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HomeMy WebLinkAbout25-37P Cassarino ResubdivisionEric Champagne 70 Chapel Road South Windsor, CT 06074 Johanna M. & Daniel J. Foley III 540 Main Street South Windsor, CT 06074 Donald T. & Edward W. Kasheta, Jr. 1300 Main Street South Windsor, CT 06074 Joshua & Julia Stoddard 564 Main Street South Windsor, CT 06074 The JE Shepard Company P.O. Box 415 East Windsor Hill, CT 06028 Beth Meyer & George T. Zern 90 Chapel Road South Windsor, CT 06074 Brian P. Lawton 104 Chapel Road South Windsor, CT 06074 Paolo Cianci 112 Chapel Road South Windsor, CT 06074 Tadeusz & Sandra Wilkos 96 Chapel Road South Windsor, CT 06074 Richard D. & Margaret A. Nicholson 105 South Mill Drive South Glastonbury, CT 06073 Five Group LLC P.O. Box 415 East Windsor Hill, CT 06028 Salvatrice Sanborn, et al 44 Chapel Road South Windsor, CT 06074 Roderick Dube & Nadine Loveland 80 Chapel Road South Windsor, CT 06074 Virginia & Gina Valles 22 Chapel Road South Windsor, CT 06074 Linh & James Davis 62 Chapel Road South Windsor, CT 06074 rmat Numberameces tTctat umt:tWtce ,Llsled by SPnder R!Ce ad 3%5 L r Ps Form 3877.June 20 1 (Page 12) Paolo Cianci l 12 Chapel Road Adltu Southmomg AcyéhyTypewriter,Ink,oWm See Privacy Act Statement on Reverse és / \lame and Address ol Sender Check type of maxi or sen/Ice JR RUSSO &Asma‘as LLGD D Aaun Cemfed s‘qnauure Man Rammed UD Adan Recoruea s‘gnalum oehvary Resmmna (Immannnanw mm ’P O Box 938 D Delivery Cannrmauan DD Regismred Remm AM s‘am"He’e_ gr’fliiga;:‘alhngrH ~\c.)1&1 8 RecexpuorMemhandiscv.aast Windw.CT 06088 Da Exnress Mau D s ‘9 nat Conr m "igézgrdrlruuxjm ggmmip,”we Numhe'AddresseerNan-te Street "dy Stare &ZIPCode'”)Pwaga 1'I FEE Hcarz‘adrtg‘lg V i .:cégzts‘fi‘rgeu‘iagéeed «Carly;‘sJiED Ezce Fsece 7 1 Psi:‘53mg:¥Enc Champagne7OChapel Road ‘‘‘1 qOulh Wmdsor CT 06074 Johanna M.&Dame]Jo Foley III540MainStreetSouthWindsor.CT 06074 ___ 3.Donald T.&Edward W.Kasheta,Jr.’’ 1300 Main Street o South Windsor?CT 060744 l"‘l .Joshua &Julla Stoddard564MainStreet ,, No .a;iL. 3-w ‘I-8_w .50ml)Windsor,CT 06074 05‘“Ge?mo x c E Q’mtgt¢5 '‘7*aS§$§E 5 =The 1E Shepard Company P.O.B0x4156.East Windsor Hill,CT 06028“ m‘a‘kgcg‘kwls‘O E‘QA'LQD .M m “N, w wag?a,w E§?§l: E t E I ;E §1‘._ .6 t u0|-I Lzl m-.= gv-Ev‘gA‘r"Il"Beth Meyer &George T.Zem 90 Chapel Road éSouthWmdsor,CT 06074_Bnan P,Lawton 104 Chapel Road S 5g y i'm Qjwgd1 2 u >S"; g‘l‘1 0w§l "N‘\".$P‘ci ,g;t a =‘a '3 E)wuE lSirg g m I m t ps Form 3877,June 201mg;m2)lae by TYPeWrller.lnkv 0r Ba"Pain!Pen See Privacy Act Slater-'nent on Reverse roialNumoerovaiecesNr TotaINu aarawie,i _Cs7”.i Listed by Sewer 7 Recew aya7om e M Nar‘e and Address ol Sender Check 'ype 01 rratl or semce Russo &Associatgs LLC D D Cemrxeu Aduu s‘qnaxure Man Ream ea E1 D Adan Recorded Signm D:rwery re Restndea unzcmananan Dawm I P O Box 938 D Dewary Conmmauan D D R:tgum R Islered Receum karMemnanduse—_m?WW.CT W W uD Express W Man D s'gnamre Connvmanan Aff fx a!"amp H e’e g;;j::gfjfnamw gapisag‘fjx; r!r /n‘ gm)gziérzigzsg ‘‘ i i W ,7 H ¥Amde Number Acdrsssae(Name S‘reet City 51512 5 ZIP Coder”)Postage Fee ‘gagiglg :‘g:::x:l::W Dariggnnder W 1.TadeuSI &Sandra Wllkos AFEER Fine FRERE 96 Chapel RoadSouthWmdsor CT 06074 Flve Group l I C P.O.Box 41 5EastWindsor Hill,CT 060283-Sulvatricc Sanbom,e!al44ChapelRoadSouthWindsor,CT 06074,,,v i, Roderick Dube &Nadine Loveland ’ x0 Chapel Road W If w.2 w>..,_ag0 South Wmdsor,CT 06074.wD =m a3 $5‘..l ,Vlrglma &Gma Valles-2 Chapel Road ,,,JuCMAV0 gg‘6 o :a c""''5 hgg2‘3>,i South Windsor.CT 060747-E E ‘5 3;£‘g6...,ii’’i i i W a ,i i .r '5 ..Jc'n._fo!hun ‘ f ‘w Linh &James Davis 5'0 g ‘-i: ‘°13 r u ‘o*..**67 Chapel Road m E t g i u gwta, 7 ,J South Windsor CT 06074.’R E)a u i5 g.'7 0 i,,, Rlchard D &Margaret ANicholson 105 South Mill DriveSouthGlastonbury,CT 06073 23"“:(Ug,”g:i7;ui:1 '7 : lg g E t g 37n 7':=E,t w‘k MW MIMI WW Marde‘r, 76 South RobersonFrontage &RoadDcFclice Law 0mm,LLC BK2937 w337 338cn:002392440002 T pa Vex-nan,CT 06066 STATUTORY QUIT CLAIM DEED IQIOW ALL MEN BY THESE PRESENTS,THAT I,LINDA F.CASSARINO,(hereinaftercailed,"Grantor”)of the Town of Sudbury,County of Middlesex,and State ofMassachusetts For no consideration paid,grant to 50 CHAPEL ROAD,LLC,a Connecticut Limited LiabilityCompany,with a business address of 10 Farmstead Lane,Town of Sudbmy,County ofMiddlcsex,and State of Massachusetts (hereinaoer called,“Grantee”) WITH QUIT«CLAIM COVENANTS,a certain piece or parcel ofland situated in the Town ofSouthWindsor,County of Hartford and State of Connecticut,known as 50 Chapel Road,andmompai-ticuiarly described in Schedule A,attached hereto and made a pan hereof.‘ Said premises are conveyed subject to and together with a certain Judgmenf entered in the matterofCaesarLLCv.Linda F.Cassarino,Docket No.TI‘D-CVI 8-50i0735-S in the Judicial DistrictofToIlandatRockvilleandprovisionsofanAgreement,dated February 17 ,2022 by andbetweentheforegoingpartiesandrecordedatVolume2936Page192inthe-Town ofSouthWindsorLandRecords*recorded at Volume 29é6.Page 189 of the South Windsor Land Records Dated this 17thday of February,2022. WITNESSED BY: M g Linda F.Cassarin‘o STATE OF \{QNMMf COUNTY OF Rmém Personally appeared before me,Linda F.Cassarino,signer and sealer of the foregoinginstrument,and acknowledged the same to be her free act and deed fore e. ss February i i ,_2022VVV Notary Public/My Comrmssxon Expires a“‘3]2023CommwsroneroftheSuperiorCourtit;15?.001 ohzo‘?q5mia (R055 NO CONVEYANCE TAX COLLECTED SOUTH MNDSOR,CT TOWN CLERK Schedule “A” A certain piece or parcel of land,situated in the Town of South Windsor,County of Hartford,and State of Connecticut,situated on the northerly side of Chaps]Road and the easterly side of Main Street,and shown as Lot No.2 on a map entitled:“Subdivision Propetty of Paul & Rose Cassarino to be conveyed to Salvatore P.&Linda F.Cassarino South Windsor,Conn.June l3,i975,Scale l”=40’",certified substantially correct by E.B.Harvey,Jr.Registered Land Surveyor No.LS 4652,containing 9.54 acres,and being more particularly bounded and described as foliows: COMMENCING at an iron pin set in the easterly line ofMain Street,which iron pin marks the northwesterly comer of the premises herein described,thence running S 71°51 ’32"E along land now or formerly of Margaret C.Houle,a distance of 191 .36 feet to a point,thence running N Ol °21 ’08”B along land now or formerly of Margaret C.Houle,a distance of 100 feet to a point;thence running S 65°05’l4”E along land now or formerly of The J.E.Shepard Company,a distance of 771 .89 feet to a stake;thence running N 13°00’02”B along land now or formerly of The J.E.Shepard Company,a distance of530.68 feet to a stake;thence running S 65°14’52”E along land now or formerly ofJohn Nicholson and Thomas Edward Nicholson,a distance of300 feet to a stake;thence running S l 1°ll’01 ”W along land now or formerly of John J.Lawton,Jr.a distance of 720.11 feet to land now or formerly of one Bemada,thence running N 64°37’53"W along lands now or formerly of Bernada,Vildinetz,Tranchina, Brancati,and Michaud,being Lots Nos.8,7,6,5,and 4,respectively,partly by each,in all,a distance of 476.64 feet to an iron pin;thence running S 24°30’31"W along said Lot No.4,a ldistanceof200.35 feet to a point in the northerly assumed street line of Chapel Road,thence running N 64°37’53"W along said Chapel Road,a distance of 167.13 feet to the southeast comer of land now or formerly of Robert C.Sanbom,being Lot No.3 as shown on said map, thence running N 25°22’07”E along said Lot No.3,a distance of 250 feet to a point,thence running N 64°37’53"W along said Lot No.3,a distance of 160 feet to a point;thence running S 25°22’07”W along the westerly boundary of said Lot No.3,a distance of250 feet to a point in the northerly assumed street line of Chapel Road;thence running N 64°37’53"W along the northerly assumed street line of Chapel Road,a distance of204.28 feet to other land of Paul & Rose Cassarino,thence running N 25°22’07"E along land now or formerly ofsaid Paul and Rose Cassarino and being the easterly boundary of Lot No.l as shown on said map,a distance of 264.79 feet;thence running N 71°Sl ’32"along the northerly boundary of Lot No.l on said map,a distance of 269.95 feet to a point in the easterly street line of Main Street,thence running N 01°21 ’08”E along the easterly street line of said Main Street,a distance of26.83 feet to the iron pin marking the point or place of beginning. Received for Record at South Windsor,CTOn031140022At5:38:16 pm r ‘e LOCATION MAP Resubdivsion/Special Exception Rear Lots 50 Chapel Road 50 Chapel Road, LLC South Windsor, Connecticut 06074 Map 21 Lot 6 Zone: A-40 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 SPECIFICATIONS Time Of Year Site Preparation Seed Selection Seedbed Preparation Seed Application Mulching MAINTENANCE (PS) SPECIFICATIONS Materials Types of Mulches 1. Hay: 2. Straw: 3. Cellulose Fiber: Tackifiers Emulsified asphalts are specifically prohibited for use as tackifiers due to their potential for causing water pollution following its application. Nettings Site Preparation Application Timing: Mulch For Seed Spreading: Anchoring: MAINTENANCE (MS) SPECIFICATIONS Site Preparation Seedbed Preparation Seeding Mulching MAINTENANCE (TS) GEOTEXTILE SILT FENCE (GSF) ANTI-TRACKING PAD DETAIL (CE) SPECIFICATIONS Mechanical Sweeping Water Non-Asphaltic Soil Tackifier MAINTENANCE (DC) GRAVEL DRIVEWAY DETAIL SHRUB PLANTING EVERGREEN TREE PLANTING TREE PLANTING S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 PLANNING DEPARMENT IN-HOUSE REFERRAL FORM DATE: Aug 15, 2025 TO: Michael Maniscalco, Walter Summers, John Henault, Molly Keays, Tory Sidoti, Trishanna Branford, Kevin Cooney, Tony Manfre, Autum Burke, Dave Turkington, Andrea Cofrancesco, Vincent Stetson, David Gesualdi, Marc Melanson, Scott Roberts, Justin Russo FROM: Michele Lipe, AICP, Director of Planning The Planning & Engineering Departments have received plans for the following projects: Appl 25-37P, Cassarino Resubdivision and Special Exception Location: 50 Chapel Road Site Plan Subdivision No. Acres 6.8 Zone A-40 Industrial Commercial Residential No. Lots/Units 3 Water: Public Private Well Sewerage: Public Septic System One frontage lot on Chapel; two interior lots accessed from Main Street Project Description: Future Town-owned property involved? Yes No new street(s) new detention area new open space/recreation area active passive Planning Department notes: Visit https://www.southwindsor-ct.gov/planning-department/pages/planning-and-zoning- commission-applications to review pending applications Please comment by 9-2-25 and return to the Planning Department. Town of SOUTH WINDSOR Building Department 1540 Sullivan Ave. South Windsor, CT 06074 Tel. (860) 644-2511 Ext 2230 September 2, 2025 PZC Application 25-37P Resubdivision 50 Chapel Rd 50 Chapel Rd LLC The application has been reviewed under the 2022 CT State Building Codes. After reviewing this application, I have no issues with the application Be advised that this is a review for the Planning and Zoning application only and not for any other permits. If you have any questions, please feel free to contact me. Marc Melanson Building Official LOCATION MAP Resubdivsion/Special Exception Rear Lots 50 Chapel Road 50 Chapel Road, LLC South Windsor, Connecticut 06074 Map 21 Lot 6 Zone: A-40 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 SPECIFICATIONS Time Of Year Site Preparation Seed Selection Seedbed Preparation Seed Application Mulching MAINTENANCE (PS) SPECIFICATIONS Materials Types of Mulches 1. Hay: 2. Straw: 3. Cellulose Fiber: Tackifiers Emulsified asphalts are specifically prohibited for use as tackifiers due to their potential for causing water pollution following its application. Nettings Site Preparation Application Timing: Mulch For Seed Spreading: Anchoring: MAINTENANCE (MS) SPECIFICATIONS Site Preparation Seedbed Preparation Seeding Mulching MAINTENANCE (TS) GEOTEXTILE SILT FENCE (GSF) ANTI-TRACKING PAD DETAIL (CE) SPECIFICATIONS Mechanical Sweeping Water Non-Asphaltic Soil Tackifier MAINTENANCE (DC) GRAVEL DRIVEWAY DETAIL SHRUB PLANTING EVERGREEN TREE PLANTING TREE PLANTING S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 1540 Sullivan Avenue, South Windsor, CT 06074 phone 860-644-2511, ext. 2229 e-mail justin.russo@southwindsor-ct.gov Memo To: Jay Ussery, Jr., LLS From: Justin F. Russo, PLA, Assistant Planner Date: 9/15/25 Re: Appl #25-37P, Cassarino Resubdivision Planning Review Comments The following are the Planning Department comments. Building Department comments are attached. Engineering comments will be provided under separate cover. Please make the necessary revisions and submit three COMPLETE sets of full-size revised plans and 10 sets of 11”x17” plans no later than 9/23/25 to be sent out with the agenda (tentatively scheduled for 9/30/25). Subdivision Comments 1. The 18’ wide driveway shall be paved with asphalt and the detail revised accordingly per Section 1.7.0 of the Town of South Windsor Public Improvement Specifications, as required by the South Windsor Fire Marshal. 2. Per our Subdivision Regulations Checklist, sight triangles are required at driveway entrances. 3. Please note the grantor of the access and utility easement in favor of Lot 3. 4. The volume and page of the access and utility easements shall be provided on the individual plot plans at the time of building permit application. 5. Addressing shall be as follows: a. Lot 1, 50 Chapel Road b. Lot 2, 548 Main Street c. Lot 3, 556 Main Street 6. Please verify how the 140.0’ front yard setback of Lot 2 was calculated. I came up with ~145’. 7. Staking/guying of new plant material is not necessary or advised in areas not subject to high winds (such as coastal areas). Additionally, burlap should be removed entirely from new plant material, as opposed to only 1/3 pulled down indicated by the details. Please revise all details accordingly. If you have any questions, please do not hesitate to contact me. South Windsor Planning Department Engineering Department Town Hall, 1540 Sullivan Avenue, South Windsor, CT 06074 | Tel (860) 644-2511 Ext 2245 | Fax (860) 644-7280 Please note that messages to and from the Town of South Windsor may be subject to public release in accordance with applicable laws. MEMO DATE: September 16, 2025 FROM: Tory D. Sidoti, P.E., Town Engineer TO: Jay Ussery, Jr., LLS SUBJECT: Appl #25-37P, Cassarino Resubdivision Engineering Review Comments The following are the Engineering Department comments: Site Plan Comments 1. Topographic Plan a. The driveway limits at the end of Lot 3 will not suffice for emergency vehicles to turn around. Please revise the driveway limits to a hammerhead or cul-de-sac design that will satisfy emergency vehicle maneuvers. b. Please provide Maintenance and Protection of Traffic measures for the driveway construction within Main Street and Chapel Road. Standard MPT details can be found under “0971001A – Traffic Control Plans and Typical Materials”, in the link below: https://portal.ct.gov/dot/traffic-engineering/traffic-special- provisions?language=en_US c. Please provide a drainage memo detailing the existing and proposed stormwater management of the resubdivision. The grading by the “Access & Utility Easement in favor of Lot 3” is concerning based on the flat grades proposed with the Ele. 34’ contours. Additionally, the proposed drainage design must not alter existing drainage patterns of the surrounding properties. If drainage structures and storm pipes are required, please provide layout and details in the next submission, per the Town of South Windsor Public Improvement Specifications. 2. Erosion and Sediment Control Notes/Details a. The 18’ driveway shall be paved with asphalt and the detail revised accordingly, per the Town of South Windsor Public Improvement Specifications. If you have any questions, please feel free to contact me. Thank you, P O B O X 9 3 8 , 1 S H O H A M R D . E A S T W I N D S O R , C T 0 6 0 8 8 . C T 8 6 0 . 6 2 3 . 0 5 6 9 . M A 4 1 3 . 7 8 5 . 1 1 5 8 W W W . J R R U S S O . C O M . S E R V I N G C O N N E C T I C U T & M A S S A C H U S E T T S September 23, 2025 Michele Lipe Director of Planning 1540 Sullivan Avenue South Windsor, CT 06074 Re: Cassarino Resubdivision 50 Chapel Road Appl #25-37P Dear Michele, I am in receipt of review comments for the proposed Cassarino resubdivision at 50 Chapel Road from the Assistant Town Planner dated September 15, 2025, the Town Engineer dated September 16, 2025, and the Environmental Planner Comments dated September 19, 2025. The attached plans have been revised to address the comments. In addition, a discussion of each of the comments received are provided below: Assistant Planner Comments: 1. The 18’ wide driveway shall be paved with asphalt and the detail revised accordingly per Section 1.7.0 of the Town of South Windsor Public Improvement Specifications, as required by the South Windsor Fire Marshal. The Topographic Plan has been revised to show that the portion of the driveway to be shared (from Main Street to the split to the house on Lot 2) shall be paved in accordance with section 1.7.4.5 of the Public Improvement Specifications. A separate detail for the paved driveway has been added to sheet 5 of the plan set. 2. Per our Subdivision Regulations Checklist, sight triangles are required at driveway entrances. Sight line demonstration plans for the two proposed driveways are attached. 3. Please note the grantor of the access and utility easement in favor of Lot 3. The Grantor (Lot 2) is listed in the Easement Table on the Resubdivision Plan (Sheet 3). 4. The volume and page of the access and utility easements shall be provided on the individual plot plans at the time of building permit application. Understood. 5. Addressing shall be as follows: a. Lot 1, 50 Chapel Road b. Lot 2, 548 Main Street c. Lot 3, 556 Main Street Page 2 of 3 The plans have been revised to reflect these street addresses. 6. Please verify how the 140.0’ front yard setback of Lot 2 was calculated. I came up with ~145’. The Topographic Plan has been revised to reflect the 145’ front yard setback. 7. Staking/guying of new plant material is not necessary or advised in areas not subject to high winds (such as coastal areas). Additionally, burlap should be removed entirely from new plant material, as opposed to only 1/3 pulled down indicated by the details. Please revise all details accordingly. The planting details have been revised accordingly. Engineering Comments: 1. Topographic Plan a. The driveway limits at the end of Lot 3 will not suffice for emergency vehicles to turn around. Please revise the driveway limits to a hammerhead or cul-de-sac design that will satisfy emergency vehicle maneuvers. The hammerhead has been revised and pushed further north so that it no longer utilizes a portion of the driveway in front of the house at Lot 3. The attached turning maneuver sketch demonstrates that the ladder truck can pull forward, back-up and exit within the hammerhead provided. b. Please provide Maintenance and Protection of Traffic measures for the driveway construction within Main Street and Chapel Road. Standard MPT details can be found under “0971001A – Traffic Control Plans and Typical Materials”, in the link below: https://portal.ct.gov/dot/traffic-engineering/traffic-specialprovisions?language=en_US The means and methods for the completion of the work in R.O.W will be the responsibility of the stie Contractor. A note has been added to the plans requiring the Contractor to provide applicable traffic controls for the maintenance and protection of traffic in accordance with CTDOT standards (Form 819) and special provisions (091001A) for the work in the R.O.W. c. Please provide a drainage memo detailing the existing and proposed stormwater management of the resubdivision. The grading by the “Access & Utility Easement in favor of Lot 3” is concerning based on the flat grades proposed with the Ele. 34’ contours. Additionally, the proposed drainage design must not alter existing drainage patterns of the surrounding properties. If drainage structures and storm pipes are required, please provide layout and details in the next submission, per the Town of South Windsor Public Improvement Specifications. A Drainage Memorandum discussing the pre- and post development runoff conditions is attached. Existing drainage patterns are to be maintained. The conversion of the site from row crop to lawn and meadow is Page 3 of 3 anticipated to significantly reduce the runoff generated at the site so that there will be no negative flooding impacts downstream. As discussed in the memorandum, runoff from the western portion of the site drains to a depression located in the vicinity of the “Access and Utility Easement” note where you noted a concern. The driveway grades in this area have been raised to ensure that the driveway is located above the elevation of the adjacent depression to allow for the accumulation and infiltration of runoff, which is what occurs currently. 2. Erosion and Sediment Control Notes/Details a. The 18’ driveway shall be paved with asphalt and the detail revised accordingly, per the Town of South Windsor Public Improvement Specifications. As discussed above, the Topographic Plan has been revised to show that the portion of the driveway to be shared (from Main Street to the split off to the house on Lot 2) is required to be paved in accordance with section 1.7.4.5 of the Public Improvement Specifications. A separate detail for the paved driveway has been added to sheet 5 of the plan set. Environmental Planner Comments: 1. A construction entrance should be added abutting Chapel Road for access to lot #1. The plans have been revised to add the construction entrance. I hope the changes and discussion above satisfactorily address the concerns. If there are any questions, or you require further information, please call our office at (860) 623-0569. Sincerely, Timothy A. Coon, P.E. J.R. Russo & Associates, LLC Attachments cc: Sal Cassarino © 2025 M ic roso f t Corpo ra t ion © 2025 Maxa r ©CNES (2025 ) D is t r ibu t ion A i rbus DS © 2025 TMAP MOB IL ITY Ea r ths ta r Geog raph ics S IO P O B O X 9 3 8 , 1 S H O H A M R D . E A S T W I N D S O R , C T 0 6 0 8 8 . C T 8 6 0 . 6 2 3 . 0 5 6 9 . M A 4 1 3 . 7 8 5 . 1 1 5 8 W W W . J R R U S S O . C O M . S E R V I N G C O N N E C T I C U T & M A S S A C H U S E T T S Memo To: South Windsor Engineering Department From: Timothy Coon, P.E. Date: 9-22-25 Re: Drainage Impacts Resubdivision 50 Chapel Road, CT 50 Chapel Road LLC is proposing to subdivide approximately 8.6 acres of land at 50 Chapel Road in South Windsor, Connecticut to create three lots for the development of single family homes. According to historical aerial photographs available on the Town of South Windsor’s GIS, the majority of the site has historically been in agriculture as row crop from as early as 1946 through 2023. The site is divided into two watersheds. The eastern portion of the site, where the houses on lots 2 and 3 are proposed, slope toward a depression along the eastern property boundary. The western portion of the site appears to slope to another depression that extends off the property to the north. Based on the sandy soils at the site, these depressions likely provide infiltration of the site generated runoff back into the ground. Existing drainage patterns at the site, consisting of sheet flow toward the depressions, will be maintained. New impervious surfaces will include the houses and driveways. However, these areas will be considered disconnected impervious areas because the associated runoff will have ample opportunity to sheet flow over pervious areas that disperse and retain the runoff. In addition, the remaining areas of the site will be converted from row crop, that has a very high runoff coefficient (CN=78), to vegetated lawn and meadow that have much lower runoff coefficients (CN=61 and 58, respectively). This conversion of row crop is anticipated to result in a significant decrease in the runoff generated at the site. Therefore, the site development is not expected to have any adverse impacts on downstream properties. Rather the development is likely to have a beneficial impact on potential flooding downstream. P.O. Box 938 EAST WINDSOR, CT 06088 PHONE: (860) 623-0569 FAX: (860) 623-2485 P O B O X 9 3 8 , 1 S H O H A M R D . E A S T W I N D S O R , C T 0 6 0 8 8 . C T 8 6 0 . 6 2 3 . 0 5 6 9 . M A 4 1 3 . 7 8 5 . 1 1 5 8 W W W . J R R U S S O . C O M . S E R V I N G C O N N E C T I C U T & M A S S A C H U S E T T S Project Narrative Cassarino Resubdivision 50 Chapel Road, LLC 8.6 Acres A-40 Zone 50 Chapel Road, LLC are owners of 8.6 acres of land located in the A -40 zone. The property is located north of Chapel Road and east of Main Street. The parcel has 167.13 feet of frontage on Chapel Rd. and 26.83 feet of frontage on Main St. The property has been owned by the Cassarino family since 1940’s and has been in agricultural use. The applicant proposes to subdivide the parcel into three lots, lot 1 will front on Chapel Rd. with 167.13’ of frontage and will contain 41,313 S.F. or 0.95 acres of land. Two interior lots will be accessed from Main St; Lot 2 will contain 225,116 s.f. or 5.17 acres of land and Lot 3 will contain 109,116 s.f. or 2.50 acres of land. All three lots exceed the minimum requirements for the A -40 zone and interior lot regulation requirements. All three lots will be served by septic systems and wells. The two interior lots will share an 18’wide paved driveway from Main Street. Landscape screening of the driveway is provided to neighboring properties in the form of Arborvitae, White Spruce, Norway Spruce and Red Maple. A landscape plan is provided in the plan set. The proposed homes on lots 2 & 3 are essentially centered within the building set-back envelope. The home on lot 2 is 136’+/- from adjacent properties to the south, (a 20’ min. set-back is required) , 140’+/- from adjacent property to the west, (a 50’ min. set-back is required), 132’+/- from lot 3 to the north (20’ min. set-back is required) and 128’+/- from adjacent property to the east, (50’ min. set-back is required). Landscape screening is provided to the south and north of the home on lot 2. The home on lot 3 is located 130’+/- from lot 2 on the south, (20’ set-back is required), 131’+/- from adjacent property to the west, (50’ min. set-back is required), 150’+/- from adjacent property to the north, (20’ min. set-back is required) and 131’+/- from adjacent property to the east, (50’ min. set-back is required). Landscape screening is provided to the south. The interior lot section of the zoning regulations lists some approval criteria that the Commission needs to consider in reviewing an application for an interior lot. Page 2 of 3 The applicant must demonstrate to the Commission that there are minimal impacts when considering the following criteria. 1. Aesthetics’; proximity to neighboring properties and dwelling units; restriction of existing views; proposed buffering & screening; Two new homes are being proposed on 5 plus acres. The homes will not be visible from Chapel Road or Main Street. The closest distance from the new home on lot 2 to an existing home on Chapel Rd. is 236’+/-. Landscape screening is provided to reduce visibility to the home on Chapel Rd. 2. Drainage; Soils in this area are sandy loams consisting of the excessively drained “Windsor Series”, the well-drained “Enfield Series” and the well-drained “Ninigret Series” A drainage memo has been submitted as part of the application. The two new homes and driveway will have little or no impact on the drainage in the area. 3. Traffic and Environmental Impacts; The two new homes will have no impact on traffic in the area and there will be no change in levels of service on the surrounding roadway network. No environmental impacts will be caused by the traffic created by the new homes. 4. Driveway locations, slopes and sight lines; The posted speed limit on Main St. is 35mph, the driveway location on Main Street has sufficient sight line to provide safe turning movements from the driveway onto Main St. in both directions. The roadway grade is relatively level in this area on Main St. as is the driveway grade. A sight line plan has been submitted. 5. Utility Service Capabilities; Three phase electric service is available on Main St. to service the new homes if desired. Telephone and cable service is also available. The two new homes will have no effect on the utility service in the area. 6. Property Value Impacts; The two new homes will not have a negative impact on property values and will likely increase the values in the immediate area. Page 3 of 3 7. Future Land Use Alternatives; The current zoning designation on the parcel is A-40 residential zoning. The current land use in the area is a mix of single family residential and agriculture. Although a short residential cul-de-sac road with 3 or 4 lots could likely fit on the property the two large multi-acre interior lots seemed a better fit for the existing residential and agricultural mix in the neighborhood. It is the opinion of the applicant and engineer that the interior lot development proposed is the best fit for this land configuration and any impacts that might be generated by the development would be minimal. LOCATION MAP Resubdivsion/Special Exception Rear Lots 50 Chapel Road 50 Chapel Road, LLC South Windsor, Connecticut 06074 Map 21 Lot 6 Zone: A-40 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 SPECIFICATIONS Time Of Year Site Preparation Seed Selection Seedbed Preparation Seed Application Mulching MAINTENANCE (PS) SPECIFICATIONS Materials Types of Mulches 1. Hay: 2. Straw: 3. Cellulose Fiber: Tackifiers Emulsified asphalts are specifically prohibited for use as tackifiers due to their potential for causing water pollution following its application. Nettings Site Preparation Application Timing: Mulch For Seed Spreading: Anchoring: MAINTENANCE (MS) SPECIFICATIONS Site Preparation Seedbed Preparation Seeding Mulching MAINTENANCE (TS) GEOTEXTILE SILT FENCE (GSF) ANTI-TRACKING PAD DETAIL (CE) SPECIFICATIONS Mechanical Sweeping Water Non-Asphaltic Soil Tackifier MAINTENANCE (DC) GRAVEL DRIVEWAY DETAIL SHRUB PLANTING EVERGREEN TREE PLANTING TREE PLANTING PAVED DRIVEWAY DETAIL S:\Acad\2018 Civil 3D\2018-135 Cassarino - Chapel Rd\Russo Drawings\2018-135.dwg, 1:1 PLANNINE BEFARTMENT CERTIFIED MAIL #7022 2410 0000 6508 9253 October 9.2025 Jay Ussery J.R.Russo &Associates PO Box 938 East Windsor,CT 06088 Dear Mr.Ussery: Re:Appl.23—5 7P,Cassarino Resubdivision We are pleased to advise you that the Planning &Zoning Commission voted on September 30,2025 t0 approve with modifications the above referenced application for a three—lot Resubdivision of 8.62 acres including a Special Exception to Section 3.2.2 and Site Plan for two interior lots.on property located at 50 Chapel Road.A-40 zone,as shown on plans prepared by J.R.Russo &Associates,Job No.2018-135.dated August 12,2025 as revised August 22,2025. This approval is subject to the following modifications: 1.This approval is for 3 lots,numbered 1-3. 2.Drainage and construction for this subdivision is subject to the approval of the Town Engineer. Water shall be supplied to this subdivision by wells. 4.This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission. 5.Prior to commencement ofany site work,a preconstruction meeting must be held with Town Staff. 6.All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor. 7.All easements for conservation purposes.drainage or utilities.that may be required in connection with the approval of this subdivision.must be submitted on standard Town easement form where appropriate.to this Commission prior to filing the mylars and issuance of building permits.All deeds for open space.public improvements and roadways must be submitted prior to request for Town acceptance;all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attomey. 8.Footing drains are required for each house.Prior to the building of any structure on a lot.a topographic map.drawn to a scale of 1"=40'.shall be submitted for each lot in the subdivision.showing proposed contours.elevations and the location ofthe footing drains.No building permits will be issued until the proposed contours.floor elevations and location of footing drains have been approved by the Town Engineer. 9.Septic system and/or private well final design(s)must be submitted to and approved by the Environmental Health Officer prior to filing ofmylars and issuance of building permits. b4 1541]Sullivan Avenue,Suuth Windsnr,ET U§U74 i TEI (850)344’2511 Ext 2325 i Flanning@SnulhWindsur-CT.guv 10.If,for any reason,finished grading and other individual iot site work is not completed,the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work‘This cash bond must be submitted prior to issuance ofa Certificate of Occupancy. 11.Quantity estimates must be submitted to the Town Engineer (on the enclosed fonn)for the purpose of determining subdivision bonding.All bonds shall conform to the enclosed bond policy and shall be posted prior to tiling the final plans in the Town Clerk‘s office. If the developer chooses to submit a Letter of Credit for a one-year tenn.said Letter of Credit must be renewed on a yearly basis until completion of the development.If a new Letter of Credit has not been received within 30 days before the expiration date,the Commission may, at its option,call the Letter it is holding. Affordable Housing is required.The fee will be $51,240 (based on the Table 1 Fee Formula). This fee is payable on a per-lot basis,at the time of initial conveyance of each lot. final plans have been filed in the Town Clerk's office. comments dated 9/15/25 must be incorporated in the final plans. approval of the Tree Warden. .We would note that a “representative”house footprint is shown on the two interior lots.If this application is approved,when an actual house plan is submitted.it is especially critical for elements to remain as shown on this application.The applicant and any purchasers need to understand that any modifications other than verv minor ones would need to return to the Commission for approval. 18.The plans shall reflect the new addresses —Lot 1 shall be 50 Chapel Road.Lot 2 shall be 548 Main Street.and Lot 3 shall be 556 Main Street. 19.A landscape bond in the amount of $5.000 is required and must be submitted prior to issuance ofa certificate of occupancies if work is not completed Black and white transparent mylars of Sheets #3 and #4 with the above modifications,together with three print copies and one electronic copy of the entire set of plans with live signatures and raised seals.must be submitted to this Commission to be stamped and signed.The letters of approval ofthis Commission.as well as the Inland Wetlands Agency/Conservation Commission. must be reproduced on the mylars. After mylars have been signed by the Commission,they will be returned to you for filing in the Office of the Town Clerk by January 17.2026.After filing these plans.a copy of the receipt must be submitted to the Planning Department. The attached Special Exception fomi must be completed and filed in the Town Clerk‘s office. The Special Exception will take effect upon filing. Sincerely. Stephen Wagner.Chairman Planning and Zoning Commission .In accordance with Chapter 3,Section H of the Subdivision Regulations,a Fee in Lieu of .A drainage assessment fee in the amount of$150.00 shall be submitted to this Commission. .No building permits will be issued until all modifications have been complied with,and the .The Town Engineer’s review comments dated 9/30/25 and Assistant Planner review .Any trees to be removed within the Town Right of Way are subject to the review and / PLANNING DEPARTMENT Enclosures cc:Town Engineer Chief Building Official Assessor Superintendent of Pollution Control Fire Marshal Board of Education Registrars Attachments: Deed/casement policyBondingpolicy Quantity Estimate 154D Sullivan Avenue,Suuth Windsor,ET UEUM i Tel (860)H44>2511 Ext 232B i P|anning@SnuthWindsor»BT.guv I)Stephen Wagner,Chairman of the South Windsor Flaming &Zoning Commission,hereby certify that on September 30,2025,the Planning and Zoning Commission granted to 50 Chapel Road,LLC a three—lot Resubdivision 0f8.62 acres including a Special Exception to Section 3.2.2 and Site Plan for two interior lots,on property located at 50 Chapel Road,A—40 zone.as shown on plans prepared by J.R.Russo &Associates,Job No.2018—135,dated August 12,2025 as revised August 22,2025. This approval is subject to the following modifications: This approval is for 3 lots,numbered 1-3. Drainage and construction for this subdivision is subject to the approval of the Town Engineer. Water shall be supplied to this subdivision by wells. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission. Prior to commencement of any site work,a preconstruction meeting must be held with Town Staff. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor. All easements for conservation purposes,drainage or utilities,that may be required in connecton with the approval of this subdivision,must be submitted on standard Town easement form where appropriate,to this Commission prior to filing the mylars and issuance of building permits.All deeds for open space,publicimprovementsandroadwaysmustbesubmittedpriortorequestforTownacceptance;all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attomey. Footing drains are required for each house.Prior to the building of any structure on a lot,a topographic map. drawn to a scale of 1":40'.shall be submitted for each lot in the subdivision,showing proposed contours, elevations and the location 0f the footing drains.No building permits will be issued until the proposedcontours.floor elevations and location offooting drains have been approved by the Town Engineer. Septic system and/0r private well final design(s)must be submitted to and approved by the Environmental Health Officer prior to filing of mylars and issuance of building permits.10.1f,for any reason,finished grading and other individual lot site work is not completed.the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work.This cash bond must be submitted prior to issuance of a Certificate of Occupancy. ll.Quantity estimates must be submitted to the Town Engineer (on the enclosed form)for the purpose of determining subdivision bonding.A11 bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk‘s office. If the developer chooses to submit a Letter of Credit for a one—year term.said Letter of Credit must be renewed on a yearly basis until completion of the development.If a new Letter of Credit has not been received within 30 days before the expiration date,the Commission may.at its option.call the Letter it is holding, I-Iousing is required.The fee will be $51,240 (based on the Table l Fee Formula).This fee is payable on a per-lot basis.at the time ofinitial conveyance ofeach lot. #tbvJ—i U1 CR been filed in the Town Clerk's office. 9/15/25 must be incorporated in the final plans..Any trees to be removed within the Town Right of Way are subject to the review and approval of the Tree Warden. .ln accordance with Chapter 3.Section H of the Subdivision Regulations.a Fee in Lieu of Affordable .A drainage assessment fee in the amount of$150.00 shall be submitted to this Commission. .No building permits will be issued until all modifications have been complied with.and the final plans have .The Town Engineer's review comments dated 9/30/25 and Assistant Planner review comments dated i 17.We would note that a “representative”house footprint is shown on the two interior 1ots.If this application is approved.when an actual house plan is submitted,it is especially critical for elements to remain as shown on this application.The applicant and any purchasers need to understand that any modifications other than very minor ones would need to return to the Commission for approval. l8.The plans shall reflect the new addresses —Lot l shall be 50 Chapel Road,Lot 2 shall be 548 Main Street, and Lot 3 shall be 556 Main Street. l9.A landscape bond in the amount of $5,000 is required and must be submitted prior to issuance of a certificate ofoccupancies if work is not completed. GIS PIN #l 8000050 COMMENCING at an iron pin set in the easterly line ofMain Street,which iron pin marks the northweSterly comer ofthe premises herein described,thence running S 71°51’32”E along land now or formerly of Margaret C.Houle,a distance of 191 .36 feet to a point,thence running N 0l°21 ‘08”E along land now or formerly of Margaret C.Houle,a distance of 100 feet to a point;thence running S 65°05’l4"E along land now or formerly ofThe .I.E.Shepard Company,a distance of 771.89 feet to a stake;thence running N 13°00‘02”E along land now or formerly of The J.E.Shepard Company,a distance of530.63 feet to a stake;thence running S 65°14’52”E along land now or formerly ofJohn Nicholson and Thomas Edward Nicholson,a distance of300 feet to a stake;thence running S 1 1°11’01"W along land now or fonnerly of John J.Lawton,Jr.a distance of 720.11 feet to land now or formerly of one Bernada,thence running N 64°37’53”W along lands now or formerly of Bernada,Viklinetz,Tranchina, Brancati,and Michaud,being Lots Nos.8,7,6,5,and 4,respectively,partly by each,in all,a distance of476.64 feet to an iron pin;thence running S 24°30’31"W along said Lot No.4,a ’distance of200.35 feet to a point in the northerly assumed street line of Chaps!Road,thence running N 64°37’53"W along said Chapel Road,a distance of 167.13 feet to the southeast comer of land now or formerly of Robert C.Sanborn,being Lot No.3 as shown on said map, thence running N 25°22’07"E along said Lot No.3,a distance of 250 feet to a point,thence running N 64°37’53”W along said Lot No.3,a distance of 160 feet to a point;thence running S 25°22’07”W along the westerly boundary of said Lot No.3,a distance of250 feet to a point in the northerly assumed street line of Chapel Road;thence running N 64°37’53"W along the northerly assumed street line of Chapel Road,a distance of 204.28 feet to other land of Paul & Rose Cassarino,thence running N 25°22’07"E along land now or fomrerly of said Paul and Rose Cassarino and being the easterly boundary of Lot No.1 as shown on said map,a distance of 264.79 feet;thence running N 71°51 ’32”along the northerly boundary of Lot No.1 on said map,a distance of 269.95 feet to a point in the easterly street line of Main Street,thence running N 01°21’08"E along the easterly street line of said Main Street,a distance of 26.83 feet to the iron pin marking the point or place ofbeginning. OWNER OF RECORD:50 Chapel Road,LLC Dated at South Windsor,Connecticut this 9th day ofOctober,2025‘ In accordance with CGS Section 8-3d(if—" I ,i r‘. Chairman Stephen agner Planning &Zoning Commis§ion Received for record this day of ,20 ,at South Windsor.Connecticut ATTEST: ("W' PLANNING DEPARTMENT April 6,2026 50 Chapel Road LLC c/O Salvatore Cassarino 10 Farmstead Lane Sudbury,MA 01776 Dear Mr.Cassarino: Re:Appl.25—37P,Cassarino Resubdivision) Payment of Fee In Lieu of Affordable Housing Please be advised that on September 30,2025,in accordance with the requirements of Section H.lnclusionary Zoning Requirements in the South Windsor Subdivision Regulations,the payment in fee in lieu of constructing affordable housing units for the above-referenced subdivision was set at $5 1 ,24000. This fee is payable in its entirety or on a per-lot basis at the time of the initial conveyance of each lot.One—third of the total amount,$17,080,is due with each lot conveyance. On or before conveyance of each lot,a check payable to the Town of South Windsor must be delivered to the Planning Department.The check will then be deposited into the Town‘s Affordable Housing Trust fund. A copy of this letter will be filed on the land records so potential buyers will be aware ofthe obligation (lien)on the following lots: Lot#1:50 Chapel Road Lot #2:548 Main Street Lot #3:556 Main Street Sincerely. PM Emir;wlPaulBemstein.Chairman PLANNING &ZONING COMMISSION PB/js cc:Town Clerk Jay Ussery.J.R.Russo &Associates 154U Sullivan tvenue,South Windsur,CT M074 l Tel (850)§44-2511 Ext 2329 i P|anning@SauthWindsnr-CT,guv PLANNING DEPARTMENT Doc ID:003108280001 Type:LANBK3149PG21O April 6,2026 50 Chapel Road LLC c/o Salvatore Cassarino 10 Farmstead Lane Sudbury,MA 01 776 Dear Mr.Cassarino: Re:Appl.25-37P,Cassarino Resubdivision, Payment of Fee In Lieu 0f Affordable Housing Please be advised that on September 30,2025,in accordance with the requirements of Section H.Inclusionary Zoning Requirements in the South Windsor Subdivision Regulations,the payment in fee in lieu of constructing affordable housing units for the above-referenced subdivision was set at $5 1 ,240.00. This fee is payable in its entirety or on a per-lot basis at the time of the initial conveyance of each lot.One—third ofthe total amount,$17,080,is due with each lot conveyance. On or before conveyance of each lot,a check payable to the Town of South Windsor must be delivered to the Planning Department.The check will then be deposited into the Town’s Affordable Housing Trust fund. A copy of this letter will be filed on the land records so potential buyers will be aware of the obligation (lien)on the following lots: Lot #l:50 Chapel Road Lot #2:548 Main Street Lot #3:556 Main Street Sincerely, P P M Paul Bernstein,Chairman PLANNING &ZONING COMMISSION PBgs cc:Town Clerk Jay Ussery,J.R.Russo &Associates Received for Record at South Windsor,CT On 04/06/2026 At 11:20:10 am (x''i'“"yi'-a;~»...v..‘_J (V :11;(L .fw...IX.p/ i 1540 Sullivan Avenue,South Windsor,CT 06074 Tel (860)644—2511 Ext 2320 Planning@SouthWindsorvCTgov