HomeMy WebLinkAbout19-25P Evergreen Walk LLC General Plan ModificationTOWN OF SOUTH WINDSOR
PLANNING BLZONING COMMISSIONAPPLICATIONFORM
Application Number:[y‘l 5P
Official Receipt Date:..r /
Munis Application #:§O I O é
SOUTH WINDSOR PLANNING DEPT.APPLICANT:Evergrcen Walk.LLC
PROJECT NAME:Evergreen Walk Unit 8:pmyide for 140 units oflndcncndent Living Use
COMPLETE LOCATION OF PROPERTY:151 Buckland Road.South Windsor,CT 06074
OWNER OF RECORD ON LAND RECORDS:Evergreen Walk.LLC
OWNER ADDRESS:ATTN:John Finguerra.1L09 Rose Lane,Virginia Beach.VA 23451
w i waxs PIN ii 15300151 i r ZONE GD
NAME,ADDRESS,TELEPHONE 85 EMAILADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Attornev Christopher Smith,Alter &Pearson‘LLC,P.O.Box 1530,Glastonbury,CT 06033;8GO~652~4020;
gsmith@aiternearson.com 17 O%%‘T 3 Estimated presentation time:§mins
THIS APPLICATION IS FOR:(Check all that apply):
B Zone Change to (Public Hearing and Certificate of Mailing Required)
D Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required)
E Subdivision D Minor D Major
D Resubdivision (Public Hearing Required)D Minor D Major
E Conditienal Subdivision
D Special Exception to Table (Public Hearing and Certificate of Mailing Required)
E]Site Plan of Development D New B Modification Building(s)Sq Ft:
l ’Plamof Development:—iMod_ij?catioii (General Plan of Development last updated 2/26/19)
Earth Filling (Sec.7.6)and/or Earth Removal (Seci 7,16)(Public Hearing and Certificate of MailingRequired)
Regulation Amendment D Zoning D Subdivision —Attach proposed amendment (Public Hearing Required)
Temporary and Conditional Permit (Public Hearing Required)for
Temporary and Conditional Permit Renewal for
Detached In Law Apartment or D Accessory Apartment (Public Hearing and Certificate of Mailing Required)
Major Home Occupatio (Certificate of Mailing Required)for
Other (explain in det )/i
PLEA NOT An ication Pending Sign is re uir d t posted on the property for all applicationsten(1 days ior eing heard by the Commis n
EDDDDDD
Si tur ofApplik;t V
E ergreen ’alk,LLC by John ‘in ierra,Mcmbcr
rint me of App cant U
i gna re’of roperty Owner
Ever ccn a k,LLC,by John Finguerra,Member
Pri Na e fProperty Owner Revised 1/9 20 17enMNEal)\in
w“3A
ALTER
PEARSON.I,L(:
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April 8,2019 km m:‘1:1 u \HIHI
VIA HAND—DELIVERY
Chairman Bart Pacekonis,and
Members of the Planning and Zoning Commission
ATTN:Michele R.Lipe,AICP
Director of Planning
Planning Department
1540 Sullivan Avenue
South Windsor,Connecticut 06074
Re:Application requesting approval to modify General Plan of Development for Evergreen Walk,
which is located within the Buckland Road Gateway Development Zone (“GD”),concerning
Unit 8,to provide for 140 units oflndependent Senior Living (“Application”).
Applicant/Owner:Evergreen Walk,LLC.
Dear Chairman Pacekonis and Members of the Commission:
Please be advised that the undersigned represents Evergreen Walk,LLC (“Applicant“)concerning the above-referenced Application.The proposal is to modify the existing,approved General
Plan.whereby there will be a reduction of approximately 20,730 s.f.of commercial/office space,which
will accommodate the proposed 140 units of Independent Senior Living,with approximately 180.000
sf.of f100r area.This will preserve the required 2:1 commercial/residential use ratio currently being
applied to the Evergreen Walk community.
Specifically,the Applicant proposes to modify the General Plan as follows:(1)eliminate
approximately 30,000 sf.ofretail from Unit 8;add approximately 12,000 s.f.ofretail to Unit 12;and
add approximately 18,000 s.f.of retail to Unit 7C;which results in no change in retail square footage at
Evergreen Walk;(2)eliminate approximately 70,730 s.f.of office from Unit 8;add approximately
50,000 s.f.of office to Unit 7C;which results in a reduction of approximately 20,730 s.f.ofoffice space
at Evergreen Walk;and (3)add 140 units of Independent Senior Living,with approximately 180,000 s.f.
of f1oor area,to Unit 8.
As you are aware,this is a proposed modification to the General Plan ofDevelopment only.Any
specific proposed Independent Senior Living use would be the subject of a future application to the
Commission.
ALTER
PEARSON,Lu:
ATTORNEYS AT LA\\V’
Page [2
As provided by Section 8.6.3 of the Zoning Regulations,plans depicting this proposedmodification,with the appropriate zone data table information,prepared by FLB Architecture &
Flaming,lnc.,are included with the enclosed application form and check representing the requisite filing
fee.We also enclose a Proposed General Plan of Developmenr Modi/iculion,Evergreen Walk
Development,Town nfSouz‘h Windsor,Connecticut,Traffic Impacts related t0 Proposed Independent
Living Housing,dated April 5,2019,and prepared by Stephen F.Mitchell,PE,Senior Transportation
Manager,Transystems Corporation.An updated Utility Impact Statement will also be filed in the
immediate future.We anticipate that the presentation will take approximately one hour‘
We look forward to processing this modification request with the Commission and your
professional Staff.Thank you for your anticipated cooperation and assistance with this request.
As always,best regards.
Cc:Evergreen Walk,LLC
Alan Lamson,AICP
TranSystems
530 Preston Avenue Tel 860-274-7544
Suite 100 Fax 203788671035
Meriden,CT 06450 Dir 860-417-4555
sfmilche||@Transystems.com
www.1ransyslems,c0m
April 5,2019
Mr.John Finguerra
Evergreen Walk LLC
1109 Rose Lane
Virginia Beach VA 23451
Re:Proposed General Plan of Development Modification
Evergreen Walk Development
Town of South Windsor,Connecticut
Traffic Impacts related to Proposed independent Living Housing
Dear Mr.Finguerra:
Evergreen Walk is in the Buckland Road Gateway Development Zone in the Town of South Windsor (TheGatewayZone).The Gateway zone is a multi-use zone that allows a mix of retail office residential andancillaryuses.Portions of the development,including recreational retail residential and'office uses arecompleteandhavebeeninoperationforsometime.Hotel and Assieted Living developments are presentlybeingcompleted,and a Daycare facility has recently been approved There are several remainingundevelopedparcelsoflandthathaveassignedfutureusesinaccordancewiththemostrecentGeneral PtanofDevelopment.
Evergreen Walk,LLC is proposing to modify the present General Plan to place a 140 unit (180,000 SF)independent Living complex,with occupancy limited to persons over 55 years in age,on the parcel identifiedasUnit8.The previously identified uses (70,730 SF office and 30,000 SF retail development)will be removedfromUnit8.The retail use will be placed on Units 12 (12,000 SF)and 7C (18 000 SF),and 50 000 SF oftheofficeusewillberelocatedtoUnit7C.The remaining 20 730 SF of office use will be eliminated.This letterhasbeenpreparedtodocumentthetrafficimpactassociatedwiththischange.
Because the development has already been approved for a specific General Plan,the impact of this proposedmodificationisthenetdifferencebetweenthepreviouslyapprovedtrafficgenerationandtheanticipatedtraffic
generation for the new plan.This requires estimating the traffic generated by the new Independent Livingfacility,as well as the previous office use (which will be eliminated).The following sections discuss the traffic
generated by each ofthese uses.In each case,generation estimates have been made using the publicationTripGeneration(10m Edition),published by the institute of Transportation Engineers (ITE).Trip Generation isadatabasethathasbeencompiledbyITEoverthepastfourdecades,from actual traffic count dataassociatedwithmanydifferenttypesoflanduses.From this data,actual experience of trip generation for aspecificlanduseandspecificsizecanbeexamined,and used to projecttraffic for a proposed land use.Alltrafficvolumeprojectionsinthefollowingsectionswerecomputedusingthisdatabase.
Office Dci'e/ripmcnl
The present General Plan of Development consists of 241,170 square feet of office of which 117 490 SF isalreadycompletedandoccupied.Ofthe remaining 123,680 SF,this proposalwill eliminate 20,730 éF on Unit8,and relocate 50,000 SF to Unit 7C,leaving 102,950 SF to be completed.The traffic generation forthe sitewillbereducedbytheeliminationof20,730 SF,as shown in Table 1.
Reluil Dci'c'lri/Irnunl
The present General Plan of Developmentconsists of600,480 square feet of retail use,ofwhich 375,000 SF
I Tran April 5,2019Page2of 2
is already completed and occupied Of the remaining 225,480 SF,30,000 SF is shown on Unit 8.This
change will require repositioning 12,000 SF of this retail to Unit 12 and 18,000SF of this retail to Unit 7C,
Overall,there will be no net change in the retail traffic generated by this repositioning,
lmlvpcnzlcn/Living
The proposed Independent Living facility is identified in Trip Generation as “SeniorAdult Housing"(Land Use Code 252).
The trip generation for this new 140 unit use was calculated,and is shown on the first line ofTable 1.The net change in
tramc generated is computed as the total additional traffic (independent Living).less the eliminated traffic (Omcei This is
summarized in Table 1.
Tablel
Net Change in Generation (Unit 8)
‘
i
45 13 58 20 52 72 36 28 64
140 Units
.
>36
As can be seen from Table 1,the additional traffic from the proposed Independent Living use is offset by the reduction in
Office square footage,thereby producing a netdecrease in traffic for all peak hours as a resultofthe change.lttherefore
follows that there will be no negative traffic impact associated with the tramc generation forthe independent Living facility.
We would be happy to discuss these results with you.lt is our understanding that this traf0c statementwill be used in
support of an application to the Town of South Windsor for a revision to the General Plan of Development.
Sincereiy,“\mimmu”’'\Comw#0/
YSTEMSC RPO TION iv .atmiii .(1‘’I/
///Sie enF,Mitcheii,PE
Senior Transportation Manager
’f“lmnumm‘cc:Evergreen Walk Team
\2019 03 29 Finguerra SW Ind Living GP Rt.docx
S ,\f Ir
Utility Impact Statement
For
Evergreen Walk
South Windsor,Connecticut
Revised October 27,2015
Revised December 14,201 5
Revised May 10,2017
Revised December 18,2017
Revised Ianuan'31,2019
Revised April 12,2019
Developer:Evergreen Walk Associates,LLC
c/o John Finguerra
1109 Rose Lane
Virginia Beach,VA 23451
FUSS 8c O’NEILL
Engineer:Civil and Environmental
Fuss &O’Neill
146 Hartford Road
Manchester,CT 06040
Project Nu 2000481 r,\19
FUSS &O’NEILL
UTILITY IMPACT STATEMENT
FOR
EVERGREEN \VALK
SOUTH WINDSOR,CONNECTICUT
SECTION PAGE
INTRODUCTION .................................................................................................1
A.Purpose and Scope 1
B.Site Location ..................................................................................................1
C.Project Description I
II.WATER SUPPLY ...................................................................................................2
A.Projected Public Water Supply Requirements ..................................................2
B.Existing Water System 3
C,Proposed Improvements 4
D.Conclusion .....................................................................................................4
III.SANITARY SEWERS .............................................................................................4
A.Projected Sewage Flows from Proposed Project ..............................................4
B.Existing Sewerage Facilities 5
C.Proposed Improvements 6
D.Conclusion .....................................................................................................6
IV.STORMWATER MANAGEMENT 6
A.Existing Conditions 6
B.Proposed Detention and Storm Sewer System .................................................7
A.Electric Power ...............................................................................................7
B Gas ................................................................................................................7
C.Communications ............................................................................................8
EXHIBITS
Site Location Plan
Water Supply Exhibit
Sanitary Sewer Exhibit
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FUSS &O’NEILL
I.INTRODUCTION
A.Pugpose and Scope
This Utility Impact Statement has been ptepared 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 proposedlandusesandintensitieswillhaveontheTown's infrastructure,with particular
emphasis on:
Water supply and distribution system
Sanitary sewers
Stormwater management
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 primaryaccesstothisprojectwasreviewedduringpermittingbytheTownandthe State
Traffic Commission /OSTA and was further discussed in associated Traffic
Impact Studies.
Proj ect Description
The 243 acre site was used for farming for many years.Currently,the Shoppes
at Evergreen Walk (a retail center),ECHN and ECI—IN II (medical office
buildings),LA Fitness (an indoor recreation center),an independently owned
medical office building,Tempo Apartments,and other retail and restaurant uses
have been constructed.An assisted living facility as well as a hotel are currently
under construction.Another assisted living facility will be under construction in
201 9.Future uses will include additional retail,office uses,and
residential/institutional.When fully built,Evergreen Walk is anticipated to
include the following development:
The location of Evergreen Walk is shown on the accompanying Location l’lan
(Exhibit 1).The utilities necessary to support the proposed development area
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TABLE 1
Land Use Previous Size (')Pro p osed Chan g e Pr Qpg sed Size
Hotel 108 rooms No Change 108 rooms
Indoor recreation 45,000 sF No Change 45,000 SF
Office 241,170 SF £0,730 SI"220,440 SF
Commercial -Daycare 10,000 No Change 10,000 SF
Retail 600,480 SF No Change 600,480 Sli'
Residential 200 units No Change 200 units
Institutional -Residential 290 units +1 1 0 Units 400 units
FUSS &O’NEILL
are shown on Exhibit 2 (Water Supply)and Exhibit 3 (Sanitary Sewer).The
storm drainage watershed for the site is shown on Exhibit 1.
II.WATER SUPPLY
A.Projected Public Water Supply Requirements
Based on the table of uses indicated in Table 1 and as shown on the Land Use
Study,a projection of domestic water requirements was prepared.This
projection is detailed in Table 2 below:
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 of25
pounds per square inch to a maximum ofabout 110 pounds per square inch.
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TABLE 2
Land Use
Desmp'i‘m
Size (SiFi)/Units/
Bec'mms/
Beds
unit Flow
(Gd/D”)I5:1‘lul:lgo€\v
(Gall/Day)
Peak Dail '
Flow“)3
(Gal/Day)
Peak Hourly
Flm‘KZ/
(Gal/Day)
Peak Hourly
Flow
(Gal/Min)
Hotel 108 rooms
(No Change)
150/Rm 16,200
mlo Cbangr)
32,400
(N0 C/mnga)
64,800
(Nv C/Jmzgc)
45
(Na C/Jange)
Indoor
Recreation
45,000
(Na Mange)
0.15/S.F.6,750
{Na change)
13,500
m'a Mange)
27,000
(Na Mange)
19
(Na C/mngt’)
Office 220,440
(720,730)
0.1 1 /S.F.24,249
(42,280)
48.498
(4,560)
96,996
(-9.120)
68
(*6)
Commercial -
Daycare
10,000
0V0 C/mnge)
(ill/SF.1,100
(Na C/Jange)
2,200
(N0 Change)
4,400
(Na C/mngz)
3
A!”C/Ja’ég")
Retail 600,480
(N0 C/m/Igt')
0.10/S.F.60,048
(Na C/mngc)
120,096
mla C/mngc)
240,192
(Iv C/mngz)
167
0N”C/m’lg")
Residential 200 Units
300 rooms
ISO/Rm 45,000
(Na v/mnge)
90,000
(Na [/mngc)
180,000
(No r/mngr)125
(Na Many)(N0 C/Wlgg)
Institutional 4
ResidentialW
400 Units
606 moms
150/R_m 90,900 181 ,800 363,600 252.5
{+I 10 Uni/I)
(+28.650)(”7300)(+102,600)(+7725)
m Peak daily flow is 20 times the flow demand for an average day.
1'3)The peak hour demand (gallons per day is 2.0 times the peak daily flow rate.
1‘)The Institutional i Residential categoiy includes independent living units,which are assumed to have
similar flow when compared to typical residential sources.
FUSS &O’NEILL
Requirements for water for fire protection purposes were datermined based on
the proposcd development Relative to retail areas,current standards indicate
that a Ere 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 C\WC 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 pressurewas90psi.The hydrant tested is located to the south and west of The Shoppes
at Evergreen Walk.
Additional fire flow tests were conducted by the CWC on September 24,2014 at
a hydrant on Tamarack Avenue near the ECHN II medical offices The hydrant
yielded 1,930 gpm with a residual pressure of 54.The static pressure was 96 psi.
Currently,one 8-inch water main serves ECHN and ECHN ll.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 8Ainch mains in Evergreen Way and Tamarack Avenue.The service for LA
Fitness branches off of Buckland Road and extends west along Cedar Avenue.
The Tamarack Avenue extension at the north end of the site is now connected
with the Cedar Avenue to create a loop.
A 124inch water main branches offofBuckland Road at the southern end of
Evergreen Walk and extends west along Tamarack Avenue.This 12iinch 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 12inch 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 12iinch main on Tamarack ends just south of the bridge
with a fire hydrant and blow-off assembly.The 12-inch main on Longleaf Lane
extends in the westerly direction and just past the entrance to the Tempo
Apartments.There are two Biiiich water main connections to the 12—inch main
on Longleaf that loop through the Tempo Apartments development.There is
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FUSS 81 O’NEILL
also an Simch main that loops the Tempo Apartments main to the east and
connects to the 12inch water main in Tamarack Avenue.
C.Proposed Improvements
As Tamarack Avenue continues to be constructed,the 12—inch water main in
Tamarack Avenue will extend from the southern limits near Longleaf Lane to
Deming Street on the northern edge of Evergreen Walk.The timing and
configuration of these connections are dependent upon future development and
have not yet been determined.
In order to support the Unit 8 Independent Living facility development,the 12»
inch water main located in Tamarack Avenue and to the south of Unit 8 will be
extended in the northerly direcnon and connect to the existing 12—inch water
main located in Tamarack Avenue and north of the Unit 8 development site.
The Connecticut Water Company (CWC)and Town of Manchester have
executed an agreement that includes the connection of Manchester Water
Department’s Buckland Hills system to the CWC system in Buckland Road.
This connection will ensure there is significant and adequate fire protection to
the Gateway Development Zone.
There is an increase of 12%to the projected water demand as a result of the
most recent revisions to the General Plan of Development.
D.Con clusion
With the connection to the Town of Manchester’s water system,extensions and
future improvements to the water system by Connecticut Water Company,it is
our opinion that the existing and proposed water facilities will provide adequate
water service for domestic and firefighting puiposes in the quantities and
pressures required to support the development proposed herein.As necessary,
calculations will be performed for the various phases to confrrm adequate fire
flow service,and the necessary improvements will be proposed to address those
needs.
II I.SANITARY SEWERS
A.Projected Sewage Flows from Proposed Proiect
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:
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FUSS &O’NEILL
The following table summarizes the total average daily flow and includes a
contribution from groundwater inflow:
B.Existing Sewerage Facilities
The Evergreen Walk site lies within the \Vasteshed area of the Clark Street
sewage pump station Gravity sewers are located in Buckland Road,east of
Deming Street (northern boundary of the site),Clark Street (west of the site),
Wheeler Road (south of the site)and in Smith Street west of Wheeler Road
(southwest of the site).The sewers from Clark Street,Smith Street,and
Wheeler Road flow by gravity to the Clark Street pump station.The Buckland
Road sewer flows by gravity north.
Sewage from the Original ECHN building at Buckland Road and Deming Street
as well as from Manchester Pediatric Associates currently flows by force main to
the Buckland Road gravity system.In addition,ECHN II and ECHN Ill
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3
TABLE 3
Typical Land Use
Description
Size(S.F./Units/
Rooms/Beds)
Uni!Flow U)
(Gal/Day)
Average Daily
Flow (Gal)
Hotel 108 rooms
&7a C/mngl)
150/rm 16,200
A70 Chg/1g!)
Indoor Rectcau’on 45,000
(Na C/mnge)
O,15/S.F‘6,750
(N0 C/Imlge)
Offlce 220,440
(20,730)
0.1 l /S.l"‘24,249
(2,230)
Commercial i Daycare 10,000
(Na Change)
0.1 1 /S.F.1,100
(No Change)
Retail 600,48011)
$10 C/umgi)
0.10/S.l71 60,048
(Na Chg/1y)
Residential 200 units/300 rooms
(Na Change)
150/rm 45,000
{Na Mange)
Institutional i Residential 400 units/606 rooms
(+1 70 Um)
ISO/nn 90,900
(+25,550)
U7 All units of flow were estimated from data generated by l‘uss &O'Neill for similar types of
establishments/uses.
(3)Including restaurants
TABLE 4
Contributing Peak Peak Design
Sewage Average Daily Peak Daily Area (Acres)Infiltrationa)Flow
Source Flow (Gal)Flow 0)(Gal)243 Ac x 60%Flow (Gal)(gal/day)
Project Site 244,247
(+23,37())
970,988
(+93,4K0)
146 146,000 l,1 22,988
(+93,480)
">Assumes a Peaking Factor of4.0 for the mixed-use development,
uzr‘Peak Infiltration :acreage x 1000 gallons/day
FUSS szO’NEILL
scwagc flows southerly by force main to the gravity branch located \vest of LA
Fitness.
In 1995,Weston and Sampson performed a sewer study of the Buckland Road
\vastcshed,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 instaHanon of 1,900
lineal feet of 12 inch sewer from a manhole north of the Clark Street pumpstationtothewesternpropertylineofEvergreenWalk,generally as shown on
Exhibit 3.From that point,the entire site could he served.The new alignment
is in place and referred to as the Gateway Trunk Sewer.This alignment required
the crossing of wetlands and Plum Gulley Brook.
Improvements to the capacity of the Clark Street pump station are not required
to accommodate sewage flows anticipated by the proposed General Plan of
Development as the projected flows have not increased.
Proposed Improvements
There is a projected sewer flows increase of 9%as a result of the most recent
revisions to the General Plan of Development.There are no additional offvsite
improvements required for the proposed Evergreen Walk development.
Conclusion
The quantity of sewage to be discharged from the uses proposed in the
development plan can be adequately served by the existing Town of South
Windsor sewerage facilities.
IV.STORMWATER MANAGEMENT
A.Existing Conditions
The proposed project is situated on a parcel of land containing 243 acres located
west of Buckland Road,north of Smith Street and south of Deming Street
Plum Gulley Brook flows near the westerly boundary of the project and is
actually within the project area for a distance of about 2400 feet.There are two
unnamed streams on the site that are tributary to Plum Gulley Brook.One of
the streams flows along the southerly boundary and originates south of Smith
Street The larger stream flows west to east from Buckland Road about 2,000
feet north of Smith Street.This second stream,which originates on the east
side of Buckland Road,joins Plum Gulley Brook within the project area.
In addition to the stormwater runoff from within the project area,there are
about 190 acres east of Buckland Road that drain to the projecti Part of this
flow is from the detention basin constructed as a part of the Lowe’s/Target
project.lt is assumed that any future construction within the drainage area east
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FUSS &O’NEILL
of Buckland Road will include detention facilities that will maintain flow rates
equal to exisang 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.
Proposed Detention and Storm Sewer System
In order to minimize negative environmental impacts and the possibility of
increased runoff overloading downstream drainage facilities,low impact
development design techniques as well as stormwater best management
practices (BMPs)will be utilized both during and after construction.A series of
sedimentation and detention basins have been and will be constructed to control
sediment and peak storm flows from development at Evergreen Walk.
Infiltration of stormwater will be utilized where geologic conditions permit.During the design stage,efforts will be made to create detention and infiltration
basins that are aesthetically pleasing and nuisance free.The stormwater resulting
from the most recent changes to the General Plan of Development (iie.independent living)will be discharged to and attenuated in Detention Basin #4,
located within the limits of the Unit 8 development.
During construction,erosion control measures will be installed to minimize
erosion and sedimentation.Haybale erosion checks and silt fence will be
installed where needed.Sedimentation basins will be constructed when needed.
In some cases,detention basins may be used as temporary sedimentation basins.
All erosion control measures will be constructed in accordance with the
requirements of the latest edition of Connecticut “Guidelines for Soil Erosion
and Sediment Control”.
V.OTHER UTILITIES
A.Electric Power
Past discussions with officials of Eversource indicate that no problems exist
relative to the supply of power to the proposed site.New service to the
independent living site will come from existing infrastructure located to the
south and north of the Unit 8 development.New infrasnucture will be
constructed along ’I'amarack Avenue to connect to existing electrical service.
Gas
Yankee Gas has a main line in Deming Street and Buckland Road as well as
though out the Evergreen Walk site that is adequate to serve the proposeddevelopment.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
\\pn\'atr-\l)|"S\l‘m]r-c|l).‘m\l‘2UIHr\4x]\.\l‘)\(}t‘nr-m]I’lgm of Dem-hypinrm\Utllny Statement r Unit 8\Ll|i|n}RepurLL’Ul‘HHrlzdncx
7
FUSS 6L O’NEILL
recently been extended to the south and west to serve the assisted living facility
currently under construcnbn and also serves LA Fitness,ECHN II,and will
serve the Harbor Chase Retirements facility scheduled to begin construction this
year.Gas service to the Unit 8 development site will come Etom the existing gas
infrastructure currently in place to the south on Unit 7.
Communications
There is adequate telephone and data service available to the proposeddevelopment.Data and telephone service will be provided to the Unit 8
development site via the existing services provided within the Unit 7
development.
O
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CONNECTICUT
EXHIBIT 1 -LOCATION MAP
GENERAL PLAN OF DEVELOPMENF
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April 12,2019 8696:2401:Hcs IMILF
VIA CER TIFIED WILING
Lori J.Mathieu
Public Health Section Chief
CT Department of Public Health
401 Capitol Avenue
P.O.Box 340308
Hartford,Connecticut 06134-0308
Re:Notice of the filing of an application with the Planning and Zoning Commission ofthe Town of SouthWindsortConnecticut.requesting approval to modifv the General Plan of Development for EvergreenWalk‘which is located at 151 Buckland Road,South Windsor‘Connecticut within the Buckland RoadGatewavDevelopmentZone(“GD”),concerning Unit 8,to provide for 140 units of Independent SeniorLiving(“Application”).This notice is provided pursuant to Section 8-3i ofthe Connecticut GeneralStatutes.
Applicant/Owner:Evergreen Walk,LLC.
Dear Section Chief Mathieu:
Please be advised that the undersigned represents Evergreen Walk,LLC (“Applicant”)concerning theabove-referenced Application.The proposal is to modify the existing,approved General Plan,whereby there willbeareductionofapproximately20,730 s.f.of commercial/office space,which will accommodate the proposed140unitsofIndependentSeniorLiving,with approximately 180,000 s.f.of floor area.This will preserve therequired2:1 commercial/residential use ratio currently being applied to the Evergreen Walk community.This isaproposedmodificationtotheGeneralPlanofDevelopmentonly.Any specific proposed Independent SeniorLivingusewouldbethesubjectofafutureapplicationtotheCommission.The real property that is the subjectofthisApplicationmaybelocatedwithinadesignatedwatershedoraquiferprotectionarea,as provided by Section8-3i.
If you should have any questions concerning this matter,please do not hesitate to call me.Thank you for
your anticipated cooperation and assistance with this matter.
As always,best regards.
Christopher Smith
Cc:South Windsor Planning and Zoning Commission
ALTER
PEARSON,LLC
ATTO RN}:Y5 AT LAW'
ChriSEOpher _].Smith "OI Hz‘brrm A mm:
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860,6;1‘4020 TELEPHOxE
April 12,2019 860.6;140n mcsmu h
VIA CERTIFIED WILING
The Metropolitan District
ATTN:Robert Langonausr
Manager of Operations
125 Maxim Road
Haitford,Connecticut 061 14
Re:Notice of the tiling of an application with the Planning and Zoning Commission ofthe Town of SouthWindsor.Connecticut.requesting approval to modifv the General Plan of Development for EvergreenWalk.which is located at 151 Buckland Road.South Windsor.Connecticut,within the Buckland RoadGatewayDevelopmentZone(“GD”),conceming Unit 8.to provide for 140 units oflndependent SeniorLiving(“Application”).This notice is provided pursuant to Section 8-3i ofthe Connecticut GeneralStatutes.
Applicant/Owner:Evergreen Walk,LLC.
Dear Mr.Langenauer:
Please be advised that the undersigned represents Evergreen Walk,LLC (“Applicant”)concerning theabove-referenced Application.The proposal is to modify the existing,approved General Plan,whereby there willbeareductionofapproximately20,730 s.f.of commercial/office space,which will accommodate the proposed140unitsofIndependentSeniorLiving,with approximately 180,000 s.f.of floor area.This will preserve therequired2:1 commercial/residential use ratio currently being applied to the Evergreen Walk community.This isaproposedmodificationtotheGeneralPlanofDevelopmentonly.Any specific proposed Independent SeniorLivingusewouldbethesubjectofafutureapplicationtotheCommission.The real property that is the subjectofthisApplicationmaybelocatedwithinadesignatedwatershedoraquiferprotectionarea,as provided by Section8-3i.
If you should have any questions concerning this matter,please do not hesitate to call me.Thank you for
your anticipated cooperation and assistance with this matter.
As always,best regards.
Cc:South Windsor Planning and Zoning Commission
ALTER
PEARSON,LLC
Christophsr j.Smith ‘51 Hcb ron Auk-Eur:
VIA CERTIFIED WILING
Connecticut Water Company
ATTN:Val Hodder
25 North Road
East Windsor,Connecticut 06088
Re:Notice of the filing of an application with the Planning and Zoning Commission ofthe Town of South
Windsor.Connecticut.requesting approval to modifV the General Plan of Development for Evergreen
Walk‘which is located at 151 Buckland Road,South Windsor,Connecticut.within the Buckland Road
Gateway Development Zone (“GD”).conceming Unit 8‘to provide for 140 units oflndependent Senior
Living (“Application”).This notice is provided pursuant to Section 8-3i ofthe Connecticut General
Statutes.
Applicant/Owner:Evergreen Walk,LLC.
Dear Mr,Hodder:
Please be advised that the undersigned represents Evergreen Walk,LLC (“Applicant”)concerning the
above-referenced Application.The proposal is to modify the existing,approved General Plan,whereby there will
be a reduction of approximately 20,730 s.f.of commercial/office space,which will accommodate the proposed140unitsofIndependentSeniorLiving,with approximately 180,000 s.f.of floor area.This will preserve the
required 2:1 commercial/residential use ratio currently being applied to the Evergreen Walk community.This is
a proposed modification to the General Plan of Development only.Any specific proposed Independent Senior
Living use would be the subject ofa future application to the Commission.The real property that is the subject
ofthis Application may be located within a designated watershed or aquifer protection area,as provided by Section
8-3i.
If you should have any questions concerning this matter,please do not hesitate to call me.Thank you for
your anticipated cooperation and assistance with this matter.
As always,best regards.
hristopher J.mitC h
Cc:South Windsor Planning and Zoning Commission
amiméJitéro'axrwn.cns'n‘RU.Rm:Rx:
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363‘651wp323 TELEPHONEApril12,2019 862.652.4CL:Hum ILE
1540 SULLIVAN AVENUE u SOUTH WINDSOR,CT 06074
TELEPHONE (860)644-2511
CERTIFIED MAIL 7017 1450 0001 3280 6003
April 18,2019
JOSeph V.Camposeo,Town Clerk
Town of Manchester
41 Center Street
Manchester,CT 06040
Dear Mr.Camposeo:
Re:Netice t0 Adjoining Municipalities
In accordance with Connecticut General Statutes concerning notification to municipalities regarding
Flaming &Zoning Commission applications that could affect the abutting town,we hereby notify youoftheapplicationsubmittedbyEvergreenWalkLLC.
Appl.l9-25P,Evergreen Walk,LLC —request to modify the Evergreen Walk General Plan of
Development concerning Unit 8 to provide for 140 units of independent living use,on property located
at 15 l Buckland Road,GD zone
If you have any question,please contact the Planning Department at 860-644—25 l l,ext.329.
Veraruly yours};
fr;
/
Michele R.Lipe,AICP
Director of Planning
MRL/llz
yt a
Mémorandum
To:South Windsor Planning and Zoning Commission
CC:Town Planner,IWA/CC
From:Jeffrey Folger —Environmental Planner/Conservation Officer
Date:4/26/201 9
Re:Appl.#19—25P Evergreen Walk General Plan Revision
The proposed revision to the Evergreen Walk general plan of development shows an adult
community structure and parking on Unit #8.
The proposed layout of this development appears to be constructed over an existing 800
linear foot water quality swale.This feature was constructed early on in the development of
the site (2004)and provides a significant renovation function to address stormwater borne
pollutants.Additionally,the swale meets the legal definition of a watercourse,the removal
of which,would require the approval of the South Windsor Inland Wetland and
Watercourse/Conservation Commission.
1540 SULLIVAN AVENUE 0 SOUTH WINDSOR,CT 06074
TELEPHONE (860)644-2511
May 28,2019
Evergreen Walk,LLC
C/O Alt€r 8r,P6arson,LLC
Christopher Smith
P.O.Box 1530
Glastonbury,CT 06033
Dear Attorn€y Smith:
RE:Appl.19—25P,Evergmen Walk,LLC —request to modify the Evergreen Walk
General Plan of Development concerning Unit 8 to provide for 140 units of
independent living use,on property located at 151 Buckland Road,GD zone
Please be advised that the Public Hearing of the Planning 8L Zoning Commission in
the above referenced matter has been scheduled for Tuesday,June ll,2019 at 7:00
pm.in the Council Chambers of the South Windsor Town Hall,1540 Sullivan
Avenue.Someone must be present at the meeting to represent the application.
Four signs advertising the hearing must be posted on the property for ten (10)consecutive days prior to the hearing and must be clearly visible from a town street.
The signs must be posted at the entrance drives on Buckland Road,Deming Street
and Smith Street by Friday,May 31,2019.
Signs can be obtained in the Planning Department.If you have any questions,feel
free to call 860—644—2511 Ext 253,Monday —Friday,8:00 am.~4:30 pm.
Sincerely,
i
Lauren Zararnbo
Planning Department Secretary
Appl.#19-25P,Evergreen Walk General Plan
of Development Modiflcation
6-1 1-2019
Planning Department Report
.The original general plan approved in 2001 and this plan was renewed in 2014 and
modified several times over the past few years and is recently as February of this yearwiththeadditionofadaycarefacilityapprovedforunit7D.
.This proposed changes with this modification include:
o Eliminate 30,000 sfretail proposed for unit 8;add approximately 12.000 sfof
retail to unit 12 (resulting in no net change)M lyim W lo W 7C/
0 Eliminate approximately 70,730 sf 0f office from unit 8 and 50,000 of office
from units 7c (resulting in a reduction of20,730 sf ofofflce spac ;and add
140 units oflndependent Living in an 180,000 sf facility to Unit .
.Utility impacts to assess proposed changes were addressed in the report that youreceived.This report was reviewed by Town Staff.Adequate public water is and
sewers are avai1able in the area and details designs would be reviewed at the time of
site plan approval.Tony Manfre,Sup’t of Pollution Control did indicate that the
WPCA would likely be asking the developer to perform a flow and capacity evaluation
of the Clark Street pump station to ensure that there is adequate capacity.As of 2012,
3 1%capacity was remaining in the station.
.I did receive comments from several other departments to add to the record:
Andrea Confrancesco indlcated that the biggest concern they have wrth senlor
SEI‘VlceS lS tranSpOI‘taUOI’l needS
Walter Summers,Fire Marshal,indicated With the approved budget he will be
adding a fire marshal position that will assist with construction projects
ChiefCooney addressed no specific concerns with this project
Chief Custer reviewed the company’s website and feels that they will not see
significant cal1s from this type ofdevelopment.-Dunj +hah+NM m 1’
Jeff Folger submitted a memo that I will read
.The traffic analysis submitted shows a minor reduction in traffic projected in the peaktrafficvolumesbasedonthechangeinuses.
.Some of the remaining items include future phases ofthe walking trail;removal of
structures on site such as the old barns and the vacant houses along Buckland Road.
7‘Prior to any actual building 0r site construction,a request for a special exception and
site plan of development that is in conformance with the approved general plan must be
submitted and approved by the Commission as well as the Inland Wetlands Agency and
the WPCA.The site plan will include all of the engineering details as well as final
building design and site layout.
Ifthis General Plan is approved,Flaming Dept.requests:
All of the conditions of the 2014 general plan approval will remain in effect.
lo
1 inch =100 feet
1540 SULLIVAN AVENUE o SOUTH WINDSOR,CT 06074
TELEPHONE (860)644-2511
CERTIFIED MAIL 7017 1450 0001 3280 6089
June 13,2019
Evergreen Walk,LLC
C/O Alter &Pearson,LLC
ChristOpher Smith
701 Hebron Avenue
Glastonbury,CT 06033
Re:Appl.19—25P,Evergreen Walk LLC,General Plan of Development Modification
Dear Attorney Smith:
We are pleased to advise you that the Planning &Zoning Commission voted on June ll,2019 to
approve modifications to the Evergreen Walk General Plan of Development concerning Unit 8 to
provide for 140 units of independent living use,on property located at 151 Buckland Road,GD
zone as shown on plans prepared by FLB Architecture and Flaming,Inc.,Project No.99508.00,
Sheets Z3-l through 3,dated 3/15/l 8 as revised with the following conditions:
The Commission notes that this approval is for a General Plan of Development,which does not
address all engineering and site design details.
l.A Special Exception/Site Plan of Development approval is required prior to construction,perSection4.2.l 5.D of the zoning regulations.
2.At the time of site plan submission,the Commission will review all specific details of the
proj ect,including,but not limited to,the following concerns raised during the General Plan
of Development update application process:
o Removal of structures on site such as the old barns and vacant houses along Buckland
Road;
3.NO building permits will be issued until any required OSTA certificate has been issued (perCGS§l4-3ll).
4.All approval conditions of the March ll,2014 for Appl.14~09P,Evergreen Walk General
Plan of Development remain in effect.
5.Details for the completion of the trail system shown on the general plan shall be submitted
with the filing on the Independent Living Special Exception/Site Plan application.
Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development,with this
approval letter reproduced thereon,must be submitted.After the mylars have been endorsed by
the Commission,they will be returned to you for filing in the office of the Town Clerk.Three
print copies of the entire set of plans must also be submitted.
Sincerely,
cvLJ/La-Qd@
Bart Pacekonis,Chairman
PLANNING &ZONING COMMISSION
BP/llz
Enclosure
Cc:Town Engineer
Chief Building Official
Assessor
Alan Lamson,FLB Architecture and Planning
Note for the
Note for the
NOte for the
Note for the
file:In 2016 the PZC
201 6 changes —The addition ofa 255,200 Sfofcontinuing care (institutionaluse)which would include 160 units ofindependent living;1 60 units of
assisted living;and 55 units ofinstitutional in afour storyfacility.
Eliminate 80,000 sfofpotential retail and 30,000 sfofpotential recreational
use
flle:In 2017 the PZC
Reduce to 600,480 sfofretail;
Reduce hotel rooms to 208;reduce ojhce to 251,I 70
Eliminate the institutional use and increase assisted living units to 290
No changes to 200 Apartment or 75,000 Recreational use
file:In 2018 the PZC
Location of future assisted living development north of LA Fitness.Assisted
Living facilities are permitted in the Buckland Gateway Development zone by
special exception.
Pedestrian access is shown throughout the site and is shown connecting to the
sidewalk network within the development.A walking trail system proposedalongthewesternportionofthesitewillbecompleteduptothenew
Independent Living Facility with that new construction.As development
approvals continue,the Commission will want to continue to ensure that there
is a strong pedestrian and bicycle connection between the many facets of the
project continue and the internal trail system gets completed.
file in 2019
Change approved 10,000 sf office to 10,000 daycare facility as a part of the
commercial use.
I
TOWN OF SOUTH WINDSOR
STAFF SITE CHANGE
FOR SITE &SUBDIVISION
GENERAL:
CHANGE ORDER CONTACT PERSON Alén Lamson
Address 19 Silver.Lane,East Hartford,CT 06118
Site Name Evergreen Walk,Unit 7D/7E
Owner Evergreen Walk.LLC
Contractor
Signature of Owner /\A
Phone No .(860)568-4030
P&z No.-2D
Phone No .
Date:
Signature of Design Engr.Date:u O
CHANGE:(Describe location and nature of change.
Move approved 10,000 SF daycare and approved 12,000 SF commercial between
7D and 7E.
Include
Four (4)copies of plan/profile of Change.)
Reason for Change:(Why is change required)
Site development for daycare on Unit 7E was financially infeasible.
APPROVALS:(As Required)’
Dir.Of Planning '
Town Engineer
Dir.of Public Works
Other:
STAFF COMMENTS:
Date:”:3:
Date:
Date:
Date:
White -Town Engineer Yellow -Appli t
Pink -Director of Planning Goldenrod -Engineering Department