HomeMy WebLinkAbout21-48P Peoples BankUNIT 15ECHN39,820 sfUNIT 10L.A.Fitness/ 1ST.45,000 sfUNIT 11OFFICE-SOUTH II29,400 SFUNIT 11OFFICE-SOUTH I29,400 SFCEDAR AVE.TA
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UNIT 16 ASSISTEDLIVING2 1/2 ST120 UNITS115,000 SFUNIT 12RETAIL161,144 SFUNIT 12RETAIL127 SFUNIT 5BankARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE
JOB NAME
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICES, IS THE PROPERTY OF THE
WHOLE OR IN PART, FOR ANY OTHER
CORPORATION OTHER THAN THAT
NAMED HEREON WITHOUT THE WRITTEN
SOLELY AT THE USER'S RISK AND THE
PROJECT OR BY ANY OTHER PERSON, ORLRF99508.00THIS DOCUMENT, THE IDEAS AND
ARISING OUT OF SUCH USE.
AUTHORIZATION OF THE ARCHITECT.
ARCHITECT, AND IS NOT TO BE USED, IN
ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK
EVERGREEN WALK, LLC.03/15/181"=100'Z-31 of 34/1/19 SR9
10/8/15 JB2
3/17/17 JB3
4/10/17 JB4
12/8/17 JB5
2/20/18 MAL6
4/4/18 SR7
3/25/19 JB8
2/24/14 JB1
4/23/19 JB10
9/20/19 JB11
9/30/19 JB12
11/20/19 JB13
8/27/20 JB14
7/16/21 JB15
7/26/21 JB16
9/22/21 JB17
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75' BUFFER TO RESIDENTIAL ZONE
UNIT 10L.A.Fitness/ 1ST.45,000 sfCEDAR AVE.HEMLOCK AVE.65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)ABUTTING RESIDENTIAL ZONE65' SETBACK FROM SHEET 1SHEET 2SHEET 3SHEET 2SHEET 2SHEET 3SHEET 1SHEET 2BUCKLA
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65' SETBACK FROM UNIT 3INDEPENDENTLIVING3ST140 UNITS185,000 SFUNIT 8ADULT COMMUNITY140 UNITS80,000 sfUNIT 7E2 ST.OFFICE12,000 SFUNIT 12RETAIL161,144 SFPROPOSEDBUILIDNG #6PROPOSEDBUILIDNG #7PROPOSEDBUILIDNG #8 (10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING PROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)PROPOSEDBUILIDNG #10(10) UNIT BUILDING PROPOSEDBUILIDNG #9(10) UNIT BUILDINGBUILDING #4
Retail40,000 SFRetail10,000 SFUNIT 5Bank2,200 SFUNIT 5Office/ Retail20,000 SFUNIT 5Office/ Retail24,000 SFARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE
JOB NAME
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICES, IS THE PROPERTY OF THE
WHOLE OR IN PART, FOR ANY OTHER
CORPORATION OTHER THAN THAT
NAMED HEREON WITHOUT THE WRITTEN
SOLELY AT THE USER'S RISK AND THE
PROJECT OR BY ANY OTHER PERSON, ORLRF99508.00THIS DOCUMENT, THE IDEAS AND
ARISING OUT OF SUCH USE.
AUTHORIZATION OF THE ARCHITECT.
ARCHITECT, AND IS NOT TO BE USED, IN
ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK
EVERGREEN WALK, LLC.1"=100'Z-32 of 303/15/184/1/19 SR9
10/8/15 JB2
3/17/17 JB3
4/10/17 JB4
12/8/17 JB5
2/20/18 MAL6
4/4/18 SR7
3/25/19 JB8
2/24/14 JB1
4/23/19 JB10
9/20/19 JB11
9/30/19 JB12
11/20/19 JB13
8/27/20 JB14
7/16/21 JB15
7/26/21 JB16
9/22/21 JB17
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75' BUFFER TO RESIDENTIAL ZONE
75' BUFFER TO RESIDENTIAL ZONESMITH STREETTAMARACK AVE.ABUTTING RESIDENTIAL ZONE65' SETBACK FROM BUCKLAND ROAD (SEC. 5.8.6.a)65' SETBACK FROM ABUTTING RESIDENTIAL ZONE65' SETBACK FROM 65' SETBACK FROM 75' BUFFER TO RESIDENTIAL ZONESHEET 2SHEET 3BUCKLA
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D OPEN SPACE65' SETBACK FROM PLAY AREA5,000 S.F.UNIT 7E2 ST.OFFICE12,000 SFUNIT 7D
DAYCARE
10,000 SF PROPOSEDBUILIDNG #7PROPOSEDBUILIDNG #8PROPOSEDBUILIDNG #12BUILIDNG #13PROPOSEDBUILIDNG #1PROPOSED PROPOSEDBUILIDNG #3PROPOSEDBUILIDNG #2(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING(10) UNIT BUILDING (10) UNIT BUILDING PROPOSEDBUILIDNG #5(12) UNIT BUILDING(3 STORY)POOLPROPOSEDPROPOSEDCLUB HOUSE PROPOSEDBUILIDNG #11(10) UNIT BUILDINGPROPOSEDBUILIDNG #14PROPOSEDBUILIDNG #10(10) UNIT BUILDING PROPOSEDBUILIDNG #9(10) UNIT BUILDINGBUILDING #4(5) UNIT BUILDINGUNIT 7AHotel4 St. 108 RoomsARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE
JOB NAME
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICES, IS THE PROPERTY OF THE
WHOLE OR IN PART, FOR ANY OTHER
CORPORATION OTHER THAN THAT
NAMED HEREON WITHOUT THE WRITTEN
SOLELY AT THE USER'S RISK AND THE
PROJECT OR BY ANY OTHER PERSON, ORLRF99508.001"=100'THIS DOCUMENT, THE IDEAS AND
ARISING OUT OF SUCH USE.
AUTHORIZATION OF THE ARCHITECT.
ARCHITECT, AND IS NOT TO BE USED, IN
ANY SUCH UNAUTHORIZED USE WILL BEAFLEVERGREEN WALK
EVERGREEN WALK, LLC.Z-33 of 303/15/184/1/19 SR9
10/8/15 JB2
3/17/17 JB3
4/10/17 JB4
12/8/17 JB5
2/20/18 MAL6
4/4/18 SR7
3/25/19 JB8
2/24/14 JB1
4/23/19 JB10
9/20/19 JB11
9/30/19 JB12
11/20/19 JB13
8/27/20 JB14
7/16/21 JB15
7/26/21 JB16
9/22/21 JB17
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Utility Impact Statement
For
Evergreen Walk
South Windsor, Connecticut
Revised October 27, 2015
Revised December 14, 2015
Revised May 10, 2017
Revised December 18, 2017
Revised January 31, 2019
Revised April 12, 2019
Revised October 7, 2019
Revised December 13, 2019
Revised July 26, 2021
Developer: Evergreen Walk Associates, LLC
c/o John Finguerra
1109 Rose Lane
Virginia Beach, VA 23451
Engineer: Civil and Environmental
Fuss & O’Neill
146 Hartford Road
Manchester, CT 06040
Project No. 2000481.Y20
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UTILITY IMPACT STATEMENT
FOR
EVERGREEN WALK
SOUTH WINDSOR, CONNECTICUT
SECTION PAGE
I. INTRODUCTION .................................................................................................... 1
A. Purpose and Scope ............................................................................................ 1
B. Site Location ..................................................................................................... 1
C. Project Description ........................................................................................... 1
II. WATER SUPPLY ....................................................................................................... 2
A. Projected Public Water Supply Requirements .................................................... 2
B. Existing Water System ...................................................................................... 3
C. Proposed Improvements ................................................................................... 4
D. Conclusion ........................................................................................................ 4
III. SANITARY SEWERS ................................................................................................ 5
A. Projected Sewage Flows from Proposed Project ............................................... 5
B. Existing Sewerage Facilities ............................................................................... 5
C. Proposed Improvements ................................................................................... 6
D. Conclusion ........................................................................................................ 6
IV. STORMWATER MANAGEMENT ......................................................................... 6
A. Existing Conditions .......................................................................................... 6
B. Proposed Detention and Storm Sewer System .................................................. 7
V. OTHER UTILITIES ................................................................................................. 7
A. Electric Power .................................................................................................. 7
B. Gas ................................................................................................................... 8
C. Communications ............................................................................................... 8
EXHIBITS
1. Site Location Plan
2. Water Supply Exhibit
3. Sanitary Sewer Exhibit
4. Will Serve Utility Letters
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I. INTRODUCTION A. Purpose and Scope
This Utility Impact Statement has been prepared in accordance with the most
current revisions to the Town of South Windsor Zoning Regulations. Its
purpose is to define, in a general way, the projected impact that the proposed
land uses and intensities will have on the Town's infrastructure, with particular
emphasis on: 1. Water supply and distribution system 2. Sanitary sewers 3. Stormwater management B. Site Location
The development site is located in the south central part of the Town of South
Windsor north of the Manchester town line. It is approximately 243 acres in
size and is generally bounded on the north by Deming Street, on the east by
Buckland Road, on the south by Smith Street and on the west by Plum Gulley
Brook (Exhibit 1). On-site existing topographic elevations range from 70 to 150
feet above mean sea level. The major roadway network that provides primary
access to this project was reviewed during permitting by the Town and the State
Traffic Commission / OSTA and was further discussed in associated Traffic
Impact Studies.
C. Project Description
The 243 acre site was used for farming for many years. The majority of the
overall campus has been constructed or is under construction. These include:
• Shoppes at Evergreen Walk (a retail center)
• ECHN and ECHN II (medical office buildings)
• Esporta Fitness (formerly LA Fitness) (an indoor recreation center)
• Independently owned medical office building
• Tempo Apartments
• The Learning Experience preschool and daycare
• Evergreen Crossing Retirement Community
• HarbourChase Assisted Living Facility
• Cambria Suites Hotel (Under Construction)
• Costco (Under Construction)
Future uses will include additional retail, office uses, and
residential/institutional. When fully built, Evergreen Walk is anticipated to
include the following development:
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TABLE 1
Land Use Previous Size Proposed Change Proposed Size
Hotel 108 Rooms No Change 108 Rooms
Indoor recreation 45,000 SF No Change 45,000 SF
Office 220,440 SF -30,950 SF 189,490 SF
Commercial - Daycare 10,000 SF No Change 10,000 SF
Retail 591,271 SF +9,209 SF 600,480 SF
Residential 200 Units +165 Units 365 Units
Institutional - Residential 400 Units No Change 400 Units
The location of Evergreen Walk is shown on the accompanying Location Plan
(Exhibit 1). The utilities necessary to support the proposed development area
are shown on Exhibit 2 (Water Supply) and Exhibit 3 (Sanitary Sewer). The
storm drainage watershed for the site is shown on Exhibit 1.
II. WATER SUPPLY
A. Projected Public Water Supply Requirements
Based on the table of uses indicated in Table 1 and as shown on the Land Use
Study, a projection of domestic water requirements was prepared. This
projection is detailed in Table 2 below:
TABLE 2
Land Use
Description
Size (S.F.)/
Units/
Bedrooms/
Beds
Unit Flow
(Gal/Day)
Average
Daily Flow
(Gal/Day)
Peak Daily
Flow(1)
(Gal/Day)
Peak Hourly
Flow(2)
(Gal/Day)
Peak Hourly
Flow
(Gal/Min)
Hotel 108 Rooms
(No Change)
150/Rm 16,200
(No Change)
32,400
(No Change)
64,800
(No Change)
45
(No Change)
Indoor
Recreation
45,000
(No change)
0.15/S.F. 6,750
(No Change)
13,500
(No Change)
27,000
(No Change)
19
(No Change)
Office 189,490
(+42,000)
0.11/S.F. 20,844
(+4,620)
41,688
(+9,240)
83,376
(+18,480)
58
(+13)
Commercial -
Daycare
10,000
(No Change)
0.11/S.F. 1,100
(No Change)
2,200
(No Change)
4,400
(No Change)
3
(No Change)
Retail 600,480
(+9,209)
0.10/S.F. 60,048
(+921)
120,096
(+1,842)
240,192
(+3,684)
167
(+3)
Residential 365 Units
548 Rooms
(+165 Units
+248 Rooms)
150/Rm 82,200
(+37,200)
164,400
(+74,400)
328,800
(+148,800)
229
(+104
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TABLE 2
Institutional –
Residential(3)
400 Units
606 Rooms
(No Change)
150/Rm 90,900
(No Change)
181,800
(No Change)
363,600
(No Change)
252.5
(No Change)
(1) Peak daily flow is 2.0 times the flow demand for an average day.
(2) The peak hour demand (gallons per day) is 2.0 times the peak daily flow rate.
(3) The Institutional – Residential category includes independent living units, which are assumed to have
similar flow when compared to typical residential sources.
In accordance with the usual and customary practice, the tabulated flows must
be available for usage at residual pressures in the ranging from a low of 25
pounds per square inch to a maximum of about 110 pounds per square inch.
Requirements for water for fire protection purposes were determined based on
the proposed development. Relative to retail areas, current standards indicate
that a fire flow of 2,000 to 3,000 gpm at a 25 psi minimum residual pressure for
up to a three hour period may be required. As necessary, flow tests and
calculations will be performed for the various phases to confirm adequate fire
flow service.
B. Existing Water System
The existing public water system is owned and operated by The Connecticut
Water Company (CWC) with offices at 446 Smith Street, Middletown, CT
06457. A 12 inch water main fronts the site on three sides, Deming Street on
the north, Buckland Road on the east, and Smith Street on the south (Exhibit 2).
A fire flow test conducted by the CWC on September 24, 2014 at a hydrant on
Tamarack Road (South End) yielded a flow of 1,463 gallons per minute (gpm)
with a residual pressure of 72 pounds per square inch (psi). The static pressure
was 90 psi. The hydrant tested is located to the south and west of The Shoppes
at Evergreen Walk.
Additional fire flow tests were conducted by the CWC on March 22, 2018 at a
hydrant adjacent to LA Fitness. The hydrant yielded 1,300 gpm with a residual
pressure of 64 psi. The static pressure was 86 psi.
Currently, one 8-inch water main serves ECHN and ECHN II. It branches off
of the 12-inch Deming Street water main and extends south along Tamarack
Avenue toward ECHN II. It then continues along the connector road between
Evergreen Way at LA Fitness and Tamarack Avenue at ECHNII and connects
the 8-inch mains in Evergreen Way and Tamarack Avenue. The service for LA
Fitness branches off of Buckland Road and extends west along Cedar Avenue.
The Tamarack Avenue extension at the north end of the site is now connected
with the Cedar Avenue to create a loop.
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A 12-inch water main branches off of Buckland Road at the southern end of
Evergreen Walk and extends west along Tamarack Avenue. This 12-inch water
line follows Evergreen Way north for a portion, splits, and then recombines and
continues north to the water main located at the intersection of Evergreen Way
and Cedar Ave to create a loop.
At the southern end of Evergreen Walk, a 12-inch water main continues in the
westerly direction on Tamarack Avenue and past the intersection with
Evergreen Way. The 12-inch main then tees at the intersection of Tamarack
Avenue and Longleaf Lane and continues north on Tamarack Avenue, and west
on Longleaf Lane. The 12-inch main on Tamarack ends just south of the bridge
with a fire hydrant and blow-off assembly. Currently in construction, the
section of water main to continue the 12-inch main north and connect to the
existing water main by Evergreen Crossing Retirement Community will be
completed. This will complete the southernmost loop of the water main.
The 12-inch main on Longleaf Lane extends in the westerly direction and just
past the entrance to the Tempo Apartments. There are two 8-inch water main
connections to the 12-inch main on Longleaf that loop through the Tempo
Apartments development. There is also an 8-inch main that loops the Tempo
Apartments main to the east and connects to the 12-inch water main in
Tamarack Avenue.
C. Proposed Improvements
In order to support the future residences development located on Unit 7C the
12-inch water main located in the Tempo Apartments development will be
extended in the westerly direction and loop to connect to the existing 8-inch
water main located in Unit 7B.
The Connecticut Water Company (CWC) and Town of Manchester have
executed an agreement that includes the connection of Manchester Water
Department’s Buckland Hills system to the CWC system in Buckland Road.
This connection provides additional water for fire protection to the Gateway
Development Zone.
There is an increase of 14% to the projected water demand as a result of the
most recent revisions to the General Plan of Development.
D. Conclusion
It is our opinion that the existing and proposed water facilities will provide
adequate water service for domestic and firefighting purposes in the quantities
and pressures required to support the development proposed herein. As
necessary, calculations will be performed for the various phases to confirm
adequate fire flow service, and the necessary improvements will be proposed to
address those needs.
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III. SANITARY SEWERS
A. Projected Sewage Flows from Proposed Project
This General Plan of Development proposes seven land uses: office, hotel,
recreation, retail, commercial, residential, and institutional. It is anticipated that
sewage will be generated from this project in the following amounts:
TABLE 3
Typical Land Use
Description
Size(S.F./Units/
Rooms/Beds)
Unit Flow (1)
(Gal/Day)
Average Daily
Flow (Gal)
Hotel 108 Rooms
(No Change)
150/Rm 16,200
(No Change)
Indoor Recreation 45,000
(No Change)
0.15/S.F. 6,750
(No Change)
Office 189,490
(+42,000)
0.11/S.F. 20,844
(-3,405)
Commercial - Daycare 10,000
(No Change)
0.11/S.F. 1,100
(No Change)
Retail 600,480(2)
(+9,209)
0.10/S.F. 60,048
(+921)
Residential 365 Units/548 Rooms
(+165 Units/+248 Rooms)
150/Rm 82,200
(+37,200)
Institutional – Residential 400 Units/606 Rooms
(No Change)
150/Rm 90,900
(No Change)
(1) All units of flow were estimated from data generated by Fuss & O'Neill for similar types of
establishments/uses.
(2) Including restaurants.
The following table summarizes the total average daily flow and includes a
contribution from groundwater inflow:
TABLE 4
Sewage
Source
Average Daily
Flow (Gal)
Peak Daily
Flow (1 ) (Gal)
Contributing
Area (Acres)
243 Ac x 60%
Peak
Infiltration(2)
Flow (Gal)
Peak Design
Flow
(gal/day)
Project Site 278,042
(+34,716)
1,112,168
(+138,864)
146 146,000 1,258,168
(+138,864)
(1) Assumes a Peaking Factor of 4.0 for the mixed-use development.
(2) Peak Infiltration = acreage x 1000 gallons/day
B. Existing Sewerage Facilities
The Evergreen Walk site lies within the wasteshed area of the Clark Street
sewage pump station. Gravity sewers are located in Buckland Road, east of
Deming Street (northern boundary of the site), Clark Street (west of the site),
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Wheeler Road (south of the site) and in Smith Street west of Wheeler Road
(southwest of the site). The sewers from Clark Street, Smith Street, and
Wheeler Road flow by gravity to the Clark Street pump station. The Buckland
Road sewer flows by gravity north.
Sewage from the Original ECHN building at Buckland Road and Deming Street
as well as from Manchester Pediatric Associates currently flows by force main to
the Buckland Road gravity system. In addition, ECHN II and ECHN III
sewage flows southerly by force main to the gravity branch located west of LA
Fitness.
In 1995, Weston and Sampson performed a sewer study of the Buckland Road
wasteshed, and determined the most cost effective sewer plan for the wasteshed.
The most cost effective sewer alignment to serve what is now the Evergreen
Walk site was found to be a gravity sewer which connected to the existing sewer
system on Clark Street. Such an alignment included the installation of 1,900
lineal feet of 12 inch sewer from a manhole north of the Clark Street pump
station to the western property line of Evergreen Walk, generally as shown on
Exhibit 3. From that point, the entire site could be served. The new alignment
is in place and referred to as the Gateway Trunk Sewer. This alignment required
the crossing of wetlands and Plum Gulley Brook.
The Clark Street pump station should be evaluated not expected to
accommodate sewage flows anticipated by the proposed General Plan of
Development as the projected flows have not increased.
C. Proposed Improvements
Although there is a projected sewer flow increase of 12% as a result of the most
recent revisions to the General Plan of Development, the December 14, 2015
utility report approved at that time exceeded the now projected sewer flows.
D. Conclusion
The quantity of sewage to be discharged from the uses proposed in the
development plan can be adequately served by the existing Town of South
Windsor sewerage facilities.
IV. STORMWATER MANAGEMENT
A. Existing Conditions
The proposed project is situated on a parcel of land containing 243 acres located
west of Buckland Road, north of Smith Street and south of Deming Street.
Plum Gulley Brook flows near the westerly boundary of the project and is
actually within the project area for a distance of about 2400 feet. There are two
unnamed streams on the site that are tributary to Plum Gulley Brook. One of
the streams flows along the southerly boundary and originates south of Smith
Street. The larger stream flows west to east from Buckland Road about 2,000
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feet north of Smith Street. This second stream, which originates on the east
side of Buckland Road, joins Plum Gulley Brook within the project area.
In addition to the stormwater runoff from within the project area, there are
about 190 acres east of Buckland Road that drain to the project. Part of this
flow is from the detention basin constructed as a part of the Lowe’s/Target
project. It is assumed that any future construction within the drainage area east
of Buckland Road will include detention facilities that will maintain flow rates
equal to existing levels.
All of the stormwater runoff from the site and the area east of Buckland Road
discharges to Plum Gulley Brook. A little over one mile downstream of the
proposed development, Plum Gulley Brook and Whaples Brook join at Vintons
Mill Pond to form the Podunk River.
B. Proposed Detention and Storm Sewer System
In order to minimize negative environmental impacts and the possibility of
increased runoff overloading downstream drainage facilities, low impact
development design techniques as well as stormwater best management
practices (BMPs) will be utilized both during and after construction. A series of
sedimentation and detention basins have been and will be constructed to control
sediment and peak storm flows from development at Evergreen Walk.
Infiltration of stormwater will be utilized where geologic conditions permit.
During the design stage, efforts will be made to create detention and infiltration
basins that are aesthetically pleasing and nuisance free.
Stormwater detention is currently provided for all developed and undeveloped
units within Evergreen Walk with the exception of Unit 7C. Additional
development on Unit 7C will require new detention system to be provided.
During construction, erosion control measures will be installed to minimize
erosion and sedimentation. Hay bale erosion checks and silt fence will be
installed where needed. Sedimentation basins will be constructed when needed.
In some cases, detention basins may be used as temporary sedimentation basins.
All erosion control measures will be constructed in accordance with the
requirements of the latest edition of Connecticut “Guidelines for Soil Erosion
and Sediment Control”.
V. OTHER UTILITIES
A. Electric Power
There is adequate infrastructure at Evergreen Walk to supply future
development areas with electricity.
New service to the future Apartments on Unit 7C site will come from existing
infrastructure located to the east of the proposed development site.
\\private\DFS\ProjectData\P2000\481\Y21\General Plan of Development\2021-07-26 - UtilityReport.docx
8
Infrastructure was planned and constructed into the Tempo Apartments
residential project.
B. Gas
Eversource has a main line in Deming Street and Buckland Road as well as
though out the Evergreen Walk site that is adequate to serve the proposed
development.. The Deming Street gas line serves ECHN. The Buckland Road
gas line branches off onto the southern Tamarack Avenue by The Shoppes and
along Cedar Avenue south of LA Fitness. The Cedar Avenue branch has
recently been extended to the south and west to serve the assisted living facility
currently under construction and also serves LA Fitness, ECHN II, and will
serve the Harbor Chase Retirements facility currently under construction.
Gas service to the Unit 7C development site will come from the existing gas
infrastructure currently in place at the Tempo Apartments.
C. Communications
There is adequate telephone and data service available to the proposed
development. Data and telephone service will be provided to the development
site via the existing services provided within the Unit 7C development.
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GENERAL PLAN OF DEVELOPMENT
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( Area = ±4.3 Acres)
UNIT 15
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39,820 sf
UNIT 10
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45,000 sfDDUNIT 11
OFFICE-SOUTH II
29,400 SF
UNIT 11
OFFICE-SOUTH I
29,400 SF
UNIT 5 Retail
6,000 SF
UNIT 5 Retail
5,000 SF
UNIT 5 Retail
15,000 SF
UNIT 5 Retail
24,000 SF
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140 UNITS
185,000 SF
UNIT 16 ASSISTED
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120 UNITS
115,000 SF
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140 UNITS
80,000 sf
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5,000 S.F.
UNIT 7E
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12,000 SF
UNIT 7DDAYCARE10,000 SFUNIT 12
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UNIT 12
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Retail
40,000 SFRetail
10,000 SF
ARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE
JOB NAME
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICES, IS THE PROPERTY OF THE
WHOLE OR IN PART, FOR ANY OTHER
CORPORATION OTHER THAN THAT
NAMED HEREON WITHOUT THE WRITTEN
SOLELY AT THE USER'S RISK AND THE
PROJECT OR BY ANY OTHER PERSON, OR11/5/2019FH99508.00NTSTHIS DOCUMENT, THE IDEAS AND
ARISING OUT OF SUCH USE.
AUTHORIZATION OF THE ARCHITECT.
ARCHITECT, AND IS NOT TO BE USED, IN
ANY SUCH UNAUTHORIZED USE WILL BE
fax: (860)568-5129
FLB Architecture & Planning, Inc.
(860)568-4030 web: www.flbarch.come-mail: flb@flbarch.com
East Hartford CT 0611819 Silver LaneAFLEX-2EVERGREEN WALK
EVERGREEN WALK, LLC.
PRELIMINARY PLAN OF DEVELOPMENT
EXHIBIT 2 - WATER SUPPLY
D
DETENTION BASIN #4
WETLAND MITIGATION AREA
( Area = ±4.3 Acres)
UNIT 15
ECHN
39,820 sf
UNIT 10
L.A.Fitness/ 1ST.
45,000 sfDDUNIT 11
OFFICE-SOUTH II
29,400 SF
UNIT 11
OFFICE-SOUTH I
29,400 SF
UNIT 5 Retail
6,000 SF
UNIT 5 Retail
5,000 SF
UNIT 5 Retail
15,000 SF
UNIT 5 Retail
24,000 SF
CEDAR
A
V
E
.
HEML
O
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A
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.
TAMARACK AVE.TAMARACK AVE.RIPA
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DE
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BUCKLAND ROADBUCKLAND ROADBUCKLAND ROADUNIT 14
OFFICE-WEST
15,000 sf
2 ST.TAMARACK AVE.UNIT 7B
RESIDENTIAL
200 UNITS
UNIT 3
INDEPENDENT
LIVING
3ST
140 UNITS
185,000 SF
UNIT 16 ASSISTED
LIVING
2 1/2 ST
120 UNITS
115,000 SF
UNIT 8
ADULT COMMUNITY
140 UNITS
80,000 sf
PLAY AREA
5,000 S.F.
UNIT 7E
2 ST.
OFFICE
12,000 SF
UNIT 7DDAYCARE10,000 SFUNIT 12
RETAIL
161,144 SF
UNIT 12
RETAIL
127 SF
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Retail
40,000 SFRetail
10,000 SF
ARCHITECT WILL BEAR NO RESPONSIBILITYSCALEJOB NO.DRAWNCHECKEDDATESHEET TITLE
JOB NAME
DESIGNS INCORPORATED HEREIN, AS AN
INSTRUMENT OF PROFESSIONAL
SERVICES, IS THE PROPERTY OF THE
WHOLE OR IN PART, FOR ANY OTHER
CORPORATION OTHER THAN THAT
NAMED HEREON WITHOUT THE WRITTEN
SOLELY AT THE USER'S RISK AND THE
PROJECT OR BY ANY OTHER PERSON, OR04/12/2019FH99508.00NTSTHIS DOCUMENT, THE IDEAS AND
ARISING OUT OF SUCH USE.
AUTHORIZATION OF THE ARCHITECT.
ARCHITECT, AND IS NOT TO BE USED, IN
ANY SUCH UNAUTHORIZED USE WILL BE
fax: (860)568-5129
FLB Architecture & Planning, Inc.
(860)568-4030 web: www.flbarch.come-mail: flb@flbarch.com
East Hartford CT 0611819 Silver LaneAFLEX-3EVERGREEN WALK
EVERGREEN WALK, LLC.
PRELIMINARY PLAN OF DEVELOPMENT
EXHIBIT 3 - SANITARY SEWER
File Path: J:\DWG\P2000\481\Y20\Civil\Plan\2000481Y20_PPD01.dwgLayout: SAN GPD Plotted: Tuesday, July 27, 2021 - 3:52 PM User: RRITTGERS
Mitchell Traffic Engineering LLC
7 East Forest Drive
Enfield Connecticut 06082
(860) 841-1690
email: steve@mitchelltraffic.com
www.mitchelltraffic.com
July 29, 2021
Mr. John Finguerra
Evergreen Walk LLC
1109 Rose Lane
Virginia Beach VA 23451
RE: Evergreen Walk
Modification to the General Plan of Development
Unit 7C Residential
Traffic Impact Statement
Dear Mr. Finguerra:
We have prepared this Traffic Impact Statement to address the change in traffic
generation and the impact of this change that will result from a proposed modification to
the existing approved General Plan of Development for the above referenced project.
As noted in the land use table on the General Plan, the previously approved
development consists of the following land uses:
Existing Approved Land Uses
Retail 600,480 SF
Office 230,440 SF
Indoor Recreation 45,000 SF
Hotel 108 Rooms (72,000 SF)
Residential 200 Units (246,550 SF)
Institutional 400 Units (480,000 SF)
This proposed modification will make the following changes to the approved land uses:
Remove all office use (90,950 SF and 360 parking spaces) from Unit 7C
Place 60,000 SF of office and 290 parking spaces on Unit 5
Eliminate 30,950 SF of office use and 70 parking spaces from the General Plan
Remove all Retail (9209 SF and 46 parking spaces) from Unit 7C
Remove 10,000 SF Retail and 50 parking spaces from Unit 5
Place 19,209 SF Retail and 96 parking spaces on Unit 8
Add 165 units of residential apartments on Unit 7C with 313 parking spaces
Mr. John Finguerra
July 29, 2021
Page 2
Table 1, attached, summarizes the existing approved General Plan, the proposed
changes, and the final development that will result from this change.
This letter addresses the change in traffic that is anticipated as a result of the proposed
General Plan modification, which eliminates 30,950 SF of office use and adds 165
residential dwelling units.
Using the Trip Generation data base, published by the Institute of Transportation
Engineers (ITE) with supplements through 2020, the traffic generated by the eliminated
office use and the replacement residential use were calculated, with the results
summarized in Table 2. Table 2 shows that this land use change is projected to reduce
daily traffic by approximately 200 generated vehicles. During the morning and afternoon
commuter peak hours, and the Saturday mid-day shopping peak hour generated traffic
will be reduced by between 25 and 35 vehicles per hour.
It is therefore our conclusion that the proposed modification to the General Plan will
result in a reduction of overall site generated traffic and will have no negative impact on
the safe traffic operations in the area.
We will be happy to respond to any comments or questions from the Town staff or
Commission regarding this traffic statement.
Very truly yours,
MITCHELL TRAFFIC ENGINEERING LLC
Stephen F. Mitchell, PE
Land Use
Square
Footage
#Units/
Rooms
Parking
Spaces
Square
Footage
#Units/
Rooms
Parking
Spaces
Square
Footage
#Units/
Rooms
Parking
Spaces
Retail
The Shops at Evergreen Walk 284,750 1,709 284,750 1,709
The Shops- Phase II 90,250 542 90,250 542
Wright Property (Unit 5)50,000 250 -10000 -50 40,000 200
Unit 7C 9,209 46 -9,209 -46 0 0
Unit 7F 5,000 25 5,000 25
Unit 8 0 0 +19,209 +96 19,209 96
Unit 12/13 161,271 674 161,271 674
Total Retail 600,480 3,246 600,480 3,246
Office
The Shops at Evergreen Walk 3,870 20 3,870 20
ECHN Medical Center 39,820 200 39,820 200
Office - South I & II 58,800 296 58,800 296
Unit 14 15,000 61 15,000 61
7E & 7D 12,000 59 12,000 59
Unit 7C 90,950 360 -90,950 -360 0 0
Wright Property (Unit 5)0 0 +60,000 +290 60,000 290
Total Office 220,440 996 189,490 926
Daycare 10,000 40 10,000 40
Recreation
L.A. Fitness at Evergreen Walk 45,000 310 45,000 310
Hotel
Hotel - North & South 72,000 108 Rooms 116 72,000 108 Rooms 116
Residential
The Residences at Town Square 246,550 200 Units 350 246,550 200 Units 350
Unit 7C 0 0 0 303556 +165 Units +313 303,556 165 Units 313
Total Residential 246,550 200 Units 350 550,106 365 Units 663
Institutional
Unit 8 - Independent Living 180,000 140 Units 155 180,000 140 Units 155
Unit 16 - Assisted Living 115,000 120 Units 84 115,000 120 Units 84
Unit 3/4 - Independent Living 185,000 140 Units 163 185,000 140 Units 163
Total Institutional 480,000 400 Units 402 480,000 400 Units 402
Table 1
Land Use Summary
Proposed General Plan
Modification
Total New General Plan
Development
Existing General Plan (as
Previously Approved)
Use Size
Enter Exit Total Enter Exit Total Enter Exit Total Enter Exit Total
Office 30,950 SF 550 550 1100 6 19 86 30 77 107 58 44 102
Residential 165 Dwelling Units 449 449 898 15 44 59 44 29 73 37 39 76
-101 -101 -202 9 25 -27 14 -48 -34 -21 -5 -26
Note: A negative number represents a reduction in generated traffic.
Chanage in Generation
Table 2
Trip Generation Summary
Daily Traffic AM Peak Hour PM Peak Hour Sat Peak Hour
21%?
Re:General Plan Modification,Unit 5
To:South Windsor Planning and Zoning Commission
The proposed modification to the General Plan of Development does not represent any increase or
decrease in any type of land use on the previously approved General Plan of Development for
Evergreen.Instead,it reallocates square footages from Unit 7C to Unit 5.
The proposed development of Unit 5 permits the construction of a maximum of 60,000 square feet of
floor area.Ofthe total,the acquisition agreement allows for a maximum of up to 40,000 square feet
of retail/commercial space on the site (which is already permitted on Unit 5 by the current General
Plan of Development),the balance of20,000 square feet would be required to be office space.
Altematively,the maximum office space allowed by the agreement is 60,000 square feet (with no
retail space).The final development will likely be somewhere between the two extremes.
So,the full development of Unit 5 could range from:
1.60,000 Square Feet of Office Space with no retail/commercial uses,to
2.20,000 Square Feet ofOffice Space with 40,000 ofretail/commercial use,0r
3.Any combination ofthe uses not to exceed 60,000 square feet total.
Any proposed use ofthe site will be presented to the Planning and Zoning Commission for Site Plan
Approval as those uses are determined.
Thank you for your consideration.
f L
ay Fish
Chief Operating Officer
Accubranch,LLC
Agent for PeoplesBank,applicant
AccuBranch,LLC
1137 Main Street 11 e‘i:;
East Hartford,CT 06108
DATA -STRATEGY ~GROWTH
RECEIVED
October 25,2021 Ubi 2 B 2021
Mr.Michele Lipe SOUTH WINDSOR PLANNING DEPT,Director of P1anning
1540 Sullivan Ave
South Windsor,CT 06074
2 i .qw
\AccuBRANCH
DATA.STRATEGY-GROWTH
RECENED
OU 2 6 2021
October 26,2021 SOUTH MNDSOR PLANN‘NG DEPT‘
Mr.Michele Lipe
Director of Planning
1540 Sullivan Ave
South Windsor,CT 06074
Re:General Plan Modification,Traffic and Utilities,Unit 5
gA
To:South Windsor Planning and Zoning Commission
The proposed modification to the General Plan of Development does not represent any increase or
decrease in any type of land use relative to the previously approved General Plan of Development for
Evergreen.Instead,it reallocates some previously approved office square footage from Unit 7C t0
Unit 5.
There is no projected increase or decrease in projected traffic and the traffic statement/report
presented with the last approved General Plan of Development still remains current and reflects the
approved and proposed land uses at Evergreen Walk.
Also,as there is not conceptual increase in uses at Evergreen Walk proposed with this version of the
General Plan of Development,there is no change to the demand for utilities nor is there an
anticipated increase in demand on the storm water drainage system as described on the last approved
General Plan of Development.
As there is no effect on the land uses,and no increase or decrease in the traffic or utilities systems,
we have not submitted a revised traffic statement nor a revised utility /drainage impact statement.
Thank you for your consideration.
/
y Fis r
ChiefOperating Officer
Accubranch,LLC
Agent for PeoplesBank,applicant
AccuBranch,LLC
1137 Main Street 1 i r ‘.;
East Hartford,CT 06108
%
PLANNING DEPARMENT
October 28,2021
Jay Fisher
AccuBranch LLC
1137 Main Street
East Hartford,CT 06108
Dear Mr.Fisher,
Re:Appl.21-48P,Peoples Bank on behalf of Evergreen Walk LLC —request to modify the
Evergreen Walk General Plan of Development for Unit Sa (southwesterly corner of Buckland
Road and Cedar Ave)to modify the uses to include up to 50,000 sf of office and/or retail,on
property located at 151 Buckiand Road,Buckland Gateway Development Zone
Please be advised that the Regular Hearing of the Pianning &Zoning Commission for the above
referenced matter has been scheduled for Tuesday,November 9,2021.
This meeting will be held in the Council Chambers ofthe South Windsor Town Hail.Someone
must be present to represent the application.
Two signs advertising the meeting must be posted on the property for ten (10)consecutive days
priorto the hearing and must be clearly visible from a town street.The signs must be posted on
Buckland Road and Evergreen Way frontage by October 30,2021.
Signs can be picked up at the main entrance of Town Hall,1540 Sullivan Avenue,in the large tan
plastic drop off bin next to the main entrance.Please call (860)644-2511 Ext 329 if you have any
questions,Monday —Friday,8:00 a.m.—4:30 p.m.
Sincerely,
Caitlin O'Neil
Administrative Assistant/Land Use Coordinator
1540 Sullivan Avenue,South Windsor,CT 06074 i Tel (860)644-2511 ext.329 i Planning@SouthWindsor-CT.gov
SLR International Corporation, 195 Church Street, 7th Floor, New Haven, CT 06510
203 344 7887 slrconsulting.com
November 5, 2021
Mr. Jay Fisher
Chief Operating Officer
Accubranch
1137 Main Street
East Hartford, CT 06108
RE: Traffic Review of Cedar Avenue Queuing
Evergreen Walk – Unit 5 – Proposed Bank
South Windsor, Connecticut
SLR #141.14899.00004
Dear Mr. Fisher:
At your request, we have reviewed the traffic-related materials associated with the mixed-use Evergreen
Walk development on the western side of Buckland Road in South Windsor, Connecticut. The Evergreen
Walk development has received master plan approval for approximately 1,500,000 square feet (SF) of
retail, office, residential, and other commercial space and is partially built out.
Specifically, we have evaluated the proposed development of Unit 5, located on the southwest corner of
Buckland Road and Cedar Avenue, opposite the proposed Gateway development. Unit 5 has received
master plan approval for 50,000 SF of retail, split between several buildings. Proposed is a 2,200 SF bank
building in place of 6,000 SF of retail space; the remaining 44,000 SF of retail space will remain. Proposed
is a right-in, right-out driveway from Unit 5 to Cedar Avenue, approximately 170 feet west of Buckland
Road. This letter evaluates the extent to which the queueing of the eastbound movement at the
intersection of Buckland Road and Cedar Avenue/the proposed Gateway development driveway would
interact with the proposed right-in/right-out driveway from Unit 5 based on past traffic studies prepared
for the Evergreen Walk development. Furthermore, since these past traffic studies assume 50,000 SF of
retail space on Unit 5, we also compare the difference in trip generation associated with the change in
land use from 6,000 SF of retail to a 2,200 SF bank.
QUEUE SUMMARY
The following materials have been reviewed:
• Traffic Impact Study for Evergreen Walk (June 13, 2007, revised December 2007), prepared by FA
Hesketh & Associates
• Traffic Impact Report for The Town Square at Evergreen Walk (August 8, 2011), prepared by URS
Corporation
November 5, 2021
Mr. Jay Fisher
Page 2
SLR International Corporation slrconsulting.com
• Traffic Impact Study for Proposed Grocer/Retail at the Promenade Shops at Evergreen Walk (June
2021), prepared by Langan
Initially, we reviewed the traffic impact studies from 2007 and 2011 for the Evergreen Walk development.
The average and 95th percentile queues for the eastbound movement at the intersection of Buckland Road
and Cedar Avenue are summarized in Table 1 below.
TABLE 1
Queue Summary on Cedar Avenue
2007 and 2011 Traffic Studies
TRAFFIC
ANALYSIS
SOURCE
TRAFFIC SCENARIO MOVEMENT
WEEKDAY MORNING
PEAK HOUR
WEEKDAY AFTERNOON
PEAK HOUR SATURDAY PEAK HOUR
AVERAGE
QUEUE
(FT)
95TH
PERCENTILE
QUEUE (FT)
AVERAGE
QUEUE
(FT)
95TH
PERCENTILE
QUEUE (FT)
AVERAGE
QUEUE
(FT)
95TH
PERCENTILE
QUEUE (FT)
Traffic Impact
Study (June
2007, revised
December
2007)
2010 Combined EBL -- -- 277 336 73 111
EBR -- -- 169 217 22 57
2010 Combined
with
Improvements
EBL -- -- -- -- 73 111
EBR -- -- -- -- 22 59
Traffic Impact
Report (August
2011)
2013 Combined EBL 13 26 22 37 19 33
EBR 0 15 0 18 0 18
2013 Combined
with
Improvements
EBL 13 26 22 37 19 33
EBR 0 15 0 18 0 18
As can be seen, the average and 95th percentile queues would not be expected to block the Cedar Avenue
driveway during the weekday morning and Saturday midday peak hours. During the weekday afternoon
peak hour, there is expected to be some blockage of the driveway; however, its convenience for a large
portion of the week far outweighs the relatively short blockage time. Furthermore, the blockage would
only impact those entering or exiting the site and would not make conditions worse for other vehicles or
become a safety issue.
Following this review, the Office of the State Traffic Administration (OSTA) provided the most recent traffic
materials for Evergreen Walk. The project is currently undergoing review under OSTA #132-2108-01, which
will replace 53,000± SF of retail space with 10,000± SF of retail space and a 40,000± SF grocery store. The
traffic report for this development was prepared by Langan; the traffic volumes from this study have been
approved by the Connecticut Department of Transportation (CTDOT) Bureau of Policy and Planning. We
have summarized Langan’s findings for the eastbound queue in Table 2 below. It is noted that Langan’s
traffic impact study included the proposed Gateway development, which will have access via a new
driveway opposite Cedar Avenue at Buckland Road.
November 5, 2021
Mr. Jay Fisher
Page 3
SLR International Corporation slrconsulting.com
TABLE 2
Queue Summary on Cedar Avenue
2021 Traffic Study
TRAFFIC ANALYSIS
SOURCE
TRAFFIC
SCENARIO MOVEMENT
WEEKDAY AFTERNOON
PEAK HOUR SATURDAY PEAK HOUR
AVERAGE
QUEUE
(FT)
95TH
PERCENTILE
QUEUE (FT)
AVERAGE
QUEUE
(FT)
95TH
PERCENTILE
QUEUE (FT)
Traffic Impact Study
(June 2021) Combined
EBL 136 213 173 275
EBT 6 82 7 141
EBR 88 138 84 171
Based on this most recent traffic report, the findings discussed earlier are similar, except the average
queues in the afternoon are expected to be shorter; therefore blockage of the Cedar Avenue driveway
would occur less frequently. The other difference is that the Saturday 95th percentile queue would exceed
available storage between the driveway and Buckland Road. We still feel that the relatively short time
there could be blockage is outweighed by the convenience of this driveway during the rest of the week.
Note that even during 95th percentile cycles, this does not mean the queue is at this level for the entire
cycle. The queue builds from the time the light goes from green to red gradually and does not block the
driveway until some point during the cycle. Thus, the blockage is infrequent, based on the analysis results
we reviewed.
TRIP GENERATION COMPARISON
The analyses from these traffic reports all assume Unit 5 will be occupied by 50,000 SF of retail space.
However, Unit 5 is proposed to replace 6,000 SF of retail space with a 2,200 SF bank. The net increase in
site-generated traffic was estimated using statistical data published by the Institute of Transportation
Engineers (ITE) 1. ITE Land Use Codes (LUC) #820, Shopping Center, and #912 Drive-in Bank, were used to
estimate the site traffic volumes, which are shown in Table 3.
1 Trip Generation, 11h Edition, Institute of Transportation Engineers, 2021
November 5, 2021
Mr. Jay Fisher
Page 4
SLR International Corporation slrconsulting.com
TABLE 3
Trip Generation Comparison
LAND USE ITE LAND
USE #
NUMBER OF VEHICLE TRIPS
WEEKDAY
MORNING
PEAK HOUR
WEEKDAY
AFTERNOON
PEAK HOUR
SATURDAY PEAK
HOUR
IN OUT TOTAL IN OUT TOTAL IN OUT TOTAL
Shopping Center (6,000 SF) 820 3 2 5 11 12 23 14 13 27
Drive-in Bank (2,200 SF) 912 13 9 22 23 23 46 30 28 58
NET CHANGE IN SITE-GENERATED
TRAFFIC +10 +7 +17 +12 +11 +23 +16 +15 +31
Trip Generation, 11th Edition. Institute of Transportation Engineers, 2021
The proposed bank is expected to generate a relatively small amount of additional traffic, which is not
expected to materially change the conclusions of the review. It is expected that the impact of the proposed
bank will remain consistent with those findings from the Langan traffic study.
We also understand that Steve Mitchell is in the process of providing additional traffic reports related to
the Evergreen Walk development; we will review those materials if there are any new findings.
We hope this letter is useful to you and the Town of South Windsor. If you have any questions or need
anything further, please do not hesitate to contact the undersigned.
Sincerely,
SLR International Corporation
David G. Sullivan, PE
U.S. Manager of Traffic & Transportation Planning
Enclosures
141.14899.00004.n521.ltr
q‘bAppl.#21-WP,Evergreen Walk General Plan
0f Development M0dif1cati0n
1 1 -9-2 1
Planning Department Report
l.Peoples Bank on behalf of Evergreen Walk LLC —request to modify the Evergreen
Walk General Plan of Development for Unit 5a (southwesterly corner of Buckland
Road and Cedar Ave)to modify the uses to include up to 60,000 sf of office and/or
retail,on property located at 151 Buckland Road,Buckland Gateway Development
Zone
2.The original general plan approved in 2001 and this plan was renewed in 2014 and
modified several times over the past few years most recently for the Costco
development and changes associated with the Whole Foods development.The name
change to Evergreen Way should also be clearly labelled on the General Plan
documents submitted.
3.The changes to the overall layout are insignificant from previous approvals.
4.The sidewalk network currently exists along the perimeter of the new development
keeping walkability throughout the site.At the time of the site plan,we would
anticipate traffic calmingvand/or aesthetic treatments at some of the internal pedestrian
crossings.
5 .Utility impacts are insignificant as the utilities currently exist in Evergreen Way to
accommodate the new buildings.Adequate public water is and sewers are available in
the area and details designs would be reviewed at the time of site plan approval.
6.At this time the applicant has not provided any architectural drawings of the proposed
buildings.
7.Prior to any actual building or site construction,a request for a site plan of development
in conformance with the approved general plan must be submitted,reviewed and
approved by the Architecture and Design Review Committee,this Commission as well
as the Inland Wetlands Agency and the WPCA.The site plan will include all of the
engineering details as well as final building design and site layout.
If this General Plan is approved,Flaming Dept.requests the following updates to the
general plan:
0 Data table $(e updated to reflect the most current activity on the site;
0 Labelling of Evergreen Way on the maps should be clearly shown.
The following items should be addressed by the applicant as the time of the site plan
approval;
I Th6 name change to Evergreen Way should also be clearly labelled on the GeneralPlandocumentssubmitted.
0 Specific attention to saving the existing trees along Buckland Road.
All of the conditions of the 2014 general plan approval will remain in effect.
The following items were previously outstanding items and are now be completed with theCostcoCO;
0 Temporary roadway portion of Evergreen Way must completed and concretesidewalksinstalled;
0 Completion of the remainder of Tamarack road network (south of the IndependentLiving);
0 Completion of the trail system shown on the general plan shall be submitted with thefilingontheretailSitePlanapplicationandcompletedpriortoIssuanceofaCO.
From:Doolittle,Jeffrey
Sent:Tuesday,November 16,2021 4:36 PM
i have reviewed the revised general plan submitted for the above application and have one comment.
Ithink the proposed driveway off Cedar Ave needs to be moved west 50—100 feet so it is not impacted by long lines of
vehicles heading eastbound on Cedar Ave waiting at the signal at Buckland Ave.
Rega rds,
Jeffrey Doolittle,P.E.
Assistant Director of Public Works/Town Engineer
Town of South Windsor
1540 Sullivan Avenue
South Windsor Ct 06074
860-644-2511 ext 245
To:Lipe,Michele
Subject:App 21—48P —Peoples Bank at Evergreen Walk
Michelle,
PLANNING DEPARTMENT
CERTIFIED MAIL 7019 2280 0001 51 19 0549
November 18,2021
Jay Fisher
AccuBranch,LLC
1137 Main Street
East Hartford,CT 061 08
Dear Mr.Fisher:
Re:Appl.21-48P,request to modify the Evergreen Walk General Plan of Development for Unit
5a (southwesterly comer of Buckland Road and Cedar Ave)to modify the uses to include up to
60,000 sf of office and/or retail,on property located at 151 Buckland Road,Buckland Gateway
Development Zone
We are pleased to advise you that the Flaming &Zoning Commission voted on November 16,
2021 to approve with modifications the above referenced application for a request to modify the
Evergreen Walk General Plan of Development for Unit 5A of property located at 151 Buckland
Road,Buckland Gateway Development Zone as shown on plans prepared by FLB Architecture
&Flaming,Project No.99508 as revised.
This approval is subject to the following modifications:
1.The Commission notes that this approval is for a General Plan of Development,which
does not address all engineering and site design details.The applicant shall submit an
application for a Site Plan of Development approval prior to construction,per Section
4.2.15iD of the zoning regulations.Construction phasing must be included on Site Plan of
Development if appropriate.
2.No building permits will be issued until any required OSTA certificate modification has
been issued (per CGS §14—3 1 l).
3.All approval considerations of the March 11,2014 for Appl.14—09P,Evergreen Walk
General Plan of Development remain in effect including:
a.The Plum Gulley Brook/Podunk River watershed is a highly sensitive watershed
and stream corridor,hydrologically,hydraulically and ecologically.Storm
drainage design at the site plan stage must thoroughly and adequately address
storm water quality and quantity,including both on—site and downstream impacts,
b.Views of parking areas from Buckland Road must be minimized through the use
of berms and perimeter landscaping.
c.Roofs and roof equipment must be screened from Buckland Road,Smith Street
and Deming Road.
d.Pedestrian and bicycle interconnection between the lifestyle center (“main street”
retail center),indoor recreation facilities,office and housing must be provided,e.Delivery trucks must use routes other than the “main street”to make site
deliveries.
1540 Sullivan Avenue,Suuth Windsur,CT [mun l Tel (861])Elli-2511 Ext 329 l Planning@SuuthWindsur-ET.gnv
Trees and hedgerows must be preserved to the maximum extent possible;
preservation details to be shown on the site plan
g.No outdoor storage is allowed in the Gateway zone,per Section 5.8.6.0 of the
zoning regulations
h.Construction phasing,including phasing of external roadway improvments,must
be shown on the site plani.As additional green space is added}it should include some of the site’s existing
natural features.
Black and white transparent mylars of Sheets #Z1-Z3 with the above modifications,together
with three blueprint copies of the entire set of plans must be submitted to this Commission within
30 days to be stamped and signed.The letters of approval of this Commission must be
reproduced on the mylars.
After the mylars have been signed by the Commission,they will be retumed to you for tiling in
the Office of the Town Clerk.After filing these plans,a copy of the receipt must be submitted to
the Planning Department.
Very truly yours}
{5 (mt 'Pzitct F'tmQ A
Bart Pacekonis,Chairman
Flaming and Zoning Commission
BP/cgo
Town En ineerChiefBulding OfficialAssessorFireMarshal
154D Sullivan Avenue,Snuth Windsnr,CT 05074 t Tel (BED)644-2511 Ext 329 l Planning@SauthWindsur»BT.gov