butter grades in the cul- de—sac should be reduced.The grading at the end ofthe cul—de-sac will be difficult to construct and needs more information on the plans.Where is the low point in the center ofthe cul-de-sac and what is the elevation there?Show this on the profile 1 also suggest a vertical curve he included in the transitionfrom the road extension to the new cul—de— sac and at the end ofthe new cul-de—sac.The two catch basins could he moved to ease the grading. o We believe the road and cul—de-sac are appropriately designed for the shorter road length and given the road will no longer be extended to serve the property to the north.Raising the proposed cul-de-sac would result in a taller embankment adjacent to the western edge of the sidewalk around the cul-de-sac.The centerline grades of the proposed cul—de-sac are similar to the existing cul-de-sac at the end of Vintage Lane.§M>KZuAsdesigned,the gutter grades of the cul-de-sac conform with the Public Roadways Design Standards of the Town of South Windsor Public Improvement Specifications.ti e M ><s O Additional information for the cul-de-sac grading has been added to the plans.We believe the cul-de-sac is constructable as designed by maintaining a ridge line along the centerlinc to the end of the cul—de-sac,grade breaks leading from the center of the cul-de-sac to each of the catch basins,and maintaining a consistent slope from the centerline to the sides of the cul-de- sac. 7 Additional spot grades have been added to the plan and noted in the road profile. We believe a vertical curve at the end of the existing cul-de-sac is unnecessary.The Public Roadways Design Standards of the Town of South Windsor Public Improvement Specifications do not require vertical curves when the algebraic difference in tangent grades is 3%or less.The end of the existing cul-dc-sac has a centerline grade of approximately -3.33%.The adjacent proposed grade is -6.00%.Therefore,a vertical curve is not‘1 necessary.Furthermore,adding a vertical curve would require disturbing more of the existing road.The current plan minimizes the amount o fT G .Jubs 4280.Covrespondence .Town ofSOuth Wmdsoi Sent F’ZC Applltatton Comments‘JOZOJ ZvO-l Response lo Town Englneer review cl // / disturbance for the abutting properties which have driveways connecting t0 the road in this location. Jr].The rip rap energy dissipator outlelji‘om the stormwater depression behind [013 I and 2 appears 10 end at contour 29]which is 100 highs The rip rap energy dissipator needs to be ex1ended about 20feel 10 where the existing ground contours are elevafion 289 or lower.Additional Clearing will be needed also.The rip-rap energy dissipator has been extended and the clearing limits revised. 12.Lots 4,5 and 6 appear to be the same layout and grading as was previously approved so 1 am ok with those lots.Noted. We would welcome the opportunity to discuss these items with you before the hearing Sincerely, DESIGN PROFESSIONALS.INC. nova/loBenjaminP.Wheeler,PLA Director of Operations r estgnrofessionalsGJobs4280‘Correspondence ‘Town oi South Windsor Senr'PZC Application Comments ‘2020-l2e04 Response to Town Engineer levtew (t 12/8/2020 UW Vintage Lane II, LLC https://goms.southwindsor-ct.gov/owa/?ae=Item&t=IPM.Note&id=RgAAAADntALs8e%2fXSpiMKgLmgMHyBwB%2fPMTj%2f%2fBOT5%2biTDpSOQE…1/1 UW Vintage Lane II, LLC Ken Sek [kensek@cox.net] Sent:Tuesday, December 08, 2020 4:01 PM To:PlanningZoningComments Dear Planning & Zoning Commission Members, In tonight’s meeng you will be asked to consider a request for a six lot subdivision along Barber Hill Road. While I have no problem with this request I would ask your commission to consider including the need for sidewalks along the frontage of these properes. While it is difficult years later to go back and put in sidewalks it is relavely easy to include these sidewalks when a subdivision is first considered. Sidewalks are a convenience that help the residents of a subdivision meet their neighbors, and as today’s papers point out can help eliminate a danger that many local towns face. Please consider requiring sidewalks in this applicaon. Thank you, Kenneth Sek 285 Griffin Road S. Windsor, CT Appl 20—56P Vintage Hills II Subdivision/Special Exception 12/8/20 .Request for a six (6)lot subdivision of 12.4 acres,including a Spocial Exception to Section 3.2.2 for one interior lot,on property known as 503 Barber Hill Road,located northerly of Vintage Lane and westerly side of Barber Hill Road,RR zone.Property size is 12.5 acres. .This subdivision involves the extension of Vintage Lane to the property to the north to create three lots at the end of the cul de sac.In March of 201 9,the PZC granted a subdivision waiver request allowing the extension of the temporary cul de sac.The PZC originally approved a subdivision plan with four lots at the end of the cul de sac;this plan proposes three lots on a permanent cul de sac. .The property is currently an open farm fields with tree lines property boundaries.The plans show the limits of clearing on the plans.There are several large trees that are proposed to be preserved in both the town ROW and on the lots. .Several of the proposed lots are in excess of 2+acres and the two frontage lots along Barber Hill Road are 1.3 and 1.6 respectively.The lots appear to meet all other zoning requirements. .The requirements for the interior lot in the RR zone include 80,000 sf minimum lot size and 262.5 feet minimum lot width.This lot is Wac.with a frontage line parallel to the street of3495feet. .The criteria for approval of interior lots include: a.the subject area’s boundary configurations,topography,soils or other natural resource characteristics; proximity to neighboring properties and dwelling units; restriction of existing views; proposed buffering/screening; potential drainage,traffic &environmental impacts driveway locations,slopes &sight lines utility service capabilities property value impacts;and 1 future land use alternatives. Interior lot will and the lot to the south will share a common driveway.This is a requirement of the subdivision regulations (B.4.a)when subdividing on a collector street. The driveway proposed is a shared driveway and is designed 18 feet wide up to the firsi’ driveway and reduces to 12 feet wide.The interior lot has been designed with a turnaround the ability to tum-around to satisfy the fire department’s requirement. .The setback for the interior lot has been increased to 75 feet and landscaping screening has been shown between the two lots. ‘Frmogpwo' 9.The plan shows two new driveway onto Barber Hill Road.Sidewalks are shown on both sides of the extension of Vintage Lane.Street trees are shown on both sides of the new streets.The applicant is proposing Little Leaf Linden trees.The town’s tree plantingspecificationshallbeaddedtotheplansandusedforinstallationofthestreettrees. 10.This subdivision is subject to an open space requirement.The applicant is proposing a fee in lieu of open space.In accordance with Section 5.C.l.c of the subdivision regulations,the feewill be ten percent of the fair market value of the property prior to subdivision approval. This fee is payable on a per-lot basis,at the time of initial conveyance of each lot.The applicant must provide,with the Commission’s agreement,an appraiser to determine the fair market value. 11.The site will be serviced by public water and septic systems.The health department review and approval will be required at the time of the building permits for the individual lots. 12.There are regulated wetlands northwesterly of the project that will receive some of the drainage over land.The applicant has received IWA/CC approval on 11/l 8/20 with the following conditions: i)A bond of $25,000 for establishment and maintenance of erosion controls;and a bond of $20,000forinstallationofstormwaterstructuresshallbepostedpriortoconstruction.ii)The soil disturbances should be limited to only that area necessary to construct the house andsepticsystemonthesite. l3.We note that a “representative”house footprint is shown.If this application is approved, when an actual house plan is submitted,it is especially critical for elements,including landscaping,to remain as shown on this application.The applicant and any purchasers need to understand that any modifications other than very minor ones would need to return to the Commission for approval If this application is approved,there are no Planning Dept.requested modifications. .M_._¢._._r_._.,a— é/t;idbuwvdv)/%’/ h‘l (ll/4A wvm my LW i //£L1 R’L’ 1 WW“r19 a J’W L's‘t’k/‘Xilv?l v "'dJ I f .WlmvUw-i til/W)lbabvtw W’W MWK / l / P.O. BOX 1167 21 JEFFREY DRIVE SOUTH WINDSOR, CT 06074 PHONE: 860.291.8755 FAX: 860.291.8757 www.designprofessionalsinc.com CIVIL & TRAFFIC ENGINEERS / LAND SURVEYORS / PLANNERS / LANDSCAPE ARCHITECTS Serving Connecticut, Massachusetts, & Rhode Island January 14, 2021 Town of South Windsor Planning & Zoning Commission 1540 Sullivan Avenue South Windsor CT 06074 Re: Appl. 20-56P, Vintage Hill II Subdivision, 503 Barber Hill Road Dear Commissioners: On behalf of our client, UW Vintage Lane II LLC, we hereby request two consecutive 90-day extensions for filing subdivision plans for the above-referenced subdivision in the Town Clerk’s office. Thank you for your consideration. Sincerely, DESIGN PROFESSIONALS, INC. Benjamin P. Wheeler, PLA Director of Operations P.O.BOX 1 l 67 2]JEFFREY DRIVE .SOUTH WINDSOR,CI‘06074 PHONE:860.291 .8755 I FAX:860.291 .8757 www.designprofessionalsinc.com CIVIL&TRAFFIC ENGINEERS I LAND SURVEYORS l PLANNERS l LANDSCAPEARCHITECTS sen/mg Connect/cut,Massachusetts,t Rhoda /5/znd x January 14,2021 Town of South Windsor Planning &Zoning Commission 1540 Sullivan Avenue South Windsor CT 06074 Re:Appl.20-56P,Vintage Hill II Subdivision,503 Barber Hill Road Dear Commissioners: On behalf of our client,UW Vintage Lane ll LLC,we hereby request two consecutive 90-dayextensionsforfilingsubdivisionplansfortheabove-referenced subdivision in the Town Clerk’sofficeThankyouforyourconsideration. Sincerely, DESIGN PROFESSIONALS}INC. Benjamin P.Wheeler,PLA Director of Operations ouou.ou-.u-u.-.-.u.--.uoucc.ouo.u‘uuo-ooc--uucuo-cn.uuoueuu-....-~uu..n-:uoou..-.-n-nueno-.co.-suu'vu....-. 1540 SULLIVAN AVENUE o SOUTH WINDSOR,CT 06074 TELEPHONE (860)644-25l1 February 1,2021 UW Vintage Lane II,LLC C/O Design Professionals,Inc. Benjamin Wheeler P.O.Box 1 167 South Windsor,CT 06074 Deal Mr.Wheeler: Re:Appl.20-56P,UW Vintage Lane II Subdivision,534 Barber Hill Road We are pleased to advise you that the Flaming &Zoning Commission voted on January 26) 2021 to grant two 90 day extensions for filing subdivision plans for the above-referenced subdivision in the Town Clerk’s office.The original tiling deadline was May 1,2021 and the new filing deadline is October 28,2021i Sincerely, z %[WV gwt/VW {w 1 Ban Pacekonis,Chairman PLANNING &ZONING COMMISSION BP/llz u-u..--..uu.-.---uo--....n-.unuuuuuunuu-un.ouuu-noooou.non-..on...n-oo.-..--u-ocoo-.u.un.noo-u-uno.n-.nn P.0.BOX 1 1 67 2'l JEFFREY DRIVE SOUTH WINDSOR,Cr 06074 PHONE:860.291 .8755 I I onals FAX:860.291 .8757 www.designprofess|onalsint.com cIVIL &TRAFFIC ENGINEERS I LAND SURVEYORS l PLANNERS I LANDSCAPE ARCHITECTS Sen/mg Canngcncut,Massachus:tts,t Rhoda 15mm February 02,2021 Jeffrey Doolittle,Town Engineer Town of South Windsor 1540 Sullivan Avenue South Windsor CT 06074 Re:Supplemental Drainage Statement Removal ofCB—2 from Cul»De-Sac App 20—56?Vintage Hills ll Subdivision—503 Barber Hill Road Please accept this statement as a supplement to the Storm Sewer Collection System section of the report titled “Stormwater Management Report ~Vintage Hills II Subdivision ~Barber/lill Road ~South Windsor,CT”dated l l/02/2020.For more information,please refer to plansentitled,“Vintage Hills II ~Subdivision Plan ~South Windsor,CT”prepared by Design Professionals,Inc.,and dated November 2,2020,as amended. DPI would like to utilize a single Type II double catchbasin (CB-l)to collect stonnwater runoff from the new cul—de—sac instead of two as originally proposed.Grading within the cul-de—sac was revised to remove the crown and convey all runoff toward CB-l as suggested.After relocating CB-2 toward the beginning of the cul—de—sae,evaluation of the resulting condition at CB>2 indicated that its associated catchment area would be negligible.The catchment area for the new CB-Z location is shown on the Drainage Map Altemate Sketch included as an attachment to this statement for your reference. Because of the limited catchment area for the new proposed location of CB—2,we conducted a storm sewer analysis for the lO-yr storm condition assuming CB—2 were not installed,resulting in a gutter spread of 1 1.50’at CB—l.The limit for a spread of 11.50‘is shown on the Drainage Map Alternate Sketch.The sketch shows that the expected 11.50‘of spread at CB—l is offset from the main travel way and will not encroach into the driveways of the adjacent lots.We also analyzed gutter spread if CB—2 were installed in the new location.Since the new catchment area for CB—Z is so small,the result of installing CB—2 would not result in a reduction of the gutterspreadatCB-l.Therefore,we are proposing one double—Type Il catch basin to be installed with the extension of this cul-de-sac.Feel free to contact me with any questions. Sincerely, Daniel H.Jameson,P.E. Project Manager (iA;ubmzisimangingcnngmmmwmcmzm .suppicmcnmi snumcm um Attachment A Drainage Map Alternate Sketch C.\jchs\428mEngineering\5lormwa!er\4280 -Supplememal Slawment .docx ‘ Suggested 11.50'spread Option w/one CB ' \-/,\\<\$0 \‘\N/ “3‘9 <\\<11j3\ \\;{g:;\\ DPISKETCH DRAINGE MAP ALTERNATE SCALE1"=40' 02—02-2021M “15;;*V I , ‘Original CB-2-Location \A \ \7 //J \ /a \\o¢'o \\\ \ 'vi .V]g A 2:‘O u / / \ \/ / ?\_. ”q 5;x ‘z Woods CB1 0.11 acres — ‘ v, i379 7 &C B'2(NeWLocat'°nH ’.Gross 0.47 acresimpervious0.38 acresTotai=0.96 acresc=o.47TC=8 mm.. " /CB-2 ’w’“/ lkax 77 A wig””in --« __- CATCHMENT BOUNDARY \ ’w 7 ‘ K ”in ('0 I“I l_i IfzigI''i .m i k5.1 - I '»i .J i t,. i.‘'‘I; I"In‘I, :'7'' :' Ii i i 'i: , k. i\\. \ . " l:‘vl Attachment B Storm Sewer Results G:\jobs\4280\Engineerlng\Smrmwater\4230 -Supplemental Slatemen!‘docx Storm Sewer Tabulation Page C Storm Sawers v2020,00 Station Len (ft) Drng Area Rnoff coeff (C) Areaxc Tc Rain (l) (inlhr) Total flow (cfS) Cap full (cfS) Val (fl/5) Pipe Invert Elev HGL Elev GmdIRIm Elev LinelD Lina To Lina Incr (ac) Total (ac) lncr Total Inlet (min) Syst (min) Size (in) Slope (“/u) Dn (ft) Up (ft) Dn (ft) Up (ft) Dn (R) Up (R) 1 2 End End 43.0001211.0001 2‘93 0.96 2.93 0.96 0‘70 0.47 2.05 0.45 2.05 0.45 10.0 8.0 10.0 8.0 5.3 6.0 10.96 2.70 14.27 4.58 6.58 3.21 18 15 1.09 0.50 295.70 290.20 299.17 291.26 300.14 291.32 300.44 291.92 301.00 290.20 300.29 298.44 FE-2-FE-3 CB-1 TO FE Project File:4280 STM (2021)Rev.1.stm Number of lines:2 Run Dale:1/29/2021 NOTES:Intensity=35.84/(lnlettime+3.80)"0.73;Retum period =Yrs.1O ;c=cir e=ellip b=box lnlet Report Storm Sewers V2020 DO Line No lnletlD = C!A (cfs) Q carry MS) Q capt (6‘3) Q Byp (cfs) Junc Type Curblnlat Gratelnlet Gutter lnlet Byp Line NoHt (in) L (f!) Area (sqft) L(n)W (ft) So(f‘m)W (f‘) Sw (Wft) Sx (Wft) n Depth (ft) Spread (f1) Depth (f1) Spread (ft) Depr (in) 1 2 FE-3 CBA1(DOUBLET 10.96 2.70 0‘00 0.00 0.00 2.70 10.96 0.00 None Comb 0.0 3.0 0‘00 5.83 0.00 9.79 0.00 5.83 0.00 1.68 Sag Sag 2.00 12.00 0.050 0.030 0.020 0.030 0.013 0.013 0.00 0.34 0.00 11.50 0.00 0.43 0.00 11.50 0.0 1.0 Off Off Project File:4280 STM (2021)Rev.1 .stm Number of lines:2 Run Date:1/29/2021 NOTES:lnletN-Values=0.016;|ntensity=35.84l(lnlettime+3.80)"0.73;Retum period=1OYrs.;'lndicales KnownQadded.Allcurbinlets are Horizthroat. MEMORANDUM Michele Lipe,Director of Planning Date:3/8/2021 RE: To: From:Jeffrey Doolittle,Town Engineer x >0 20-56P Vintage Hills ll Subdivision Bond The Engineering department has reviewed the initial bond amounts for the above subdivision and recommends PZC set an initial bond in the amount of $228515 for the public improvements associated with this subdivision. Please contact me if you have any questions. Vintage Hills II South Windsor 20—56P C.\USBrs\miChelerIipe\AppData\Local\MicrOSOft\Windows\lNetCaChe\Content Outlook\Z21LJCZN\Vintage HIIIS II Bond ESIImate Forme 1 PROJECT:VINTAGE HILLs u TOWN OF SOUTH WINDSOR STREET:BARBER HILL ROAD BOND ESTIMATE FORM P&z ID:20-56P 2021 CALENDAR YEAR ENGINEER:s.Choate DATE:2021-02-19 WORK REMAINING BOND BOND UNIT REDUCTION No.REDUCTION NO. ITEM DESCRIPTION UNIT QUANTITY PRICE COST 1 2 1 CLEARING &GRUBBING Ls 1 4,000 00 4,000 00 STRIP &STOCKPILE 2 TOPSOIL CY 324 5 00 1,620 00 EARTH EXCAVATION (EXCLUDING ROADWAY 3 &TRENOH CY 14.00 ROADWAY 4 EXCAVATION CY 962 14 00 13,468.00 EARTH TRENCH EXC. 5 (o —4ft)CY 132 10 00 1,320 00 EARTH TRENCH EXC. 6 (0 400)CY 180 14.00 2 520.00 EARCH TRENCH EXC. 7 (0 —15ft)CY 25 00 EARTH TRENCH EXC 8 (0 —200)CY 45.00 9 ROADWAY EXC.(ROCK)CY 65 00 ROCK TRENCH EXC. 10 (0 —4ft)CY 100 00 ROCK TRENCH EXC. 11 (0 -10ft)CY 125.00 ROCK TRENCH EXC. 12 (0 »15ft)CY 140 00 ROCK TRENCH EXC. 13 (o —20ft)CY 15o 00 FORMATION OF 14 SUBGRADE SY 1491 2.00 2 982 00 15 SUBBASE GRAVEL CY 249 25 00 6 225 00 PROCESSED 16 AGGREGATE TONS 348 27 00 9 396 00 17 COMMON BORROW CY 21 .00 Vintage Hills ii South Windsor 20—56P C:\Users\mlchelerllpe\AppData\Loca|\MiClosaft\Windows\lNelCaChe\C0ntent.Outlook\ZZ1LJCZN\Vintage Hills ii Bond Estimate Forme 2 ITEM DESCRIPTION UNIT WORK REMAINING BOND ;BOND UNIT REDUCTION No.‘REDUCTION NO.‘QUANTITY PRICE COST 1 2 18 GRAVEL BORROW CY 2"BIT. 19 CONCRETE (CLASS I)TONs 22.00 162 95.00 15,390.00I 1 5"BIT.II1149500‘2o CONCRETE (CLASS II)TONS 121 95 00:6"ASPHALT LIP II21CURBINGLF7644.00 3.05600‘ROAD WIDENING 22 COMPLETE ISY 128 60.00 7,680.00 CONC.SIDEWALK 4' 23 WIDE LP 805 45.00 36.22500 UNDERDRAINs I 120.00 60"RCP CLASS Iv IN 24 PLACE ILF 54"RCP CLASS Iv IN I25PLACELF‘100.00 I48“RCP CLASS Iv IN I I 26 PLACE LF I 100.00 42"RCP CLASS Iv IN ‘I 27 PLACE LF I a5 00 36"RCP CLASS Iv IN 28 PLACE LF I I 76.00 30"RCP CLASS Iv IN 29 PLACE LI=65.00 24"RCP CLASS Iv IN I 30 PLACE LF I 60.00 I18"RCP CLASS Iv IN I 31 PLACE LF I 55.00 15"RCP CLASS Iv IN 32 PLACE 50.00 POLYETHYLENE PIPE 33 8"ADS-N42 OR EQUAL 3500 34 10"ADS-N42 OR EQUAL 40.00 35 12"ADS~N-12 OR EQUAL 45.00 36 15"ADS-N42 OR EQUAL 290 50.00 14.50000 37 18"ADS—N42 OR EQUAL 55 00 0 00 38 TOTAL 129,877.00 C'\Users\michelerlipe\AppData\Luca|\Microsoft\Wlndows\|NetCache\Content Outlook\ZZ1LJCZN\Vintage Hills ii Bond Esumate Forme 3 Vintage Hills ii South Windsor 20—56P WORK REMAINING BOND BOND UNIT REDUCTION NO.REDUCTION NO. ITEM DESCRIPTION UNIT QUANTITY PRICE COST 1 2 UNDERDRAINS 4O 6"PVC SDS 35 IN PLACE LF 30 00 41 8"PVC SDR 35 IN PLACE LF 32.00 RIPRAP 42 MODIFIED RIPRAP CY 55 77 00 4 235 OO 43 INTERMEDIATE RIPRAP CY 79.00. 44 STANDARD RIPRAP CY 97,00 DRAINAGE STRUCTURES 45 TYPE ”C”CATCH BASIN EA 3,000.00 TYPE ”C”DOUBLE 46 GRATE EA 2 4,000 00 8,000.00 TYPE ”C-L”CATCH 47 BASIN EA 3 000.00 48 MANHOLE EA 3,000.00 MANHOLE W/DROP 49 INLET EA 5,000 00 MANHOLE OVER TEN 50 FEET EA 4,800.00 51 HEADWALL EA 52 ENDWALL EA 53 BOX CULVERT LF 54 15"FLARED END EA 1 870 00 670.00 55 18"FLARED END EA 750 00 56 24"FLARED END EA 900.00 57 36"FLARED END EA 1,200.00 DETENTION OUTLET 58 STRUCTURE EA 4,500.00 10"WIDE GRAVE 59 ACCESSROAD LF 20.00 6O RESET MH.OR CB.EA 900.00 CV\U5ers\michelerlipe\AppData\Local\Mlcrosoft\Windows\|NetCache\Conlent Outlook\Z21LJCZN\Vintage Hllls ii Bond Estimate FormS 4 Vintage Hills II South Windsor 20-56P WORK REMAINING BOND BOND UNIT REDUCTION N0.REDUCTION NO. ITEM DESCRIPTION UNIT QUANTITY PRICE COST 1 2 61 Replace CB Type C Top EA 2 1,200 OO 2,400,00 62 63 SANITARY SEWER COMPONENTS 12"PVC IN PLACE SDR 64 35 LF 110.00 10"PVC IN PLACE SDR 65 35 LF 90 00 66 8”PVC IN PLACE SDR 35 LF 82.00 67 6”PVC IN PLACE SDR 35 LF 5O 00 SANITARY SEWER STRUCTURES 68 Sanitary Manhole EA 3 850 00 SANITARY MANHOLE 69 W/DROP INLET EA 5.60000 SANITARY MANHOLE 70 OVER 10 FTC 4,500.00 71 72 STRUCTURES &MISC ITEMS MODULAR BLOCK 73 RETAINING WALL SF 55 00 74 4'FENCE (TYPE:)LF 25 00 GUIDE RAIL 75 (TYPE:)LF 60 00 TOTAL 15 305 00 Vintage Hills ii 20»56P ITEM DESCRIPTION STRUCTURES &MISC ITEMS (CONT'D) END ANCHORAGE (TYPE: 76 ) 77 GUIDE POST 78 PAVEMENT MARKING 79 STREET SIGNS 80 TRAFFIC SIGNS 81 STREET LIGHTS FURNISHING/PLACING 82 TOPSOIL FERTILlZlNG,SEEDING 83 AND MULCHING 84 TREES MAINTENANCE/PROTEC 85 TION OF TRAFFIC CONSTRUCTION 86 STAKING 87 AS-BUILTS 88 IRON PINS CONCRETE 89 MONUMENTS 90 DRIVEWAY-BIT CONC. 91 TOTAL EA EA LF EA EA EA SY SY EA LS LS LS EA EA SY UNIT 1,000,00 10,290.00 10,290.00 1,200.00 3,000.00 2,000.00 2,100.00 1,75000 6,000000 37,630000 WORK REMAINING BOND BOND REDUCTION N0.REDUCTION NO. 1 2 South Windsor C.\Users\mlchelerl|pe\AppData\Loca|\Microsoft\Windows\|NetCache\Contenl Outlook\Z21LJCZN\V|nlage H1lls II Bond Estimale Forme 5 COST UNIT QUANTITY PRICE 1,000.00 140.00 2.00 130.00 130.00 1 1,000.00 1470 7.00 1470 7.00 6 200.00 1 3,000.00 1 2,000.00 14 150.00 5 350.00 150 40.00 Vintage Hills ll South Windsor 20—56P WORK REMAINING BOND BOND UNIT REDUCTION NO.REDUCTION NO.ITEM DESCRIPTION UNIT QUANTITY PRICE COST 1 2 Original Estimate Bond Reduction #1 Bond Reduction #2 TOTAL PAGE 2 129,877 00 TOTAL PAGE 4 15,305.00 TOTAL PAGE 5 37,630.00 SUBTOTAL 182,812 00 25%Contingencies x Subtotal 45,703‘00 TOTAL 228,51 5.00 C’\Users\miohelerlipe\AppData\L0ca|\Microsoft\Wmdows\|NetCache\Content Outlook\Z21LJCZN\Vintage Hills ii Bond Estimate Fornlm$6 Doc ID:002814930003 Type:LANax2853pe167~169 STREET TREE EASEMENT This Street Tree Easement made this \(pY‘day of Marchy 2021 by and between VINTAGE HILLS HOMES,LLC,a Connecticut limited liability company,having its principal place of business at 20 Thronebrook Road,West Granby,CT,06090,hereinafter called “GRANTOR” and the TOWN OF SOUTH WINDSOR,Municipal Corporation having its territorial limits within the County of Hartford and State of Connecticut,hereinafter called “GRANTEE”. WITNESSETH: WHEREAS,the GRANTOR is the owner of real property,hereinafter described,situated at 503 Barber Hill Road in the Town of South Windsor,County of Hartford and State of Connecticut, also referred to as VINTAGE HILLS II SUBDIVISION;and WHEREAS,the GRANTEE,acting through its appropriate municipal agencies,has determined that it would be in the public interest to retain a Street Tree Easement on a portion of the premises ofthe GRANTOR;and WHEREAS,the GRANTEE,acting through its appropriate municipal agencies,has determined that the landscaping of said property can best be accomplished by the securing by the GRANTEE of a street tree easement over,across and upon the said property of the GRANTOR; and WHEREAS,the GRANTOR is willing,in consideration of the need to provide for the street tree easement,to grant to the said GRANTEE,the easement hereinafter expressed concerning said property,thereby providing for the continuation of said premises as a street tree easement;and WHEREAS,the GRANTOR intends to convey the property described herein to certain purchasers subject to this street tree easement and by granting said street tree easement to the GRANTEE shall not change the character of private ownership of said property and the publicshallhavenorightt0enteruponsamer NOW,THEREFORE,the said GRANTOR does hereby give,grant,bargain and confirm unto the said GRANTEE,its successors and assigns forever the right,privilege and authority as a street tree easement and restriction,to plant and perpetually preserve,street trees in their presentconditionatreebeltalongthestreetsasshownas“PROPOSED 20’STREET TREE EASEMENT (#2)TO BE IN FAVOR OF THE TOWN OF SOUTH WINDSOR”,running along a 2O foot Wide strip along the front boundary line of Lot l,Lot 2 and Lot 3,as shown on a certain map entitled “SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION &SPECIAL EXCEPTION APPLICATION 503 BARBER HILL ROAD SOUTH WINDSOR, CONNECTICUT GIS NO.07800503 PREPARED FORE U‘W VINTAGE LANE ll,LLC P.O. BOX 504,SOUTH GLASTONBURY CT 06073 860—268—2452 —T DESIGN PROFESSIONALS INC.CIVIL &TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS Page l of3 sa J ANALYST/LANDSCAPE ARCHITECTS 21 JEFFREY DRIVE P.O.BOX 1167,SOUTHWINDSOR,CT 06074 860-291-8755 -T 860-291-8757 -F WW W,DESIGNPROFESSIONALSINC.COM PROJECT NO:4280.U DATE:11/2/2020DESIGNEDBY:DPW DRAWN BY:DPW CHECKED BY:DHI NO.DATE REVISIONS BY 1 12/4/20 REVISE PER TOWN COMMENTS DPW 2 1/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW SCALE l"-40‘SHEET C-SPI SHE 2 OF 11”,which map isonflle,0r to be filed,in the Town of South Windsor Town Clerk’s Office,and reference towhichisherebymadeforfurtherdescription. THE GRANTOR FURTHER COVENANTS AND AGREES: 1.To maintain said tree belt;and 2.To prohibit and refrain from the following operations,unless prior written consent is obtained from the GRANTEE,acting through its appropriate municipal agency or successor, on the premises conveyed herein: at the construction or placing of buildings,structures,roads,signs or fence; the dumping or placing of soil,leaves and yard wastes,etc‘,or other substances ormaterialsaslandfillordumpingorplacingoftrash,ashes,waste,rubbish,junk,garbageorunsightlyoroffensivematerials; c.the excavation,dredging or removal of loam,peat,gravel,soil,rock or other mineral substance; d,the removal or destruction of street trees. The GRANTOR reserves unto itself,its heirs,successors,and assigns the right to continue to usethepropertysubjecttosaidStreetTreeEasementforallpurposesnotinconsistentwiththetermshereof. The grant of the Street Tree Easement shall in no way grant anyone other than the parties heretotherighttoenteruponthepropertysubjecttotheeasement.The GRANTEE,or its lawful agents,may enter the property for the purpose of inspection and ensuring that the terms hereofareproperlyenforced. The foregoing Street Tree Easement shall be permanent and shall be binding upon the GRANTOR and its heirs,successors and assigns,and shall insure to the benefit of theGRANTEE,its successors and assigns. TO HAVE AND TO HOLD the above granted rights,privileges or authority unto the said GRANTEE,its successors and assigns forever,to its and their own proper use. Page 2 of3 IN WITNESS WHEREOF,VINTAGE HILLS HOMES,LLC has caused th se presents to be signed by Eric Brown,Member,duly authorized,this Ci day of ,2021. Signed,Sealed an D ered in the Present of:d 1 Personally appeared Eric Brown as a Member duly author1zed ofJN E HILLS HOMES, LLC Signer and Sealer of the foregomg Instrument and acknowledg e same to be his free act and deed and the free act and deed of said LLC before me '/, Commlssmner 0f the£up tor Court<4 / Witness shun oua T a M zr//itness DWW$A Approved by Town Engineer 3/7é /'2(ffrey B.D olittle,P.E Date Received fur Record at South Windsor,CT On 03/30/2021 At 4:15:23 pm "farm“ Page 3 of3 // VINTAGE HILLS HOMES,LLC '“W QWUO§\a¢/\v V Eric Brown,Member STATE OF CONNECTICUT} }ss.South Windsor March 16,2021COUNTYOFHARTFORD} Doc ID:002814940004 Type:LANBK2853PG170-173 HEDGEROW AND STONEWALL PRESERVATION EASEMENT This Hedgerow and Stonewall Preservation Easement made this iii-9'day of March,2021 by and between VINTAGE HILLS HOMES,LLC,a Connecticut limited liability company,having its principal place of business at 20 Thronebrook Road,West Granby,CT,06090,hereinafter called “GRANTOR”and the TOWN OF SOUTH WINDSOR,Municipal Corporation having its territorial limits within the County of Hartford and State of Connecticut,hereinafter called“GRANTEE”. WITNESSETH: WHEREAS,the GRANTOR is the owner of real property,hereinafter described,situated at 503 Barber Hill Road in the Town of South Windsor,County of Hartford and State of Connecticut, also referred to as VINTAGE HILLS ll SUBDIVISION;and WHEREAS,the GRANTEE,acting through its appropriate municipal agencies,has determined that it would be in the public interest to retain a Hedgerow and Stonewall Preservation Easement on a portion ofthe premises of the GRANTOR;and WHEREAS,the GRANTEE,acting through its appropriate municipal agencies,has determined that the landscaping of said property can best be accomplished by the securing by the GRANTEE of a Hedgerow and Stonewall Preservation Easement over,across and upon the said property of the GRANTOR;and WHEREAS,the GRANTOR is willing,in consideration of the need to provide for the Hedgerow and Stonewall Preservation Easement,to grant to the said GRANTEE,the easement hereinafter expressed concerning said property,thereby providing for the continuation of said premises as a Hedgerow and Stonewall Preservation Easement;and WHEREAS,the GRANTOR intends to convey the property described herein to certain purchasers subject to this Hedgerow and Stonewall Preservation Easement and by granting said Hedgerow and Stonewall Preservation Easement to the GRANTEE shall not change the character of private ownership of said property and the public shall have no right to enter upon same. NOW,THEREFORE,the said GRANTOR does hereby give,grant,bargain and confirm unto the said GRANTEE,its successors and assigns forever the right,privilege and authority as a Hedgerow and Stonewall Preservation Easement and restriction,to plant and perpetually preserve,hedgerows and to perpetually preserve the stone walls in their present condition in the various locations along the boundaries of the various building lots as shown as along the boundary lines of Lot l,Lot 2,Lot 3,Lot 4 and Lot 6 as shown on two certain maps entitled: Page 1 of4 “SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION &SPECIAL EXCEPTION APPLICATION 503 BARBER HILL ROAD SOUTH WINDSOR,CONNECTICUT GISNO.07800503 PREPARED FOR:UW VINTAGE LANE II,LLC P.O.BOX 504,SOUTH GLASTONBURY CT 06073 860-268-2452 -T DESIGN PROFESSIONALS INC.CIVIL &TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS ANALYST/LANDSCAPE ARCHITECTS 21 JEFFREY DRIVE PI O.BOX 1167,SOUTH WINDSOR,CT 06074 860-291-8755 —T 860-291-8757 —F WW WIDESIGNPROFESSIONALSINCCOM PROJECT NO:4280.U DATE:11/2/2020 DESIGNED BY:DPW DRAWN BY:DPW CHECKED BY:DHI NO.DATE REVISIONS BY 1 12/4/20 REVISE PER TOWN COMMENTS DPW 2 1/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW 33/1/21 STREET TREE EASEMENT DIMENSIONS ADDED BDC SCALE 1"-40' SHEET C-SPI SHEET 2 OF 11”;and “SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION 85 SPECIALEXCEPTIONAPPLICATION503BARBERHILLROADSOUTHWINDSOR, CONNECTICUT GIS NO.07800503 PREPARED FOR:UW VINTAGE LANEII,LLC P.O.BOX 504,SOUTH GLASTONBURY CT 06073 860—268—2452 —TDESIGNPROFESSIONALSINC.CIVIL 8L TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS ANALYST/LANDSCAPEARCHITECTS21JEFFREYDRIVEP.O.BOX 1167,SOUTH WINDSOR,CT06074860—291—8755 —T 860—291—8757 —F WW W.DESIGNPROFESSIONALSINC.COM PROJECT NO:4280.U DATE: 11/2/2020 DESIGNED BY:DPW DRAWN BY:DPW CHECKED BY:DHI NO.DATE REVISIONS BY 1 12/4/20 REVISE PER TOWN COMMENTS DPW 21/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW SCALE 1”—40'SHEET C—SP2 SHEET 3 OF 11". Which maps are on flle,or to be filed,in the Town ofSouth Windsor Town Clerk’s Offlce,and reference t0 which is hereby made for further description. THE GRANTOR FURTHER COVENANTS AND AGREES: 1,To maintain said hedgerows and stonewalls;and 2.To prohibit and refrain from the following operations,unless prior written consent is obtained from the GRANTEE,acting through its appropriate municipal agency or successor, on the premises conveyed herein: a.the construction or placing of buildings,structures,roads,signs or fence; b.the dumping or placing of soil,leaves and yard wastes,etc,or other substances or materials as landfill or dumping or placing oftrash,ashes,waste,rubbish,junk,garbageorunsightlyoroffensivematerials; Page 2 of4 c‘the excavation,dredging or removal of loam,peat,gravel,soil,rock or other mineral substance; d.the removal or destruction of any of the hedgerows and stonewalls. The GRANTOR reserves unto itself,its heirs,successors,and assigns the right to continue to use the property subject to said Hedgerow and Stonewall Preservation Easement for all purposes not inconsistent with the terms hereof. The grant of the Hedgerow and Stonewall Preservation Easement shall in no way grant anyone other than the parties hereto the right to enter upon the property subject t0 the easement.The GRANTEE,or its lawful agents,may enter the property for the purpose of inspection and ensuring that the terms hereof are properly enforced. The foregoing Hedgerow and Stonewall Preservation Easement shall be permanent and shall be binding upon the GRANTOR and its heirs,successors and assigns,and shall insure to the benefit of the GRANTEE,its successors and assigns. TO HAVE AND TO HOLD the above granted rights,privileges or authority unto the said GRANTEE,its successors and assigns forever,t0 its and their own proper use. lN WITNESS WHEREOF,VINTAGE HILLS HOMES,LLC has caused these presents to be signed by Eric Brown,Memb ,duly authorized,this (59‘day ofMarch,2021. Signed,Sealed an VINTAGE HILLS HOMES,LLC l 'ered in the Present of: Eric Brown,Member STATE OF CONNECTICUT} }ss. COUNTY OF HARTFORD } Personally appeared Eric Brown as a Member duly authorized of VINTAGE HILLS HOMES, LLC Signei and Sealer of the foregorng instrument and ackno.l he same to be his free act and deed and the free act and deed of sa1d LLC before m South Windsor March lb,2021 La renc iel Commi Superior Court Page 3 of4 e t e MéWitnesskhLwW2/W/2/ Witness Dvmva W590 Date l / Approved by Town Engineer 4/3 //g /z/ Jeffrey B.oolittle,P.E Date Received for Record at South Windsor.CT On 03/30/2021 A‘4:15:57 pm “f'xyhn.(y;-__Amie”far. Page 4 0f4 Dnc ID:002814920003 Type:LANBK2853PG164—166 RIGHT TO DRAIN EASEMENT KNOW ALL MEN BY THESE PRESENTS,that VINTAGE HILLS HOMES,LLC ,a Connecticut limited liability company,with offices at 20 Thronebrook Road,West Granby,CT 06090,acting herein by Eric Brown as its Member duly authorized,for the consideration of ONE DOLLAR ($1 .00)an other valuable considerations, received to its full satisfaction of THE TOWN OF SOUTH WINDSOR,a municipal corporation chartered under the laws of the State of Connecticut,do give,grant,bargain,sell and confirm unto the said TOWN OF SOUTH WINDSOR,its successors and assigns forever,a perpetualrighttodrainstormwaterfromBarberHillRoad,additionally including the right to make entry on the property to inspect,maintain and repair the storm water drainage flow pattern as well as maintaining the two depression areas,upon and over Lot 5 and Lot 6 on a certain map entitled“SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION &SPECIAL EXCEPTION APPLICATION 503 BARBER HILL ROAD SOUTH WINDSOR,CONNECTICUT GIS NO. 07800503 PREPARED FOR:UW VINTAGE LANE II,LLC P.O.BOX 504,SOUTH GLASTONBURY CT 06073 860-268-2452 -T DESIGN PROFESSIONALS INC.CIVIL & TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS ANALYST/LANDSCAPE ARCHITECTS 21 JEFFREY DRIVE P.Oi BOX 1167,SOUTH WINDSOR,CT 06074 860- 291-8755 -T 860-291—8757 —F WW W.DESIGNPROFESSIONALSINCCOM PROJECT NO: 4280.U DATE:11/2/2020 DESIGNED BY:DPW DRAWN BY:DPW CHECKED BY:DHI NO.DATE REVISIONS BY 1 12/4/20 REVISE PER TOWN COMMENTS DPW 2 1/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW SCALE 1"—40‘SHEET C-SP2 SHEET 3 OF 1 1",which map is on flle,or to be tiled,in the Town of South Windsor Land Records.1t is noted that the flow pattern for the right to drain is shown by a series of arrows entering from Barber Hill Road at the midpoint of the front of Lot 5 and arcing to the left over the front corner of Lot 5,and then continuing over the front portion ofLot 6,also including a requirement to maintain a depression areas on both lots,each being located within the course of the flow pattern.Said depressed areas are more particularly enumerated on said map,as to Lot 5 as “LOT #5 IS REQUIRED TO MAINTAIN DEPRESSION AS DEPICTED ON DESIGN PLANS AND APPROVED BY THE TOWN OF SOUTH WINDSOR”,and as to Lot 6 as “LOT #6 IS REQUIRED TO MAINTAIN DEPRESSION AS DEPICTED ON DESIGN PLANS AND APPROVED BY THE TOWN OF SOUTH WINDSOR”, Within said flow pattern and depression areas shown on said map,the Grantee,its successors and assigns,shall have the right to cut trees and bushes as may be convenient or necessary and to remove structures thereon,and to pass and repass with men and equipment,to operate equipment to maintain the flow pattern and depression areas,and,if necessary,to temporarily alter existing water courses from time to time as necessary for the public safety. The Grantor herein,for itself,its successors and assigns,shall not erect or allow to be erected any immobile-structures on said easement or rights-of-way and shall not plant or allow to be planted or grown any trees thereon or perform any work thereon within said easements or rights-of-way which may endanger or interfere with said line storm water flow pattern or the said depression areas. The Grantor herein for itself,its successors and assigns,reserves the right to herself/himself/itself,hers/his/its successors and assigns,to continue to use the land within which the aforesaid easements or rights—of—way have been granted for any uses and purposes which shall not in any way interfere with the use thereof by the Grantee,its successors and assigns,in fulfilling the purpose for which these easements or rights—of—way are granted. The Grantee herein,for itself,its successors and assigns,agrees to restore and maintain said premises in their original condition as nearly as possible commensurate with the above use upon the completion of any maintenance or repair operations within said easement or right-of-way areas. The Grantee agrees to hold the Grantor,its successors and assigns,harmless from and against any and all damage to property or person caused by the construction and/or maintenance and repair of said easement or right-of—way area. IN WITNESS WHEREOF the Grantor has hereunto set its hand and seal this day of March 7021 Signed Seal/dand Delivered Grantor:Vintage l-lills Homes,LLC In the rese c of Eric Brown,as Member STATE OF CONNECTICUT} }at L,COUNTY OF HARTFORD } On this I aCA day of March,2021,before me,Lawrence J Kiel the undersigned officer,personally appeared Eric Brown,as Member duly authorized of VINTAGE HILLS HOMES,LLC,known to me (or satisfactorily proved)to be the person whose name is subscribed to the within instrument and acknowledged that he executed the same for the purposes therein contained.7 \2InWitnesswhereofIhereuntosetmyhand/'\\ <_////Lawn/ Commissrger of Supeiior Court Approved by Town Engineer WW Q a 3//a/q yJeffrey BfDoolittle Date P G Q Q g;%MWitnessVlbvkj\COM,Town Manager Witness D aha I mQSaW Date /’ Received for Record at South Windsor,CT On 03/30/2021 At 4:14:59 pm ',"’gv-»,.\e ‘Iwv‘r.’ Doc ID:002814910004 Type:LANBK2853P6160-163 DRAINAGE EASEMENT KNOW ALL MEN BY THESE PRESENTS,that VINTAGE HILLS HOMES,LLC ,a Connecticut limited liability company,with offices at 20 Thronebrook Road,West Granby,CT 06090,acting herein by Eric Brown as its Member duly authorized,for the consideration of ONE DOLLAR ($1.00)an other valuable considerations, received to its full satisfaction of THE TOWN OF SOUTH WINDSOR,a municipal corporation chartered under the laws of the State of Connecticut,do give,grant,bargain,sell and confirm unto the said TOWN OF SOUTH WINDSOR,its successors and assigns forever,a perpetualrighttolay,install,maintain,inspect,operate,construct,use,alter,repair,replace,and remove storm water or storm drainage systems and appurtenances thereto,in,through,upon and over certain pieces 0r parcels ofland as described in Exhibit A. Within said parcel(s)described in Exhibit A,the Grantee,its successors and assigns,shall have the right to cut trees and bushes as may be convenient or necessary and to remove structures thereon,and to pass and repass with men and equipment,to operate equipment and install materials incidental to the construction of said storm water or storm sewer lines,storm water or storm sewer pipes,or storm water or storm drainage systems and to excavate and fill, and,if necessary,to alter existing water courses or form embankments over said storm water or storm sewer lines,storm water or storm sewer pipes,or storm water or storm sewer drainage systems, The Grantor herein,for itself,its successors and assigns,shall not erect or allow to be erected any immobile—structures on said easements or rights—of—way and shall not plant or allow to be planted or grown any trees thereon or perform any work thereon within said easements or rights-of—way which may endanger or interfere with said line,pipe or drainage systems. The Grantor herein for itself,its successors and assigns,reserves the right to herself/himself/itself,hers/his/its successors and assigns,to continue to use the land within which the aforesaid easements or rights-of-way have been granted for any uses and purposes which shall not in any way interfere with the use thereof by the Grantee,its successors and assigns,in fulfilling the purpose for which these easements or rights-of-way are granted. The Grantee herein,for itself,its successors and assigns,agrees to restore and maintain said premises in their original condition as nearly as possible commensurate with the above use upon the completion of any maintenance,operation,construction,replacement or repair work in said easement or right-of-way areas. The Grantee agrees to hold the Grantor,its successors and assigns,harmless from and against any and all damage to property or person caused by the construction and/or maintenance and repair of said drainage line. IN WITNESS WIIEREOF the Grantor has hereunto set its hand and seal this 1(9"day of Mm cit i ,2021’. .‘,\ Signed,Sealed a d'r elivered Grantor:Vintage Hills Homes,LLC In the Prese/nc/ // By 32m f, Eric Bro’wn,as Member A TE OF CONNECTICUT} COUNTY OF HARTFORD } }at On th1s€yj 2021 before me the unders1gned officer personally appeared Erlc Brown as Member duly author1zed of VINTAGE HILLS HOMES LLC known to me (or satlsfactorlly proved)to be the person whose name ls subscrlbed to the within instrument and acknowledged that he executed the same for the purposes therein contained. In witness whereof,I hereunto set my hand/r 'T Approved by Town Engineer //y /- ffley B Doolittle Date Mt/K % l 3/2/2/ W tness o‘ryna \W §\Date ’e/ SCHEDULE A Drainage Easement over Lot 1 and Lot 2 That cenain drainage easement,the purposes of which are set forth in the Drainage Easement to which this Schedule A is attached,to certain pieces or parcels of land situated in the Town of South Windsor,County of Harford,and State ofConnecticut,on the northwesterly side of the new cul-de-sac to be constructed at the end of Vintage Lane,more specifically said easement area runs over,under,along,and through “Lot 1”and “Lot 2”,and is referenced as “PROPOSED DRAINAGE EASEMENT (#1)TO BE IN FAVOR OF THE TOWN OF SOUTH WINDSOR), all as shown on a particular map or plan entitled,“SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION &SPECIAL EXCEPTION APPLICATION 503 BARBER HILL ROAD SOUTH WINDSOR,CONNECTICUT GIS NO.07800503 PREPARED FOR:UW VINTAGE LANE II,LLC P.O.BOX 504,SOUTH GLASTONBURY CT 06073 860-268-2452 -T DESIGN PROFESSIONALS INC.CIVIL &TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS ANALYST/LANDSCAPE ARCHITECTS 21 JEFFREY DRIVE P.O.BOX 1167,SOUTH WINDSOR,CT 06074 860-291-8755 -T 860-291— 8757 -F WW W.DESIGNPROFESSIONALSINCCOM PROJECT NO:4280.U DATE: 11/2/2020 DESIGNED BY:DPW DRAWN BY:DPW CHECKED BY:DHI NO.DATE REVISIONS BY 1 12/4/20 REVISE PER TOWN COMMENTS DPW 2 1/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW 3 3/1/21 STREET TREE EASEMENT DIMENSIONS ADDED BDC SCALE 1"-40'SHEET C-SPI SHEET 2 OF 11",which map is on tile,or to be filed,in the Town of South Windsor Land Records,reference t0 which may be had for a more particular description,said premises being more particular bounded and described as follows: Commencing at a point marked by the intersection southerly termination point ofthe northeasterly line of Lot 1,which is also the southwesterly line of Lot 2,at the street line of Vintage Lane,as shown on the above reference map; 1.Thence,in a general southwesterly direction,turning buy a curve to the left,through an angle of 15°4 '35.8",having a radius of55.00 feet,and whose long chord bears S 32°26'21"W,and an arc length of 15.19 feet,to a point of intersection with a non—tangential line;and 2.Thence,running in a general northwesterly direction,by a course ofN 49°38'51"W,over Lot 1,for a distance of 193.90 feet to a point on a line;and 3.Thence,running in a general southwesterly direction,by a course of S 40°21'09"W,still over Lot l,for a distance of 15.50 feet,to a point on a line;and 4.Thence,running in a general northwesterly direction,by a course ofN 49°38'51"W,still over Lot 1,for a distance of 129.54 feet,to a point on a line;and 5.Thence,running in a general westerly direction,by a course ofN 89°06'37"W,still over Lot 1,for a distance of 76.70 feet to a point in the westerly line of Lot 1 and the easterly line of land now or formerly of Anita J.Roy;and 6.Thence,running in a general northerly direction,by a course ofN 06°28'13"E,along the said easterly line ofland now or formerly of Anita J.Roy,for a distance of52.39 feet,to a pointmarkedbyanironpin,at the northwesterly corner of Lot 1;and 7.Thence,running in a general easterly direction,by a course ofS 82°21'21"E,along the northerly line of Lot 1 and the southerly line ofland now or formerly of Dzen Properties LLC, for a distance of 18.21 feet,to a point marked by an iron pin; 8.Thence,continuing in a general easterly direction,by a course ofS 89°06'22"E,along the said northerly line of Lot 1 and the said southerly line of land now or formerly ofDzen Properties LLC,for a distance of 40.78 feet,to a point marking the intersection ofthe northwesterly terminus of the boundary line between Lot 1 and Lot 2;and 9.Thence,continuing in a general easterly direction,by a course ofS 89°06'22"E,along the northerly line of Lot 2 and the said southerly line of land now or formerly of Dzen Properties LLC,for a distance of31.22 feet to a point on a line; 10,Thence,continuing in general easterly direction,by a course ofN 88°24'36"E,along the said northerly line of Lot 2 and the said southerly line of land now or formerly ofDzen Properties LLC,for a distance of 15.95 feet,to a point on a line;and 1 1.Thence,running in a general southeasterly direction,by a course of S 49°38'5 1 "E for a distance of 135.19 feet,over Lot 2,to a point on a line; 12.Thence,running in a general southwesterly direction,by a course of S 40°21'09"W,still over Lot 2,for a distance of 1 5.50 feet,to a point on a line; 13.Thence,running in a general southwesterly direction,by a course of S 49°38'5 1 "E,still over Lot 2,for a distance of 193.90 feet,to the beginning of a non-tangential curve in the generalnortheasterlylineofVintageLane;and 14.Thence,in a general southwesterly direction,turning buy a curve to the left,if through 15° 49'35.8”,having a radius of55.00 feet,and whose long chord bears S 48°15'57"W,and an arc length of 15.19 feet,to the POINT OF BEGINNING. The area of the easement coverage on Lot l is 10,887 square feet,or 0.250 acres,while the area ofthe easement coverage on Lot 2 is 7549 square feet,or 0.173 acres. Received for Record at South Windsor,CT On 03/30/2021 At 4:14:31 pm .‘12 “.3 1“fat-A... March 30,2021 ’Jonathan Vosburgh Roswell Developmént LLC 36 Copper Brook Circlo Granby CT 06035 1540 SULLIVAN AVENUE.o SOUTH WINDSOR,CT 06074 TELEPHONE (860)644-2511 Dear Mr.Vosburgh: IN ATTENDANCE Re:Prooonstruction Meeting for Appl.20—56P Vintage Hills II The following is a brief summary of points discussed during the meeting: Erosion and Sedimentation Control 1.All erosion and sedimentation control measures are to be in place prior to earth moving operations in each area and maintained/cleaned out during construction.Call Jeffrey Folger,Senior EnvironmentalPlannerforinspectionwhenmeasuresareinplace,prior to commencement of site work or if any problems/concerns arise during construction at 860—644~2511 Ext.229. 2.All topsoil stockpile areas to be protected (ringed with hay bales or equal). Name Company E-MAIL Phone numberMicheleM.Lipe SW Planning michele.lipe@southwindsor-ct.gov 644-2511 x252 Jeffrey Folger SW Planning ieffrev.folger@southwindsor—ct.gov 644-2511 x229 Jeffrey Doolittle SW Engineering ieffrev.doolittle@southwindsor—ct.gov 644-2511 x245 Bernie Drabek SW Engineering bemard.drabek@southwindsor-et.gov 644-2511 x241 Jason Scott SW Engineering iason.scott@southwindsor-ot.gov 644-2511 x257 Melissa Pierce SW Health melissa.nierce@southwindsor-ct.gov 337—6161 x1007 Christopher Duchesne SW Police Dept.Christopher.duchesne@southwindsor- ctgov 860-648-6273 Tony Manfre SW Pollution Ctrl anthonV.manfre@southwindsor-ct.gov 644—2511 X247 Mary Huda SW Assessor marv.huda@southwindsor-ct.gov 644-25 1 1 x2 l 3 Jon Vosburgh Vintage Hills vosburghion@mnail.com 860-916-7495 Eric Brown Vintage Hills Matt Moser Sunset Valley Construction matt@sveonstructionllc.com 3.During construction,a crushed stone tracking pad may need to be installad and maintained tominimizetrackingofdirt/gravel on to Vintage Lane.Calcium chloride or water is to be used for dustcontrolasrequired. 4.Install and stabilize the detention basin and swale on site first. Public Works 10.An as built plan will be required for the improvements to Vintage Lane.A separate as built planwillberequiredforeachlot. ll.As built plans are to include horizontal and vertical location of all underdrains,footing drains,and sanitary sewers and house service laterals located as per revised as-built checklist. l.Three complete sets of approved/revised plans to be provided to Town g prior to startconstruction.They will be stamped by the Planning Department along with plans developerneeds.Only approved plans are to be used on the job site. construction work in (Road Name)with inspections and testing per Developers Checklist for thefollowing: a.After site is staked out b.All drainage work c.Preparation of subgrade,compaction tests as per Developer’s checklist d.Placement of bituminous concrete,two (2)inch layers maximum 3.A Street Cut permit is needed for the Vintage Road extension and widening of Barber Hill Road,and utility crossings on Barber Hill Road. 4.Certification of gravel used as subbase and processed stone for base will be required fromapprovedtestingcompany 5.Certification of all products used -—storm pipe,structures,and pavement shall be presented to theTownEngineerpriortoinstallation. 6.Two (2)weeks’notice must be given prior to placing the finish pavement course.This is toallowforinspectionandcorrectionmeasures(of necessary)of the infrastructure,prior to finalpavement. 7.The contractor should be aware that the inspection of the infrastructure improvements may resultinthereplacementofstructuretopsand/or structures prior to final paving if found to be deficient. 8.No subgrade formation/base in frozen ground/snow.Same for pipe/structure installation. 9.Progress As Built Plans are to be submitted to the Town Engineer for approval toapprovalpriorto pavingandaftersubgradeformation.Show elevations and location of all storm drainage and sanitarysewer. 12.All pipe and structures to be backfilled with free draining maten'al compacted in maximum onefootliftswithapprovedcompactionequipmentorapprovedequalifdeeptrenchisencountered.Any pipe or structure work requires inspection prior to backfilling. 13.Any problems and/0r questions regarding construction of this project will be directed to JonVosburghinthefieldatcellphone£8601 916-7495. 14.All iilling to be done in accordance with Department of Transportation specifications.To becompactedinmaximumliftsandtestedasnecessary. 15.Job meetings will be held as needed,and can be called by the developer or Town. l6.Seventy-two (72)hours’notice needed for a certificate of occupancy inspection.An EngineeringC.O.inspection fee of $40 and a Zoning Compliance C.O.inspection fee of $30 are due for eachlotatthattime. l7.Any proposed changes are to be presented to the Engineering or Planning Department prior t0implementationonchangeorderforminquadruplicatewith4copiesofthedrawing.Town willattempttoturnaroundwithin24hours. l8.Compaction testing will be required on road base,sub base,and pavement. l9.No utility poles/boxes shall be installed at the end of the cul—de-sac to prevent damage and burialfromsnowremovaloperations. 20.Normal hours of operation 7:00 a.m.5:00 p.m.,no work on Sunday per town ordinance. 21.No paving after October 15 or before April 15 without written approval from Public Works. 22.Extra care must be taken when compacting around structures such as catch basins and manholes.These spots often become problem areas in the future due to settling,therefore,the townstaff/inspectors will be requesting additional compaction tests in these areas. 23.Inspection 0f gravel access road required prior to placement of topsoil. 24.For concrete sidewalks,8”depth with reinforcements is required at driveway crossing.If thesidewalkisconstructedbeforelotdevelopment,the locations must be indicated on the as—built plans.1f a proposed driveway location is moved,the sidewalk must be removed to the nearestexpansionjointandrebuilttotheproperdepthwithreinforcement. 25.1f a concrete monument is located within a driveway,a cast iron frame and cover must beprovidedfortownpublicimprovementsspecifications. 26.During construction for individual house lots,lot to lot drainage must be addressed with drainageswalesasnecessary.For lawn establishment,town staff will be requiring erosion controlmeasurestobeinstalledpriortotheissueofthecertificateofoccupancytoensuresoilstabilization.A detailed erosion control plan must be implemented and depicted on the plot plan for review prior to the issuance of the building permit —most particularly on lots with extensive grading. 27.Any unfinished site work will be bonded prior to Engineering and Planning Department sign—offsforaCertificateofOccupancy. Planning Department 1.Landscaping is to be installed in accordance with the approved landscaping plan.If there arechangesrequired,contact the Planning Department.Additional landscaping installed on one partofasitewillnotprecludeplantingalloftheremainingitemsshownonthelandscapingplan. 2.All bonds required,subdivision bond;mylar to go on nle prior to issuance of building permit. 3.All easements have been reviewed and have been put on file in the office of the Town Clerk. 4.Sign permits are required for all temporary and permanent signs. Utilities l.Contact utilities for coordination of utilities connection. Police Services l.Emergency phone numbers for the duration of the construction must be provided to Police Services onacompanyletterhead.If the developer occupies or owns the building after construction emergencynumbersmustbeprovidedtoPoliceServices. All buildings located on property that abuts a public highway must be numbered and visible from thestreet.All numbering shall comply with Town Ordinance 6-800 through 6-802. Barns,garages,and outbuildings,which are located on the same premises as a numbered structure,areexcluded. 4.Erect temporary sign on the site during construction identifying the proj ect. 5.If an alarm is to be installed contact Police Services. BuildingDepartment l.Plan review with Building Official/Fire Marshal required prior to application for building permit.Coordinate with Chief Building Official. Very truly yours, ‘Mrjl“4%o?%€7f/J ‘ey Doolittle Town EngineerJF/as CC:Michael Wearne,Building OfficialWalterSummers,Fire Marshal Utilities LANDocID:002929170003 Tvpe:ax2979 PG39-41 STATUTORY WARRANTY DEED Vintage Lane Extension VINTAGE HILLS HOMES,LLC,a Connecticut Limited liability Company,with offices at 20 Thronebrook Road,West Granby,CT,06090,for the consideration of ONE DOLLAR AND OTHER VALUABLE CONSIDERATION,grants to the TOWN OF SOUTH WINDSOR,a Connecticut municipality chartered under the laws ofthe State of Connecticut,with WARRANTY COVENANTS, all that certain piece or parcel of land situated in the Town of South Windsor,County of Hartford and State of Connecticut,being located at the current end of Vintage Lane,and being an extension of the current road right—of—way for the said Vintage Lane,consisting ofa short portion of regular road width right-of—way together with a new cul-de—sac at the northerly most extent of the said new roadway,being a portion ofthe Vintage Hills II subdivision,said premises being more particularly bounded and described in Schedule A attached hereto and made a part hereof. Signed this 1 (may or March,2021. VINTAGE HILLS HOMES,LLC By 6V”;//”7 »W Eric Brown,’Member STATE OF CONNECTICUT ) )ss g 3-March Ua ,2021 COUNTY OF HARTFORD ) Personally Appeared Eric Brown,as Member duly authorized,ofVINTAGE HILLS HOMES, his free act and deed,andLLC,Signer of the foregoing Instrument,and acknowledged the/3a the free act and deed ofsaid limited liability company,Igoreune. aWren y'iel Coin 'ongmfthe Superior Court Neta u‘lic M ‘‘Expires; Grantee's mailing address: NO CONVEYANCE TAX COLLECTED c,Reaff‘mfg SOUTH WINDSOR,CT TOWN CLERK c,"QM, em , SCHEDULE A Vintage Lane Street Extension &Cul—De—Sac Deed That certain piece or parcel of land situated in the Town of South Windsor,County of Harford,and State of Connecticut,being an extension of the current road right-of—way for Vintage Lane, consisting of a shon portion of regular road width right-of—way together with a new cul—de-sac at the northerly most extent ofthe said new roadway,all as shown on a certain map or plan entitled,“SUBDIVISION PLAN VINTAGE HILLS II SUBDIVISION &SPECIAL EXCEPTION APPLICATION 503 BARBER HILL ROAD SOUTH WINDSOR,CONNECTICUT GIS NO.07800503 PREPARED FOR:UW VINTAGE LANE II,LLC P.O.BOX 504,SOUTH GLASTONBURY CT 06073 860-268-2452 -T DESIGN PROFESSIONALS INC.CIVIL &TRAFFIC ENGINEERS/PLANNERS/SURVEYORS GIS ANALYST/LANDSCAPE ARCHITECTS 21 JEFFREY DRIVE P.O.BOX 1167.SOUTH WINDSOR.CT 06074 860- 291-8755 -T 860-291-8757 -F WW W.DESIGNPROFESSIONALSINC.COM PROJECT NO: 4280.U DATE:11/2/2020 DESIGNED BY:DPW DRAWN BY:DPW CHECKED BY:DHINO.DATE REVISIONS BY l 12/4/20 REVISE PER TOWN COMMENTS DPW 2 1/26/21 REVISE PER TOWN APPROVAL CONDITIONS DPW 3 3/1/21 STREET TREE BASEMENT DIMENSIONS ADDED BDC SCALE 1”-40'SHEET C-SPI SHEET 2 OF 11",which map isonf11e,or to be filed,in the Town of South Windsor Land Records,reference to which may behadforamoreparticulardescription,said premises being more particular bounded and described as follows: Commencing at a point marked by a monument marking the northeasterly corner ofthe northerly terminus of the current right—of—way of Vintage Lane,as shown on the above reference map; I.Thence,running in a general westerly direction,by a course of S 87"37'24"W,along thenortherlylineofthecurrentVintageLaneroadright-of-way,for a distance of 50.01 feet to a point marked by a monument to be set;; 2.Thence,running in a general northerly direction,by a course ofN 01°23'09“W,for a distance of 13.36 feet to a point marked by a monument to be set,at the beginning ofa curve to the left;and 3.Thence,running in a general northwesterly direction,by a curve turning to the left through42°2 '33",having a radius of 60.00 feet,and whose long chord bears N 22°33'26"W,a chord distance of43.34 feet,and an arc length of 44.34 feet,to point marked by a monument to be set at the beginning of a non—tangential curve to the right;and 4.Thence,commencing in a general northerly direction but then running in an almost full circular motion to the right,by a curve turning to the right through 264°41'07",having a radius of55.00 feet,and whose long chord bears N 880 36'51 "E,a chord distance of81.30 feet,and an are length of 254.08 feet,to a point marked by a monument to be set at the beginning ofa non- tangential curve to the left;and 5.Thence,running in a general southerly direction,by a curve turning t0 the left through an angle of42°20'33.4”,having a radius of 60.00 feet,and whose long chord bears S 19°47'08" W,a chord distance of 43.34 feet,and an arc length of 44.34 feet,to a point marked by a monument to be set;and 6.Thence continuing in a general southerly direction,by a course of S 01°23‘09"E,for a distance of 12.50 feet,to a point at the northwest corner ofthe current northerly terminus ofthe current Vintage Lane being marked by a monument,and being the POINT OF BEGINNING. AREA:11,557 S.F.OR 0.265 ACRES The area of said premises being 11,557 square feet,or 0.265 acres. Received fer Reccrd at South Windsor,CT On 11/1 6/2022 At 4:06‘56 pm t 21 ,..,n‘msf,w4w»., Doc ID:002855810001 Type:LANaK2899Pe304 PLANNING DEPARTMENT September 17,2021 Jonathan Vosburgh Roswell Development LLC 276 Salmon Brook Street Granby,CT 06035 Dear Mr.Vosburgh: Re:Appl.20—56P,Vintage Hills lI,Fee In Lieu of Open Space Please be advised that on September 14,2021,in accordance with the requirements of the Connecticut General Statutes and the South Windsor Subdivision Reguiations,the fee in lieu of open space for the above-referenced subdivision was set at $27,500.This amount represents 10%of the appraised value of the subdivision land prior to subdivision approvaL This fee is payable on a per-iot basis at the time of the initial conveyance of each lot.One»sixth of the total amount,$4,583.33 is due with each lot conveyance. On or before conveyance of each lot,a check payable to the Town of South Windsor must be delivered to the Planning Department The check will then be deposited into an open space fund in accordance with the requirements of Connecticut General Statutes 8-25 and 8‘25B as amended. A copy of this letter will be fiied on the land records so potential buyers will be aware of the obligation (lien)on the following lots: Lot#1:66 Vintage Lane Lot #2:61 Vintage Lane Lot #3:57 Vintage Lane Lot f1 4:517 Barber Hill Road Lot ff 5:507 Barber Hill Road Lot #6:491 Barber Hill Road Sincerely, @Mi'@WWJ, Bart Pacekonis,Chairman PLANNING &ZONING COMMISSION BP/mml CC:Town Clerk Received for Record at South Windsor,CT On 09/17/2021 A!3:56:55 pm aim,“(A;-\.an“ 1540 Sullivan Avenue,South Windsor.ET [16074 i Tel (BED)644-2511 Ext 329 i Planning@SnuthWindsar-CT.guv i ;, MEMORANDUM To:Michele Lipe,Directorof Planning From:Jeffrey Doolittle,Town Engineer 79 Date:9/28/2021 20-56P Vintage Hills ll Subdivision Bond The Engineering department has reviewed the bond reduction request for the above subdivision and based on the work compieted to date recommends PZC reduce the bond to $93,300 for the unflnished public improvements associated with this subdivision. Please contact me if you have any questions. Michele M.Lipe,AICP Director of Planning September 30,2021 Jonathan Vosburgh Roswell Development LLC 36 Copper Brook Circle Granby CT 06035 Dear Mr.Vosburgh: Re:Bond reduction forAppI.20—56P Vintage Hills ii Subdivision Please be advised that the Planning and Engineering staff have recommended in the amount of $93,300.00 for the unfinished public improvements associated with this subdivision. Please let me know if you have any questions. Sincerel l4» Michele .Lipe,AICP Director of Planning Town Hall 1540 Sullivan Avenue,South Windsor,CT 06074 i Tel (B60)644-2511 Ext 329 i Fax (86D)644-3781 l Michele.Lipe@SouthWindsor-CT.gov PLANNING DEPARTMENT October 14,2021 Jonathan Vosburgh Roswell Development LLC 36 Copper Brook Circle Granby,CT 06035 Dear Mr.Vosburgh: Re:Letter of Credit Reduction for Appl.20»56P,UW Vintage Hills ll Subdivision Bonds This is to advise you that the Planning and Zoning Commission voted on October 12, 2021 to reduce the following bond: Appl.20-56P,UW Vintage Hills ii Subdivision Bond in the amount of $228,515 to be reduced by $134,215 to leave a balance of $93,300. A bond or letter of credit in this amount must be posted prior to the filing of mylars and issuance of building permits. If you have any questions,please contact the Planning Department at 860—644-2511, ext.252. Thankyou. Very truly yours, 1%(to {941%kmMU Bart Pacekonis,Chairman Planning &Zoning Commission BP/cgo Tel (BED)644-2511 Ext 329 Planning@SnuthWindsur‘ETguV15:30 Sullivan Avenue,Snuth ‘i‘lindsur,CT 06074 PLANNING DEPARTMENT March 22,2022 Jonathan Vosburgh Roswell Development LLC 36 Copper Brook Circle Granby)CT 06035 Dear Mr.Vosburgh: Re:App].20'—56P UW Vintage Hills II Subdivision Bond l am pleased to advise you that the South Windsor Planning and Zoning Commission,at its Special Meeting on March 15,2022,voted to reduce the following bond: Appl.20—56P,UW Vintage Hills II Subdivision Bond in the amount of $93,300 t0 be reduced by $83,000 to leave a balance of$10,000. A bond or letter of credit in this amount must be posted prior to the filing of rnylars and issuance of building permits. If you have any questions,please contact the Planning Department at 860—644-251 1,ext. 2329. Very truly yours, Bart Pacekonis,Chairman PLANNING &ZONING COMMISSION BP/cgo 154G Avenue,Snuth Windsor.ET UBUM l Tel (HEB)644-2511 Ext 329 l Flanning@SnuthWindsur-CTlgnv PLANNING DEPARTMENT July 18,2022 Jonathan Vosburgh Roswell Development LLC 36 Copper Brook Circle Granby,CT 06035 ' Dear Mr.Vosburgh: Re:Appl.20-56P UW Vintage Hills II Subdivision Bond l am pleased to advise you that the South Windsor Planning and Zoning Commission,at its Regular Meeting on July 12,2022,voted to reduce the following bond: Appl.20-56P,UW Vintage Hills II Subdivision Bond in the amount of $10,000 to be reduced by $670 to leave a balance of $9,330. The bond has now been reduced to maintenance level.The maintenance bond will expire on July l2,2023.Please forward an amendment to the bond we are currently holding showing this reduction at your earliest convenience. lf you have any questions,please contact the Flaming Department at 860—644—251 1,ext. 2329. Very truly yours, Bart Pacekonis,Chairman PLANNING &ZONING COMMISSIONBP/cgo 154D SuHivan Avenue.Snuth Windsnr.[IT UEDM l Tel (EEG)644—2511 Ext 329 l P|anning@SuuthWindsur-Cl.gav November 21,2022 Vintage Hills Homes,LLC 20 Thomebrook Road West Granby,CT 06090 To Whom It May Concern: Re:App].20-56P UW Vintage Hills II E&S and Stormwater Bond l am pleased to advise you that the South Windsor Flaming and Zoning Commission,at its Regular Meeting 0n November 15,2022,voted to reduce the following bond: Appl.20—56P,UW Vintage Hills ll E&S Bond in the amount of $25,000 to be reduced by $25,000 to leave a balance of-0-. Appl.20—56P,UW Vintage Hills Il Stormwater Bond in the amount of $20,000 to be reduced by $20,000 to leave a balance of —0—. A check in the amount 0f $45,000 plus any interest accrued will be mailed to you.If you have any questions,please contact the Flaming Department at 860—644—251 l,ext.2329. Very truly yours, *aMQa/wa Bart Pacekonis,Chairman PLANNING &ZONING COMMISSION BP/cgo Town Hall 154B Sullivan Avenue,Suulh Windsor,[IT DEDM i Tel (HEU)5114—2511 Fax (EEU)544-3781