MEMBERS PRESENT: Chairperson Elizabeth Warren, Timothy Appleton, James Kupchunos, Richard Muller, Audrey Delnicki, Carol Heffler
ALTERNATES PRESENT: Mario Marrero sat for Jack Phillips
Roy Szoka sat for Barbara Kelly
STAFF PRESENT: Jeff Folger, Environmental Planner/Conservation Officer
Kathy Middleton, Recording Secretary
Chairperson Elizabeth Warren called the meeting to order at 7:02 p.m.
ITEM: CORRESPONDENCE
Chairperson Warren attended the Round Table Meeting on June 13th. Warren stated that the main focus of the meeting was the Water Pollution Control upgrade and the Elementary School Project. Warren stated that Fred Shaw, Superintendent of Pollution Control gave a presentation regarding the Water Pollution Control upgrade. Warren also stated that she has a copy of the Elementary Facilities Project Update if any commission member is interested in viewing it.
ITEM: BONDS
None
ITEM: MINUTES
The June 6, 2007 minutes were approved by general consensus of the Commission.
ITEM: CONSERVATION COMMISSION
Folger stated that he heard form Deb Field, a teacher at South Windsor High School. Folger stated that her class created educational signage for the Donnelly Preserve.
ITEM: WETLAND OFFICER’S REPORT
Folger gave an update on the Mobile Station. Folger stated that they are pumping and removing gasoline from several recovery wells along the western perimeter. Folger stated that the plume is sitting on top of the ground water and moving to the Southwest towards the stream. The whole perimeter of the site is lined with recovery wells. It has been estimated that about 3,000 gallons spilled and about 1,800 gallons have been recovered. Folger said that they are pumping into separators that are separating the water from the product and then the water is going into the sanitary sewer system. There has been surface water sampling done along the water course that surrounds the perimeter of the Wentworth Plaza. Sampling has also been done at the outfall of Farm Pond.
Folger stated that the main component that was found in the surface water is Benzene which is a component of gasoline. Folger stated that 1.2 parts per billion of Benzene is an acceptable drinking water standard. When the water was tested they were getting concentrations of 1.5 and 1.2 and then on June 8th, it rose to 3.7. Folger stated that on June 12th it dropped to less than .5 parts per billion which is beneath the threshold.
Warren asked if overall the recovery has gone well. Folger stated that all the drinking water wells have been monitored along Oakland Road and also up Felt Road on both sides. Folger stated that there is nothing showing up in any of the wells and the majority of the material is heading to the water course. Folger stated that it is exiting very quickly.
ITEM: PUBLIC HEARING
Commissioner Heffler read the legal notice into the record as it was published in the Journal Inquirer.
Appl. #07-27P – Tuscan Hills – 206 Buckland Road – Inland Wetland/Conservation Commission application for a commercial plaza on 2.7 acres, storm water structures, parking and associated improvements on property located easterly of Buckland Road. Buckland Gateway Development (GD) Zone.
Karen Isherwood of Design Professionals came before the commission to present the application to consider two parcels of land that totals 2.7 acres and had the following comments:
§ Parcel A is to the North-(218 Buckland Road) Approximately 1.12 acres
§ Parcel A has an existing house on the property- single family home
§ Wetlands are to the rear of the property
§ Existing Culverts:
o 10” RCP
o Concrete end wall
o Existing 18” RCP pipe that enters another catch basin
§ Parcel B is to the South (206 Buckland Road) Approximately 1.58 acres
§ Parcel B has an existing two-story house on the property
§ Entire lot is 2.7 acres
§ 8.8% of the lot is wetlands
Isherwood stated that the proposed new construction for Parcel A is a single, two-story office building with three tenants. The first story is 4,145 square feet of retail space and the second story is 2,062 square feet of office space. Twenty-eight parking spaces are proposed along the perimeter of the buildings. Parcel B is a one tenant building. The first floor has 10,130 square feet of retail space and the second story is 4,586 square feet of office space. The plan represents 61 parking spaces. The impervious coverage for parcel B is 39.1% and parcel A reflects 59.9% impervious coverage.
Each parcel will be under separate ownership and will be serviced by public water. Public sewer is available south of the property as part of the Evergreen Walk development. The town extended the sewer across Buckland Road to the south. Isherwood stated that they are proposing to extend it 250 feet to the property line and extend it further up the property to provide subs for future development.
As proposed, the development will consist of a series of catch basins. Hay bales will surround the catch basins. There are three drainage systems proposed. One is a clean bypass system and the other two are water quality basins (one on each parcel). The designs of the basins follow the 2004 Storm Water Quality Management Guidelines. At the outlet structures there is a 12-18” deep dugout which will be the permanent pool volume. Isherwood stated that the purpose of the detention basin is to ensure that post development peak flows for all storm events, and through the 100 year storm, they are at or below existing peak rates of runoff.
Standard erosion and sediment control measures will be taken.
§ There is an anti-track entrance pad.
§ Silt fencing is surrounding the development down gradient of all the developed areas.
§ Hay bails surround each of the storm water structures.
§ Temporary sediment traps.
Isherwood stated that the plans address Folger’s comments which include revising the narrative construction to reflect the site conditions of the property. Long-term inspection and maintenance plan for the storm water structures have been included in the plans.
Commissioner Szoka stated that he would like the plans to reflect the high point and low point of the property and asked Isherwood where the main travel of water flows. Isherwood stated the map that designates the water flow is attached to the storm water management report. One is given to the Town Engineer and the other is submitted to Planning and Zoning. Isherwood stated that she would put it on the erosion and sediment control plans.
Dick Boston, Landscape Architect with Design Professionals came before the commission and had the following comments:
§ Minimal disturbance in the wetland area.
o A wet mix will be used adjacent to the culvert in-section.
o White Firs will be used to help block the view.
o Protect the Willow trees.
o Create a screening between what is proposed and the existing wetlands by using arborvitaes.
o Adding a shrub hedge with Red Dogwoods, Northern Arrow-wood, and White Firs.
o Only disturbance in wetlands will be to accommodate wetlands mitigation. In the areas of the trees, some shrub islands planted to create nesting areas and enhance wildlife.
o Proposing to use a backing on light pole adjacent to the wetlands to help mitigate and minimize light going out into the wetlands.
Boston stated that landscape trees would be planted in conformance with Buckland Road and Evergreen Walk planting plans.
Commissioner Kupchunos asked if there are roof leaders identified on the plans and if there was going to be a basement in the buildings, will they need footing drains. Isherwood came before the commission and stated that the larger building would have a partial basement to the front of the building. The roof leaders will enter the detention basin/catch basin. The smaller building will not have a basement; it will be on a slab. The smaller building will also have roof leaders. Isherwood stated that per discussion with Folger that the rear half of the building will have roof leaders going to splash pads because it is clean runoff.
Commissioner Muller asked if all the water is diverted to the storm water system, how much of the water that would normally flow to the wetlands, will not flow there anymore and how significant is that. Isherwood stated that nothing flowed from the site to the wetlands. Isherwood stated that it entered a drainage channel that was created prior and entered a culvert.
There was a discussion as to whether there would be development behind the parcel in the future. Isherwood stated that if any development were to occur and it was to discharge on that property, they would be forced to analyze the water shed and model their system to make sure that when they discharge onto their site, the water coming through would be at or below what is existing.
John Ianni, Soil Scientist for Highland Soils came before the commission and gave a brief overview of the area and its surroundings. Ianni gave the following report:
To the east of Buckland Road there is a hill that runs from the town line to Deming Street. The hill is compact glacial tail. The water flowing from that hill comes down and flows to the west toward Buckland Road. This is a large but discontinuous wetland system that surrounds the hillside running from the town line up to Deming Road. This is caused by hillside seepage. Ianni stated that on the slope ground water infiltrates from the top of the hill and seeps out and forms the wetland.
Ianni stated that Buckland Road is on the low end of the wetland and the majority of the seepage, water and watershed is up to the east. The first 100-200 feet of Buckland Road are upland soils. The wetland soils extend to the base of the ridge of the hill.
Existing conditions of the property:
-On the Northern parcel, (206) the wetland line is out on the lawn.
-On the Southern parcel, was used as pasture. Over grown.
-Compound slope. Land slopes to the West and slightly to the North.
-The outlet to the wetland is the existing 18” pipe.
-No defined water courses coming off the hill. Shallow ground water flow.
-Wetland extends 200 feet up to the hillside
Existing conditions of the wetlands:
-Wet meadow
Functions & Values Assessment of Wetlands
-Ground water discharge wetlands- water is discharging into the wetlands.
-Flood flow alteration- does not attenuate water like most flat wetlands; it is a hillside seep, gradual slope to the east, shallow ground water flow and there is no real area for water to pond. No water courses with exception of the man-made channel.
-Two main functions of the wetlands: Water quality
1. Sediment toxicants
2. Pathogen retention
Ianni stated that because these are ground water fed wetlands, thickly vegetated, and don’t have open water channels to allow water to go from one end of the wetlands to the other, these have potential to attenuate sediment and potential toxicants. Ianni stated that if there are excess nutrients that flow into the wetlands, denitrification occurs. Maintenance of water quality is a primary function of onsite and offsite wetlands.
Ianni stated that his report has an error. The original plans only had the impact along the reconstruction of the drainage pipe. Ianni stated that there is a small impact along the edge of the wetlands where the will be some filling. Ianni stated that he asked Mr. Boston, Landscape Architect to move some of the plantings out into the wetlands to enhance them. Ianni stated that there would be some islands of shrubs that produce berries.
Ianni stated that he doesn’t feel that this development impacts the wetlands.
Commissioner Marrero referred to the memo from Jeff Doolittle stating that “no mitigation has been proposed for the anticipated wetland losses”. Marrero asked if there would be a loss of wetlands. Folger stated that the commission needs to consider if what is being proposed for the wetland plantings is sufficient enough to offset an anticipated loss. Folger stated that there are several things to consider where the mitigation is concerned, such as creation of a wetland, or enhancing the existing wetland or renovating the depleted wetland. Folger stated that there isn’t any room on the site to make wetland because it is only 1200 square feet.
Commissioner Appleton asked what the value of the island is because over time it gets devalued. Appleton stated that more development will lead to a smaller island. Folger stated that there is value in the islands because if there is an area where there is going to be a lot of development, that can make the remaining area even more valuable.
There was discussion about the wetlands being separate parcels and therefore being considered an island. The concern is that over time there will be little wetlands and too much development. Ianni stated the uplands also need to be considered because if there is activity close to the wetlands and it is a valuable wildlife habitat area, the upland area will need to be preserved as well.
Commissioner Heffler asked Ianni if he could confirm that there is no specific impact to the wetlands. Ianni stated it was correct and that it is based on the functions and value of the wetlands.
Isherwood stated that she spoke to one of the owners that were present at the meeting and the owners have agreed to place a conservation easement to protect the wetland and ensure that they will naturalize.
Warren asked Folger if he there are other alternatives for mitigation given the limited amount of space available. Folger stated that the area could be enhanced with berry bushes and shrubs. Folger stated that there will be a value as far creating a model by reinforcing and enhancing the borders of the wetland areas.
Muller asked Ianni if the detention basins could have wetland functions. Ianni stated that as a general rule you cannot take credit for a wetland creation if storm water is passing through them. Folger stated that by being a storm water structure, there will be expected maintenance.
Public Participation:
Attorney Michael Bannano of 146 Main Street in Manchester came before the commission representing Evon Muschinsky, owner of Townline Liquors. Bannano stated that he would be submitting a Verified Petition for Intervention (Attachment A).
Commissioner Heffler asked who would be providing service to the Town. Heffler stated that the petition could be accepted as a document but could not be accepted as official service.
Bannano stated that there is concern that the construction is being developed right up to the buffer zone and up to the wetlands. Bannano stated that their focus is on the encroachment and the wildlife. Bannano and his client feel that there could be another feasible alternative and there could be an adverse affect on the wetlands.
Ianni clarified that wetland commissions don’t have the authority to regulate wetland wildlife.
Folger stated that the hearing should be continued at the July 11, 2007 meeting to allow the commission to confer with the Town Council regarding the petition.
Heffler stated for the record that the applicant has provided all information regarding this application.
Warren stated that the hearing will be continued until the July 11, 2207 meeting.
ITEM: NEW BUSINESS
Appl. # 07-14P -McGrath Re-subdivision – 80 Windsorville Road – Inland Wetland/Conservation Commission application to approve a 3 lot residential subdivision, and associated improvements on property located westerly Windsorville Road, and northerly of Griffin Road. Rural Residential (RR) zone-
Ben Wheeler of Design Professionals came before the commission to present the application. Mr. Wheeler made the following comments:
Wheeler stated that previously the application was for three new lots and the existing house. Under recommendation from Town staff and Soil Scientist John Ianni, lot three was removed and the application was submitted with two additional lots and the existing house.
Two major concerns from the commission: the proximity of the septic system for lot #2 and the missing soil report from John Ianni. Since then the soil report has been received
The septic system for lot # 2 has been moved from the Northeast of the house to the complete east of the house. Septic system was 32 feet from the wetlands and is now approximately 64 feet from the wetlands.
John Ianni from Highland Soils came before the commission and presented the soil report. Mr. Ianni made the following statements:
· Delineation was reviewed - flat and drops off steeply to the wetlands
· Main flow is from the Northern/Western finger
· Two defined water course channels which tend to hug the eastern side of the wetlands.
· Uplands are wooded and contain mixed hard wood species
· Soils in the uplands are sandy soils
· Wetland soils are poorly drained soils, continually flood
· Discharge point: culvert serves Windsorville Road, surface runoff goes into a catch basin system. Finger of wetlands is impacted by road sand.
Muller asked Ianni what the impact would be to the wetlands quality with the addition of the two lots. Ianni stated that the impacts occur during construction and long term impacts. Ianni stated that the soils are deep and permeable and help to prevent runoff. Ianni stated that the only concern would be encroachment into the wetlands and suggested using tags to mark the wetlands.
Warren asked Folger if this area is conducive to a conservation easement. Folger stated that the applicant has been very responsive to the concerns of the town staff. Folger stated that a conservation easement would be beneficial on the rear of lot # 2 if there was a 30 foot non-disturbance area adjacent to the wetlands.
Folger stated that any activities that occur in the upland review area are subject to approval and can be enforced through the construction phase of the project. Heffler asked if this should be an approval condition. Folger stated that it should be an approval condition. Warren stated that if the applicant was willing to put an easement on the property, it would be reflected in the land records. Warren stated that markers should be used. Wheeler stated that the applicant agrees to place a conservation easement on the property.
Motion to: Approve with conditions - Appl. # 07-14P -McGrath Re-subdivision – 80 Windsorville Road – Inland Wetland/Conservation Commission application to approve a 3 lot residential subdivision, and associated improvements on property located westerly Windsorville Road, and northerly of Griffin Road. Rural Residential (RR) zone-
Was made by Commissioner Heffler
Seconded by Commissioner Delnicki
The motion carried
The vote was as follows: unanimous
Conditions:
1. One blueprint copy of the entire set of plans and this letter reproduced thereon must be submitted to this Commission. This must be completed within 65 days of approval prior to any construction activity on the site. Plans submitted to Planning & Zoning Commission shall be considered having met this requirement.
2. The application shall indemnify and hold harmless the Town of South Windsor against any liability, which might result from the proposed operation or use.
3. The permit is valid for five years and shall expire on June 20, 2012. It is the landowner(s)/applicant(s) responsibility to track expiration dates and notify the Commission of a renewal request at least 65 days prior to expiration.
4. All approvals required must be obtained and submitted prior to any activity on the site.
5. A contact person shall be identified on the plans.
6. A conservation easement shall be placed on Lot #2. The easement boundaries must be established 30 feet away from the wetland boundary. The boundary must be marked in the field using approved markers.
ITEM: OTHER BUSINESS
Mr. Alan Lamson, President of FLB Architecture gave a presentation for Evergreen Walk LLC. Mr. Lamson stated that a general plan was submitted to the town in 2001. The original general plan was never referred to the Wetlands Commission and therefore is preparing to submit a revised general plan to the commission.
Lamson made the following comments about the general plan:
· The Northern end of the project will become a medical arts campus.
· There has been talk about L.A. Fitness about expanding the facility.
· Discussions with hotel chains have been included in the general plans.
· Additional office and retail buildings will be constructed.
· Lower portion (Town Square) will be a residential component.
· Wetlands total about 55 acres.
· Riparian buffer has been provided along Plum Gulley Brook.
· Four parking decks are proposed.
Lamson stated that there will be walking trails proposed that will interlink areas along the development. There will be areas that will need board walks.
Lamson stated that there will be about 74 acres of total developable area left out of 240 acres. This area includes three existing detention basins.
Folger stated that within the DEP envelope, they don’t allow detention basins to be built. However; DEP allows mowing for wildlife management and enhancement.
Lamson stated that they will meet informally with the Planning and Zoning Commission and to get their input. A formal application for revision to the approved plan will be submitted.
ITEM: ADJOURNMENT
Motion to: adjourn the meeting at 9:58 p.m.
Was made by Commissioner Delnicki
Seconded by Commissioner Heffler
The motion carried
The vote was as follows: unanimous
Respectfully Submitted,
Katherine Middleton
Recording Secretary
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