EXISTING ENVIRONMENT FEATURES
CHAPTER NINE
The Route 6 Hop River Corridor is 12.4+ miles long and includes a variety of land uses and environmental features which define the existing character of the Corridor and will affect any future development. This chapter includes a narrative description of the following environmental features:
♦ Drainage Areas and Surface Water ♦ Vegetative Communities ♦ Soils ♦ 100-Year Floodplain ♦ Slopes ♦ Wetlands ♦ Existing Land Use ♦ Commercial Uses Along Route 6 ♦ Institutional Ownership ♦ Existing Zoning ♦ Existing Street Intersections and Curb Cuts ♦ Pedestrian Facilities and Use Stone Walls, woods and ♦ Recreational Trail Use ferns along the Hop River ♦ Bike Trails ♦ Significant Views ♦ Historic / Cultural Resources ♦ Utilities
All Maps referenced in this chapter are included at the end of the chapter. All Figures referenced in this chapter are located after the maps.
LADA, P.C. Land Planners 9-1 The Route 6 Hop River Corridor
9-1 Drainage Areas and Surface Water
Drainage Basins
The Route 6 Hop River Corridor is located entirely within the watershed of The Hop River. The Hop River is a tributary of the Willimantic River which, in turn, is a tributary to the Thames River. This is particularly noticeable on Map 9-1 by the tan colors highlighting the Hop River Drainage Area on the Natural Drainage Basins Map created by the Connecticut Department of Environmental Protection (CTDEP). The tan areas show the land with lower elevations (and flatter slopes) in tan The Hop River where the land contributing to the watershed is in green. Routes 6 and 66 East are shown with a pink highlight. Based on the Natural Drainage Basins Map and available on the Connecticut DEP website at www.cteco.uconn.edu/map_catalog.asp, the Route 6 Hop River Corridor watershed is identified as Major Basin No. 3 (Thames River), Regional Basin No. 31 (Willimantic River), and Subregional Basins Nos. 3108 and 3107 as shown on Maps 9-1 and 9-2. From west to east, the drainage basin consists of an unnamed stream and wetland located west of Stony Road which then crosses Route 6 to the south side of Route 6 as part of Local Basin 3108- 00. At this point, Hop River is first named and intersects with the stream existing Johnson Pond. The Hop River also intersects with Local Basin 3108-01 via the stream exiting Gilmartin Pond to the south. Hop River then crosses to the north side of Route 6 and intersects with Local Bin 3108-02 and Bolton Pond Brook (from the north) which is the stream exiting Lower Bolton Lake. Hop River continues eastward toward South Street in Coventry and the confluence with Ash Brook (from the north) and Local Basin 3108-03. The Hop River continues southeast more than 1,000’ from Route 6 into Andover. In Andover, Subregional Basin 3106 where the Skungamaug River meets the Hop River(from the north) just north of Hendee Road substantially increases the volume of flow into the Hop River. The Hop River continues southeast past Local Basin 3108-04, 3108-05, and 3108-06, and may back closer to Route 6 and Subregional Basin 3107 (Burnap Brook).
9-2 The Route 6 Hop River Corridor
Just west of Hebron Road, Local Basin 3108-07 and Straddle Brook (from the south) continues to The Hop River. In this area, The Hop River is in a flat, flood prone wetland area with many twists and turns. The discharge for Andover Lake (Local Basin 3108-08) intersects with The Hop River west of Route 87. The Hop River then continues northeast to the intersection with Bear Swamp Brook (Local Basin 3108-11) and eventually continues east along the Coventry/Columbia Town Line. Rufus Brook (from the north) in Local Basin 3108-12, Columbia Lake Brook (from the south) in Local Basin 3108-13, and Theims Brook (from the north) in Local Basin 3108-14 contribute to The Hop River as it continues east past Hop River Road in Columbia. At the Route 6 / Route 66 East intersection, Thorton Brook (from the north) in Local Basin 3108-15, and Miner Brook (from the south) in Local Basin 3108-16 contribute to The Hop River before it crosses under the expressway and continues east to the Willimantic River.
The immediate Hop River Drainage Basin 3108 is more than 7,900 + acres. The Contributory Drainage Basin 3106 and 3107 are greater than 5,000 + acres, the total watershed area for the Hop River is 12,900+ acres.
In addition to the Hop Brook, the Corridor includes two other surface water features: the manmade pond at Leventi’s Plaza, and the large wet meadow at the Columbia Town Garage. There are also a few small ponds on private property such as the farm pond at the Post Farm, which were not verified.
Surface Water Quality
Based on the Water Quality Classifications Map prepared by CTDEP (Maps 9-3 and 9-4), The Hop River is classified as a Class B/A stream based on water quality. The B/A designation indicates that the current water level is Class B with a future goal of Class A. Class B stream designated uses are habitat for fish and aquatic life and wildlife; recreation, navigating; and industrial and agricultural water supply. The Hop River has a water quality goal of Class A. Class A stream designated uses are habitat for fish and other aquatic life and wildlife, potential drinking water supplies, recreation, navigation, and water supply Burnap Brook for industry and agriculture. Most of the tributaries to The Hop River are Class A streams
9-3 The Route 6 Hop River Corridor
with the exception of the Skungamaug River and Burnap Brook which are classified B/A streams (Current Water Quality Class B with a goal of Class A). These two streams are substantive tributaries but are at a lowered water quality than the receiving waters and reduce the water quality of the Hop Brook downstream for some distance before the water quality level is reestablished.
9-2 Ground Water Quality
Ground Water Quality
Based on the Water Quality Classifications Map prepared by CTDEP (Maps 9-3 and 9-4), ground water quality along the Route 6 Hop River Corridor is generally Class GA. Class GA designated uses are existing private and potential public or private supplies of water suitable without treatment and baseflow for hydraulically-connected surface water bodies. There are three areas of Class GAA waters which are existing public water supply wells:
a. between Stony Road and South Road in Bolton b. two locations off of Shoddy Hill Road in Andover c. off of Long Hill Road in Andover
There are five areas where groundwater is classified as GA or AA that are not currently meeting these classifications. These are lands on both sides of Route 6 at Stony Road, Route 6 and Long Hill Road, land on the north side of Route 6 to the west and east of Hop River (the Columbia Town Garage and Transfer Station), and land on the north and southeast quadrants at the Route 6/Route 66 Intersection.
Aquifer Protection Areas
As shown on Map 9-5, there are no Aquifer Protection Areas identified in the Hop River Watershed.
9-4 The Route 6 Hop River Corridor
9-3 Vegetative Communities
State and Federal Listed Species and Significant Natural Communities
According to the State and Federal Listed Species Map prepared by CTDEP and included on Maps 9-6 and 9-7, there are few areas which would require additional follow-up with DEP as part of Natural Diversity Data Base potential impacts search. These areas are at the intersection of Route 6 and Route 44 in Bolton; land with 1,000’ of the confluence of The Hop River and the Skungamaug River from Hutchinson Road to Parker’s Bridge Road; lands south of Route 6 and Hop River north and west of the Town of Columbia Transfer Station; and in the northwest and southwest quadrants of the Route 6/66 East intersection.
Vegetative Communities
During August 2009 and October 2009, LADA, P.C. personnel conducted a windshield survey of the vegetative communities on the land adjacent to and along the Route 6 Hop River Corridor. This survey is shown on the Vegetative Communities Maps prepared by LADA, P.C. Land Planners.
Maps 9-8 through 9-16 identify the types and sizes of Deciduous Woods along the Corridor the major species of the woodlands along the Route 6 Hop River Corridor. Surprisingly, the woodland species are very consistent across the entire nearly 13 miles. With the exception of a few areas where evergreen trees are noticeable, the woodlands vary only by size of trees. This indicates that the woods are generally uniform in age and experience (fire, logging, past agricultural uses). There were no obvious significant specimens, unusual species, or distinctive habitat visible from Route 6 or Route 66 East.
9-5 The Route 6 Hop River Corridor
9-6 Soils
Maps 9-17 through 9-26 show the United States Department of Agriculture (USDA) Natural Resource Conservation Service (NRCS) identified soil types along the entire corridor. Map 9- 17 shows the entire Corridor with enlarged maps provided on Maps 9-18 through 9-26. These maps are provided by NRCS on the internet at www.websoilssurvey.nrcs.usda.gov.
Bolton
According to Maps 9-18 and 9-19, soils along the Route 6 Hop River Corridor in Bolton are:
Table 1 – Soils in Bolton
Soils # Soils Name
Looking East toward slope and Johnson Road 3 Ridgebury, Leicester, and Whitman soils * 4 Leicester fine sandy loam* 17 Timakwa and Natchaug soils* 29 Agawam fine sandy loam**** 51 Sutton fine sandy loam 60 Canton and Charlton soils (****depends on slope) 61 Canton and Charlton soils, very stony 73 Charlton–Chatfield complex 75 Hollis-Chatfield-Rock outcrop complex** 76 Rock Outcrop-Hollis complex** 109 Fluvaquents-Udifluvents complex, freq. flooded * 305 Udorthents-Pits complex, gravelly 306 Udorthents-Urbanland complex
* Poorly Drained or Very Poorly Drained Soils ** Soils which are shallow to bedrock *** Soils which are shallow to groundwater (none except *) **** Prime agricultural soils
9-6 The Route 6 Hop River Corridor
Coventry
Along the Coventry section of the Corridor, the soils are:
Table 2 – Soils in Coventry
Soils # Soils Name
3 Ridgebury, Leicester, and Whitman soils * 29 Agawam fine sandy loam**** Looking East toward Coventry Parcel 38 Hinckley gravelly sandy loam 60 Canton and Charlton soils 61 Canton and Charlton soils, very stony 62 Canton and Charlton soils, ext. stony 73 Charlton-Chatfield complex 75 Hollis-Chatfield-Rock Outcrop complex** 102 Pootatuck fine sandy loam**** 109 Fluvaquents-Udiflouvents complex, freq. flooded * 305 Udorthents – Pits complex
* Poorly Drained or Very Poorly Drained Soils ** Soils which are shallow to bedrock *** Soils which are shallow to groundwater (none except*) **** Prime agricultural soils
9-7 The Route 6 Hop River Corridor
Andover
Along the Andover section of the Corridor, the soils are:
Table 3 – Soils in Andover
Soils # Soils Name
3 Ridgebury, Leicester, and Post Farm Fields Whitman soils * 13 Walpole sandy loam* 17 Timakwa and Natchaug soils* 21 Ninigret and Tisbury soils**** 23 Sudbury sandy loam**** 29 Agawam fine sandy loam**** 32 Haven and Enfield soils**** 34 Merrimac sandy loam**** 36 Windsor sandy loam 38 Hinckley gravelly sandy loam 51 Sutton fine sandy loam 57 Gloucester gravelly sandy loam**** 60 Canton and Charlton soils (**** depends on slope) 61 Canton and Charlton soils, very stony 62 Canton and Charlton soils, ext. stony 73 Charlton-Chatfield complex 75 Hollis-Chatfield-Rock Outcrop complex** 101 Occum fine sandy loam**** 102 Pootatuck fine sandy loam**** 103 Rippowam fine sandy loam * 108 Saco silt loam * 109 Fluvaquents-Udiflouvents complex, freq. flooded * 303 Pits, quarries** 305 Udorthents–Pits complex
9-8 The Route 6 Hop River Corridor
306 Udorthents-Urban land complex 307 Urban land
* Poorly Drained or Very Poorly Drained Soils ** Soils which are shallow to bedrock *** Soils which are shallow to groundwater **** Prime agricultural soils
Hutchinson Farm fields
9-9 The Route 6 Hop River Corridor
Columbia
Along the Columbia section of the Corridor, the soils are:
Table 4 – Soils in Columbia
Soils # Soils Name Looking East at Slope on Route 66
3 Ridgebury, Leicester, and Whitman soils* 17 Timakwa and Natchaug soils* 21 Ninigret and Tisbury soils**** 23 Sudbury sandy loam**** 34 Merrimac sandy loam**** 38 Hinckley gravelly sandy loam 52 Sutton fine sandy loam 60 Canton and Charlton soils (****depends on slope) 61 Canton and Charlton soils, very stony 62 Canton and Charlton soils, ext. stony 73 Charlton-Chatfield complex 75 Hollis-Chatfield-Rock Outcrop complex** 101 Occum fine sandy loam**** 102 Pootatuck fine sandy loam**** 108 Saco silt loam* 109 Fluvaquents-Udifluvenls complex, freq. flooded* 303 Pits, quarries** 305 Udorthents–Pits complex 306 Udorthents-Urban land complex
* Poorly Drained or Very Poorly Drained Soils ** Soils which are shallow to bedrock *** Soils which are shallow to groundwater **** Prime agricultural soils
The USDA/NRCS soils description for the soils shown on the maps is attached as Figure 9-1.
9-10 The Route 6 Hop River Corridor
Soil Plant Material
According to the Soil Parent Material Maps prepared by CTDEP, the parent material along the Route 6 Hop River Corridor is considered to be either glaciofluvial or Melt-out till.
As noted on Maps 9-27 and 9-28:
“Glaciofluvial material has been transported by moving water from melting ice. The material is usually rounded, well sorted sands and gravels. It has very high air and water movement throughout but very low available water making it very droughty. These materials are important for groundwater and aquifer recharge.”
“Melt-out till is material deposited as the ice beneath the glacier slowly melts away. It is less consolidated and friable than lodgement till.”
Depth to bedrock varies substantially with shallower soils in the Bolton section and Route 66 section of Columbia shown in the darker orangey brown.
Hydric Soils
The location of Hydric (Maps 9-29 and 9-30) and Inland Wetland soils (Maps 9-31 and 9-32) are highlighted on the CTDEP Maps and LADA maps at a larger scale (Maps 9-49 through 9-57). These maps should be used for guidance and should be confirmed on a site by site basis. All wetland soils are subject to regulation under the Town’s Wetland Regulations.
Prime Farmland Soils
Prime farmland and State imported farmland soils are highlighted on Maps 9-33 and 9-34 prepared by CTDEP. Prime farmland soils are highlighted in green. Statewide imported farmland soils are highlighted in chartreuse. These maps Prime Farmland Soils at the Hutchinson Farm indicate the presence of prime agricultural soils at the Post Farm/Hendee Road and around Bunker Hill Road / Scotts Tree
9-11 The Route 6 Hop River Corridor
Farm in Andover, around Hop River Road in Columbia, and around South Street in Coventry.
Surficial Materials
On the Surficial Materials Map prepared by CTDEP (Maps 9-35 and 9-36), coarse deposits of sand, gravel, and sand and gravel are located along The Hop River as shown in orange. These deposits are located at the headwaters of the Hop River; along Route 6 where the Hop River crosses Route 6 at South Road in Bolton, and is on the north side of Route 6 from Coventry to the Route 6 / 66 East intersection.
Potential for Subsurface Sewage Disposal
One of the reasons that soils are an important environmental feature is that public sewers are not available along the Corridor. Therefore, most development will be required to supply an individual subsurface disposal area (SSDA) or septic system. According to the Potential for Subsurface Sewage Disposal Maps prepared by CTDEP (Maps 9-37 and 9-38), the soils along the Corridor vary from having a high potential for use as a SSDA to one with very low potential. On this map, the lighter the color the lighter the soil. Limited potential is generally due to high water table or proximity to rock. In general, the Bolton section and north side of the historic area of Andover have more limitation for SSDAs than the south side of Route 6 in Andover, or the south side of Route 6 in Columbia. Use of the north side of Route 6 through Andover and Columbia is limited somewhat due to the proximity of the Hop River. Lands on either side of Route 6 East are limited by slope and depth to bedrock.
Rock Outcrops
Based on field observation in fall 2009 and spring 2010, four locations of exposed rock cut can be seen along the Route 6 Hop River Corridor as shown on Map 9-39. These are at Notch Road in Bolton, at the top of the hill between Notch Road and Munson’s Chocolates in Bolton, on the south side of Route 6 at South Street in Coventry, and on the south side of Route 6 between Hickory Hill Rock Outcrop at Bolton Notch Looking East Road and Hendee Road in Andover. There are no
9-12 The Route 6 Hop River Corridor
noticeable rock outcrops in Columbia.
Wetlands, Streams, and Water Bodies
Hydric soils (poorly drained and/or very poorly drained soils), alluvial and floodplain soils, water body and streams are shown on the composite plans prepared by LADA, P.C. Land Planners with the data provided by CT DEP. These maps (Maps 9-49 through 9-51) are provided at a larger scale to be able to read the CT DEP data on a parcel level. Streams are shown as a dotted black line and water bodies generally shown in blue.
9-5 100-YEAR FLOODPLAIN
As noted on Figures 9-2 through 9-17, there is a 100-year floodplain generally associated with the Hop River. Its size changes as the Hop River moves east. The Hop River and its tributaries have a limited 100-year floodplain in Bolton. The 100-year floodplain is limited to the headwaters on both sides of Route 6 to the cul-de-sac at Johnson Road. In Coventry, the floodplain area is The Hop River and its Floodplain at Route 87 maintained close to the stream due to the steepness of the adjacent land but widens out to the east toward the Andover Town line. As the Hop River continues east, the 100-year floodplain is expanded in size in Andover to Long Hill Road and the Columbia Town line. In Columbia, the floodplain limit is larger on the north side of the Hop River except near the Town Garage, the Route 6 / 66 East intersection and at the Windham Town line. This information is also shown on Maps 9-58 through 9-66.
9.6 Slopes
Slope Maps were prepared to identify large areas of slopes greater than 20%. 20% was chosen as the limit for subsurface disposal areas and future disturbance of these slopes generally requires additional costs and increased erosion controls. Only contiguous areas of 10 acres or more were identified on Maps 9-40 through 9-49.
9-13 The Route 6 Hop River Corridor
Significant slope areas are identified on the northside of Route 6 at the Bolton Intersection with Route 6 and between Stony Road and Johnson Road. On the south side of Route 6 on Sheet 1 (on Map 9-40), there are significant slopes between the existing development on Route 6 and the Hop River Trail with the trail approximately 90’ above Route 6. The Consultant Team has used the term “topographic differential” to describe a significant change of grade from, for example, a building to a street. Such a topographic differential exists to the east of Munson’s Chocolates where the adjacent land is over 40’ lower than the existing building.
On Sheet 2 (Map 9-41), significant slopes are noted on the north side of Route 6 at Johnson Road and on the south side of Johnson Road known as Camp Johnson.
Continuing east into Coventry, Route 6 is located in a steep valley with steep slopes to the north and south. At the Coventry Town line on the north side of Route 6 is a parcel of land known as the Coventry Parcel. There is a topographical differential between Route 6 and the developable area on the north side of that parcel making access to the parcel difficult.
In Andover, most of the land along Route 6 and from the significant parcels to the north and south are relatively flat. This is true as shown on Sheets 3 and 4 (Maps 9-43 and 9-41) until the Burnap Brook Road. Lands to the south of the Hop River Trail from Shoddy Mill Road to Center Street are also quite steep. Continuing to the east at Lake Road, the land is gently rolling until the new cul-de-sac on the east end of Merritt Valley Road. At Route 87 (Sheet 6 Map 9- 45), lands to the north and south of Route 6 have steep sections but Route 6 remains relatively flat. At Route 87, the Hop River Trail goes beneath Route 6 and lands east of that crossing has a topographic differential of about 20’ which makes that location difficult for access. Looking North at Expressway 6 at top of slope In Columbia, as shown on Sheets 7 and 8 (Maps from Route 66 9-46 and 9-47 respectively), Route 6 is rolling, but the lands to the north and south remaining relatively flat. The adjacent land starts to get steeper towards the Windham Town
9-14 The Route 6 Hop River Corridor
line from the Route 6 / 66 East Intersection to Flanders Road. There is a steep slope area opposite Murphy’s 66 Drive In that is notable as a wooded slope and helps breakup the views of the commercial development on Route 66. Once past Flanders Road (Sheet 9 Map 9-48), both Route 66 land and the adjacent land are much flatter. Looking East at Slope on Route 66
9.7 Wetlands
Wetland soils identified earlier in this chapter from data for USDA NCRS have been integrated into larger scale drawings to show how the potential wetland soils relate to individual parcels along the Route 6 Hop River Corridor (Maps 9-49 through 9-57). These plans show streams, poorly drained, or very poorly drained soils and alluvial and floodplain soils as shown on earlier maps. With this information, the
Consultant Team is able to identify potential Pond at Leventi’s properties that might be suitable for development as well as those with potential limitations or parcels that may be suitable for conservation.
9-15 The Route 6 Hop River Corridor
9.8 Existing Land Use
The existing Land Use Maps for all lots with frontage along Route 6 and Route 66 are shown on Maps 9-67 through 9-75. These maps identify the existing land uses along Route 6/Route 66 as of October, 2009. The land uses are classified as:
♦ Commercial – including office, retail, self-storage, and manufacturing ♦ Single Family Residential ♦ Multi-family – including apartments or more than two units ♦ Institutional Uses – includes churches, Town use, Post Offices, Park and Ride, Not for Profit office, Munson’s Chocolates East CONN ♦ Vacant Land – land without obvious building or use
Sheet 1 (Map 9-67) identifies two large vacant parcels on the north side of Route 6 which connect to Route 44 on the north side. These parcels include the headwaters of the Hop River. Munson’s Chocolates, a significant regional destination uses is located on the north side of Route 6. The proximity to Munson’s and land which may connect to Route 44 may offer an opportunity for a Munson’s expansion and a large Corporate Park. On the south side of Route 6 is the Bolton Ice Palace, also a significant regional destination use. The presence of two existing destination uses makes this area an existing node. Bolton Ice Palace
9-16 The Route 6 Hop River Corridor
Other uses shown on Sheet 1 on the south side of Route 6 are Mike’s Fruit Stand, a seasonal use, a plant nursery, a gas station, and Griffin Dewatering. On the north side is an autobody use, vacant former daycare and hot dog stand, and office building at Stony Road.
Mike’s Fruit and Vegetable Stand Griffin Dewatering
On Sheet 2 (Map 9-67), Camp Johnson, a scout camp, is shown on Johnson Road as is an existing autobody shop. Three large parcels of vacant land are identified on the east end of Route 6 in Bolton. The parcel known as the Coventry Parcel is shown on Sheets 2 and 3 (Maps 9-67 and 9-68).
Sheet 3 shows a mix of single family homes and vacant land. Commercial land shown on Sheets 3 and 4 (Maps 9-68 and 9-69) on Andover Plaza Hendee Road include a construction materials yard, manufacturing building, Andover Plaza, and a self storage area.
The Post Farm comprises most of the vacant land on the north side of Route 6 on Sheet 4 (Map 6-69) as an active agricultural use. Land on the south side of Route 6 is a mix of residential and agricultural Building at the Post Farm land.
Post Farm Fields
9-17 The Route 6 Hop River Corridor
Sheet 5 (Map 9-70) shows Historic Andover on the north side of Route 6 at Long Hill Road which includes an existing home, a commuter lot, Andover Post Office, an autobody shop, another single family house, the Andover Library, a church / daycare, and cemetery. Land on the southside of Route 6 is occupied by the Hop River Trail. Land to the south of the trail is accessed from Hebron Road (Route 316) and is currently residential or farmland.
The Hop River Trail at Long Hill Road Andover Library elevated above Route 6
Andover Museum First Cong. Church War Memorial
Between Long Hill Road and Hebron Avenue is an existing gas station. At Hebron Avenue, the Town of Andover owns several parcels which contain a war memorial, the Andover Museum and parking lot, and access to the Hop River Trail. On the north side of Route 6 is land of Carriage House Realty. At Bunker Hill Road is a multi-tenant commercial building and land of Scott’s Tree Farm. The Hutchinson Farm is located between on northside of
9-18 The Route 6 Hop River Corridor
Route 6 Bunker Hill Road and Lake Road. The Hutchinson Farm is an active horse farm. At Lake Road, there is an existing gas station on the north side of Route 6 and a multi-tenant commercial building on Lake Road. Land on the north side of Route 6 at Lake Road is vacant.
Hutchinson Farm Gas Station at Lake Road Scott’s Tree Farm
Continuing east onto Sheet 6 (Map 9-72) is the intersection with Route 87 heading toward he Town of Columbia. This intersection includes three parcels of existing or former commercial uses. These are currently in limited use. There are several large vacant parcels at Route 87 which may be suitable for high density residential uses but, given the proximity of Route 87, these properties should not have access to Route 6. Continuing to the Columbia Town line is a series of residential uses on both sides of Route 6 with a mix of small commercial buildings and vacant land. This pattern continues into Columbia.
Sheet 7 (Map 9-73) shows the land uses from Woodward Road to Hop River Road. Uses on the south side of Route 6 are residential. Uses on the north side include several small commercial buildings, the Town Garage and Transfer Station, and a mix of vacant and residential land. From Hop River Road to Strickland Road, there are residential uses on both sides of Route 6.
The residential uses continue to the east as Columbia Town Garage shown on Sheet 8 (Map 9-74). This pattern changes toward the Route 6 / 66 East
9-19 The Route 6 Hop River Corridor
intersection. Here, there is a mix of commercial uses from Dunkin Donuts, to auto dealerships. The intensity of use increases toward the Route 6 / 66 East intersection. Uses in this area include an auto dealership, a bakery, a commuter lot, and a building for East CONN. The Route 6 / 66 intersection occurs where Expressway 6 extends to the north as a divided highway. Route 6 West is a two-way Ford Dealership collector road. Route 66 West is a two-way local road which continues to Columbia Center. Route 66 East is a two-way collector road which carries less traffic than Route 6 West, but which continues east to the Town line with Windham. Land uses on the east side of the intersection include the Corridor’s only grocery store and other retail uses in a shopping plaza, Columbia Manufacturing, and several small retail uses on both sides of Route 66.
Continuing east as shown on Sheet 9 (Map 9- 75), there is a mix of residential, vacant, and commercial uses to Flanders Road. Uses include a motel, motorcycle dealership, two Hop River Motel restaurants, a medical office building, and equestrian therapy center.
Commercial uses increase in intensity as Route 66 continues to the Town line. At the intersection of Cards Mill Road, there are several automotive uses including repair, an auto dealership, and a truck rental shop. There are also several trade / construction related uses such as a carpet installer on the north side of Route 66 East. On the south side U Haul of Route 66 East is a large parcel owned by Joshua’s Trust as open space.
9-20 The Route 6 Hop River Corridor
9.9 Commercial Land Uses Along Route 6 Hop River Corridor
The Route 6 Hop River Corridor is home to a variety of commercial uses which serve both local residents and pass-by traffic. The following is a list of the major commercial uses along the Corridor based on the company signs along the road as shown on Map 7-11.
Traveling toward the east from Notch Road
are the following uses on the southside of Citgo on southside of Route 6 in Bokton Route6’Route66 East:
In Bolton:
Bolton Ice Palace Mike’s Fruit and Vegetable Stand Hop River Nursery Citgo Bolton Collison Griffin Dewatering Corvette Connection Bolton Collision
Griffin Dewatering Corvette Connection
9-21 The Route 6 Hop River Corridor
In Andover:
Scott Electrokrafts Andover Self Storage Andover Plaza 7/11 Scott’s Tree Farm Scott’s Electrokrafts Benjamin Franklin Plumbing Cache and Cache Co
In Columbia:
Ford Dealership Motta’s Bakery The Lighthouse Building
Lighthouse Motors FORD Dealership EASTCONN Columbia Plaza including Leventi’s Restaurant and Lunt’s IGA Market Columbia Manufacturing Columbia Glass Columbia Motorsports Atkins Action Auto Sales Hyundai Dealership UHaul Lunt’s Market Wile Motors Goodyear W. H. Rose
Columbia Manufacturing W. H Rose
9-22 The Route 6 Hop River Corridor
Traveling toward the west from the Windham Town Line are the following uses on the northside of Route6’Route66 East:
Traveling west along Route 66 and Route 6 in Columbia
Target Enterprises Target Enterprises Hair Loft A. Michaud Flooring Murphy Route 66 Drive-In Equestrian Therapy Crossroads Physical Therapy Hop River Motel AC Dellco
Accent A. Michaud Flooring Columbia Package Store United Services Hop River Concrete Batting Cage Dunkin Donuts Twisted Steel D&S Auto Body Town of Columbia Transfer Station
Town of Columbia Town Garage Dunkin Donuts Kennedy Exchange
Town Garage Kennedy Exchange
9-23 The Route 6 Hop River Corridor
In Andover
Xtra Fuels Andover Auto Parts Finest Engraving Carriage Barn Realty DuBois Automotive, Inc. Network Incorporated
Carriage Barn Realty
Network, Incorporated
Andover Country Garden
DuBois Automotive
9-24 The Route 6 Hop River Corridor
In Bolton
Bolton Self Storage Ashley, Scarborough & Pierce Appraisal Services Former Day Care and Dog Stop Munson’s Chocolates Bolton Self Storage
The list should not be considered to be exhaustive. Other commercial uses may include home occupations without signs and other small uses such as personal services.
Ashley, Scarborough & Pierce
9-25 The Route 6 Hop River Corridor
9.10 Institutional Ownership
In order to better understand which parcels of land might be available for development, LADA reviewed the tax assessor’s records for all four towns to identify land which is owned by the state, town, or other non-profit/institutional use. This set of maps (Maps 9-76 through 9-84) identifies parcels of land that might be considered “preserved” or otherwise unavailable for future development.
Also, there are several parcels of land owned by the State of Connecticut which may offer unique opportunities for shared revenue.
Sheet 1 (Map 9-76) identifies a large parcel of land on Route 6 east of Munson’s Chocolates. This may be an opportunity for the Route 6 Regional Economic Development Council to acquire a parcel of land for use as a joint Corporate Park. Also, there are several parcels of land along the Hop River Trail that may provide a conservation area along the trail. On Sheet 2 (Map 9-77) there are several parcels between Route 6 and South Road. These parcels appear to be parcels purchased from the Route 6 Expressway extension. If they remain in State of Connecticut control, it may be an opportunity to connect Route 6 and South Road for emergency or trail access.
On Sheet 3 (Map 9-78), there is a parcel of land owned by Network Incorporated. This organization provides services to handicapped individuals. Based on discussions with the Andover Tax Assessor, it appears that the adjacent parcel to the east may also be owned by the same organization. On Sheet 4 (Map 9-79), the properties owned by the Town of Andover are noted along The Hop River. Also, the commuter lot is noted on Route 6. It appears that the Andover Post Office, which is just west of the commuter lot, is leased from a private entity. Sheet 5 (Map 9-80) continues with the lands of the First Congregational Church of Andover. The State of Connecticut owns the parcel of land where the access between the Hop River Trail and Route 6 is. At Hebron Road, the Town of Andover and State of Connecticut own the area of the Andover Museum. Also, the Town of Andover owns both sides of the east entrance to the Hop River Trail.
On Sheet 7 (Map 9-82), the Town of Columbia owns the land occupied by the Town Garage and Transfer Station. On Sheet 8 (Map 9-83), the Baptist Fellowship Church is noted at the corner of Rose’s Bridge Road. At the Route 6 / 66 East intersection, there is property of the
9-26 The Route 6 Hop River Corridor
commuter lot and offices of EASTCONN. On Sheet 9, two parcels are owned by Tri-County ARC, a non-profit organization. The State of Connecticut owns land which fronts on the Hop River Trail and the Hop River on the north side of Route 66 East. Also, the Joshua’s Tract Conservation & Historic Trust, Inc. control the open space on the south side of Route 66 East.
9-27 The Route 6 Hop River Corridor
9.11 Existing Zoning
The Existing Zoning was compiled from all four towns onto Maps 9-86 through 9-94 These maps show the current location of the 5 or 6 major zones for each town. Typically, these zones are:
♦ Business ♦ Industrial ♦ Residential (single family) ♦ Flood Prone ♦ Water or River/Aquifer Zone
Sheet 1 (Map 9-86) shows a Business Zone as a strip along Route 6 with an Industrial Zone north and south of Route 6. All other lands are zoned Residential. On Sheet 2 (Map 9-87), the land between Route 6 and Johnson Road is in a Business Zone. All of the land is zoned single family residences. In Coventry, the land known as the Coventry Parcel is Zoned Business. The land between the Hop River and the Hop River Trail is zoned River / Aquifer. All other land is zoned Residential. On Sheet 3, (Map 9-88) land in Andover on the north side of Route 6 is Zoned Business and land on the south side is zoned Industrial or Residential.
The Business and Industrial strips continue on Sheet 4 (Map 9-89) to Aspinal Drive. To the east, land is mostly zoned residential except for the land between the south side of Route 6 and the Hop River Trail between Wales Road and Shoddy Mill Road which is currently a residential use, but zoned Business. On Sheet 5 (Map 9-90), land in Historic Andover is zoned Business on both sides of Route 6 and Hebron Road. From Hebron Road to the underground trail crossing at Merritt Valley Road, the land is zoned Industrial including property occupied by Scotts Tree Farm and the Hutchinson farm. The zone changes to Business at the trail crossing and continues on both sides of Route 87. This zone would likely generate a neighborhood retail center at this busy intersection. Continuing east, as shown on Sheet 6 (Map 9-91), the existing zone changes to Industrial on the north side of Route 6 extending north to the Hop River. Land on the south side of Route 6 is zoned Residential. Land in the Town of Columbia is also zoned residential until east of Woodward Road. At that point, shown on Sheet 7 (Map 9-92), the north side of Route 6 is zoned
9-28 The Route 6 Hop River Corridor
Business to Hop River Road. Also, the existing residential neighborhood opposite the Town Garage is zoned Business. Continuing east on Sheet 7, all land is zoned Residential until Roses Bridge Road.
Continuing east from Roses Bridge Road on Sheet 8 (Map 9-93), land on the north side of Route 6 is zoned Industrial and land on the south side of Route 6 is zoned Business. This pattern continues east on Route 66 after the Route 6 / 66 East intersection. The entire remaining length of Route 66 East as shown on Sheet 9 (Map 9-94) is zoned Industrial on both sides of the road.
9-29 The Route 6 Hop River Corridor
9.12 Existing Street Intersections and Curb Cuts
Maps 9-95 through 9-103 show the twenty-nine (29) intersections within the Route 6 Hop River Corridor. There is a more detailed review of the roadway and intersections in Chapter Seven. These maps also show 285 curb cuts along the road. The maps also indicate the general size of the curb cut based on field investigation in December, 2009.
Typical wide curb cut on Route 66
9.13 Pedestrian Facilities and Use
The Route 6 Hop River Corridor does not generally have much pedestrian traffic. This may be due to the speed of the road or the lack of “walkable” destinations. It may also be due to the lack of safe marked crossings. Only one crosswalk exists along the entire 12+ miles. This Crosswalk at Long Hill Road is located at the intersection of Route 6 and Long Hill Road as shown on Map 9-104.
Crosswalk at Long Hill Road
9-30 The Route 6 Hop River Corridor
9.14 Recreational Trail Use
The Route 6 Hop River Corridor is a corridor where the roadway, Hop River, and Hop River Trail are intertwined across its 12+ mile length as shown on Map 9-105. These three elements define the shape of the land, and the character of the corridor. Also, they provide an environmental resource for future development as hiking and biking become more popular. Given the length of the trail, there are several opportunities for businesses to provide services to trail users or simply to benefit by Notch Road Below Grade Crossing proximity to the trail (such as a sporting goods store).
From west to east, the Hop River Trail offers a variety of views and scenic settings. In addition, the placement of the trail varies relative to the road and river. As shown on Sheet 1 (Map 9-106), the Hop River Trail is potentially accessible from Bolton Notch State Park via an underground tunnel. The trail is lower in elevation than Route 6, but, due to the change of grade of Route 6, it becomes higher than adjacent uses such as the Bolton Ice Palace.
Sheet 2 (Map 9-107) shows the trail continuing through wooded areas to Steele’s Crossing Road. There is an informal parking area off Steele’s Crossing Road. There is no signage on Route 6 indicating trail access on Steele’s Crossing Road or any of the road crossings to the east. This should be addressed as the casual traveler on Route 6/66 East is unaware of the trail.
The trail continues east to Coventry. In this area, the trail is much higher than Route 6 and there are limited views of the road. These
9-31 The Route 6 Hop River Corridor
areas are relatively isolated (Sheets 2 and 3) which is a little uncomfortable during certain conditions.
The trail continues into Andover (Sheet 3 Map 9-106) with a road crossing at Bailey Road. It continues through lands behind the Shooting Club. There maybe a private road crossing as shown on Sheet 4 (Map 9-109) and then Road Crossing at Steele’s Corners Road continues to Burnap Brook Road. The trail in this location is dirt and the informal parking area is well used. The trail continues east to Wales Road and Shoddy Mill Road. At Shoddy Mill Road, the trail is dirt with some stone dust. It runs along Route 6 in Historic Andover. The trail is elevated above Route 6 and is very heavily used.
As shown on Sheet 5 (Map 9-110), the trail is closest to Route 6 in Historic Andover. At Long Looking toward Shoddy Mill Road Hill Road, there is a crosswalk which allows for pedestrian access to the trail from Route 6.
From the crosswalk to Hebron Road, the trail is not maintained as the bridge over Hebron Road is not installed.
Travelers on the trail continuing east must climb down the embankment, cross Hebron Road, and then climb back up the embankment on the east side of Hebron Road. Visitors on a casual stroll generally turn At Historic Andover around at this point (Sheet 5-Map 9-110).
9-32 The Route 6 Hop River Corridor
The trail continues east parallel to Route 6 crossing Merritt Valley Road and Lake Road. It continues east where Route 6 is higher than the trail. There is an underground crossing which is lighted. This portion of the trail appears to be heavily used. Once on the north side of Route 6, the trail is very close to the Hop River, but the river is not readily accessible due to downed trees and wetlands.
The trail section from the tunnel to Parker Bridge Road is straight and flat and has interesting vegetation because of the proximity of the Hop River (Sheet 6 / Map 9-111). Under Road Crossing
The trail then continues into the Town of Columbia. It is offset at the Parkers Bridge Road crossing and then continues onto Sheet 7 (Map 9-112). The trail continues on in a rather isolated area north of Route 6 along the Columbia / Coventry Town line and eventually continues through Coventry after The Hop River Road Crossing. The trail then continues past Rose’s Bridge Road and Expressway 6 (Sheet 8 Map 9-113).
On Sheet 9 (Map 9-114), the trail eventually returns into Columbia near Flanders Road. The trail then continues east toward the Town line with Windham. There is an old railroad Enjoying the ride bridge across The Willimantic River, but it is currently impassable. The railroad tracks are still visible. In this area, the Hop River Trail is elevated relative to the floodplain area of the Hop River, which is to the north. Route 66 is visible and accessible at the Windham Town line and just east of Crossing at Parkers Bridge Road Flanders Road. Old Railroad Bridge at Willimantic River
9-33 The Route 6 Hop River Corridor
9.15 Bike Trails
The 2002 Connecticut Bicycle Map (Figure 9-18 and 9-19) show the Hop River Trail as part of the East Coast Greenway. Route 6 is noted in red on a “Not Recommended Route”. This status appears to be reconsidered in the Draft 2009 Connecticut Bicycle Map.
Rare bicyclist on Route 6
9.16 Significant Views
After significant field work, the Public Workshops, and many discussions with the Route 6 EDC, the Council identified several views known to be important to the community as shown on Map 9-115. These views include landscapes as well as buildings. In addition, the Council determined that there was a need to establish gateways at several locations along the Corridor.
Significant Views
♦ Patriot’s Farm – Bolton at Steeles Crossing Road ♦ Historic Houses at Post Farm and M. Dion Properties in Andover ♦ Historic Andover View of Church and Library ♦ Farmland Views of Post Farm and Hutchinson Farm in Andover ♦ Open meadow wetlands view in Columbia at the Columbia Garage
Gateway Locations
♦ Bolton – at Bolton Notch ♦ Columbia – at Route 6/Route 66 East Intersection ♦ Columbia – at Route 66/Windham Town Line
9-34 The Route 6 Hop River Corridor
9.17 Historical and Cultural Resources
The Route 6 Hop River Corridor has a variety of historic and cultural resources based on a brief windshield survey. Some of these resources are identified on Map 9-115A. These resources include recurring features such as stonewalls along the road and within properties. Also there are many culvert crossings along the trail which were built for the railroad traveler. These Stone Walls at the Post Farm fields crossings are often made of or linked with stone in an arch shape and ado a sense of elegance to their wooded crossings. Most are only visible from below the trail.
One of the most significant historic resources is the Washington Rochambeau Revolution Route. The Route is one that French General Rochambeau traveled from Newport, R.I. to meet with George Washington’s troops in New York State in 1781. This Washington Rochambeau Revolution Route (WRRR) crosses into the Route Former White’s Tavern 6 area from Route 87 along the general area of Route 6. The WRRR includes Hutchinson Road in Andover, then crosses Route 6 to Bailey Road. Camp #46 was located at Hendee Road. Rochambeau stayed four times at White’s Tavern (located between Hutchinson Road and Route 6). The WRRR is a National Historic Trail and there is one text marker located at Hendee Road and two stone WRRR markers along the Corridor (at White’s Tavern and at the eastern cul-de-sac of Hutchinson Road). According to the Bolton Town
Historian, there are 26 National Register WRRR Stone Monument at the Post Fram
9-35 The Route 6 Hop River Corridor
structures on this portion of Route 6.
Specific structures identified by REDC as important resources include the Patriot Farm at Steele’s Crossing Road (and the former White’s Tavern, the Post farm and barns, two historic farmhouses and one building on the north side of Route 6 to the east of Wales Road; the The “ Dog Pound” Andover Library and First Congregational Church in Historic Andover and the Andover Museum. Other resources include the Hop River Trail, the recently reinstalled stone structure known as the ‘Dog Pound’, the cemetery at the First Church and the War Memorial at Hebron Road. Other important cultural resources include the Baptist Church at Rose’s Bridge Road, the “Lighthouse” building at Route 66 West and the railroad bridge across the Willimantic River.
9.18 Utilities
The Route 6 Hop River Corridor is not within any service area of a Water Pollution Control Authority (WPCA) or sewer district as noted in Map 9-116. Therefore, it is likely that any new development would require one of the following: extension of sewer lines (from Windham WPCA at the east end or Bolton Lake Regional WPCA at the west end); individual subsurface sanitary disposal areas (SSDA), or small package wastewater treatment plants (WWTP).
9-36 The Route 6 Hop River Corridor
9.19 Site Analysis
The Consultant Team created composite maps or Site Analysis Plans showing those features that the Route 6 Regional Economic Development Council felt were limiting factors to future development or environmental constraints requiring additional information. These maps are included on Sheets 1-9 (Maps 9-117 through 9-125). These maps highlight the following potential environmental restrictions:
♦ Slopes over 20% ♦ 100-year floodplain ♦ Topographic Differential ♦ Poorly drained and/or very poorly drained soils ♦ Alluvial and floodplain soils ♦ Institutional Ownership
9-37 The Route 6 Hop River Corridor