HomeMy WebLinkAboutRegulation Amendment (13) - r TOWN OF SOUTH WINDSOR
PLANNING &ZONING COMMISSIO o vI N s e
APPLICATION Faa$ail'�,Eif v
Application No:
Official Receipt Date: -7 -2& Dot
Receipt No: f�0 CK. SOUTH W�N�SOR FI ANNtNG QEPT ,�
APPLICANT: The South Windsor Housing Authority; and The Metro Realty Group, LTD �uGeoffrey
Sager, President
ADDRESS: 1540 Sullivan Ave South Windsor, CT 06074; and 6 Executive Dr Farminaton,' CT 06032
OWNER OF RECORD ON LAND RECORDS: N/A
ADDRESS:
COMPLETE LOCATION OF PROPERTY: N/A
ASSESSOR'S MAP# PARCEL# ZONE
NAME, ADDRESS,TEL&FAX # OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Peter R. De.Mallie, Design Professionals, Inc. , 165 South Satellite Road, South Windsor, CT
06074, Tel: 291-8755; Fax: 291-8757
THIS APPLICATION IS FOR: (Check all that apply):
❑ Zone Change to (Public Hearing required and Certified letter to abutters required)
❑ Subdivision/Resubdivision Q Open Space Subdivision (Public Hearing Required) -
❑ Subdivision Q Minor ❑Major
❑ Resubdivision (Public Hearing Required) ❑Minor ❑ Major
❑ Conditional Approval
❑ Special Exception to Article (Public Hearing, Certified letter to abutters required)
❑ Site Plan of Development
❑ General Plan of Development
❑ Earth Filling(Sec. 15) and/or Earth Removal (Sec. 14- Public Hearing required)
® Regulation Amendment: Q Zoning ❑ Subdivision (Attach proposed amendment)
Temporary and Conditional Permit for
❑ Major Home Occupation for
❑ Other (explain in detail)
App anon ending sign is required to be posted on the property for all applications ten (10) days
p or t being heard by the Commission.
Ty s'.cry' iL-7%
1 -_dyzi fAg nt far omers
gnature of Applicant py ,u% �� Signature of Property Owner
(See reverse side for additional information)
South Windsor Housing Authority
The Metro Realty Group, LTD
Proposed Zoning Amendments
Section 4.1.11 Housing for the Elderly
February 25, 2002
Modify section 4.1.11 2.c.,Project/Units cap, to read as follows:
"c. The maximum number of units in any development shall be 102 units. The
cumulative total number of units in all developments cannot exceed 200 units."
New or modified wording is underscored.
SUMMARY OF ZONING, SUBDIVISION AND POD REFERRALS CAPITOL REGION COUNCIL OF GOVERNMENTS
RECEIVED 2/21/02 through 2/27/02 TELEPHONE: (860) 522-2217
FINAL PUBLIC
CRCOG REF. DATE NEXT RPC COMMENT HEARING
# TOWN RECEIVED ABUTTING TOWNS DESCRIPTION MEETING DATE DATE
02-21 Bolton 2/25/02 Andover,Glastonbury, Proposed amendment to Zoning Regulations, 3/21/02 4/1/02 3/20/02
Hebron, Manchester,Vernon, Section 6A.8b to add new subsection that
Coventry,Windham COG would allow some home occupations in the
Residential Zones to comply with the signage
requirements of Section 8E for Business Zone.
02-22 Simsbury 2/25/02 Canton,Avon, Bloomfield, Proposed amendment to Zoning Regulations,to 3/21/02 4/l/02 3/18/02
East Granby, Granby permit and regulate accessory apartments in
residential zones.
02-23 ' South Windsor 2/26/02 Hartford, Windsor,East Proposed amendment to Zoning Regulations, 3/21/02 4/2/02 4/30/02
Windsor, Ellington, Vernon, Section 4.1.11. Housing for the Elderly,
Manchester,East Hartford reducing Yard, Frontage&Buffer
Requirements;and changing the permitted total
number of units allowed.
FEB 2 8 2002
SGUT'r
If you would like copies of any referral(s),call Carmen S.Torres-Collazo at(860)522-2217.
`S0V pEGiO�y, iapitol Region Council of Governments
241 Main Street
Cr00 Hartford, Connecticut 06106-5310
Telephone: (860) 522-2217 - Fax: (860) 724-1274
CG�fRNMENtS• www.creog.org
Stephen r. Cassano,Chairman
Richard J.Porth,Executive Director
ZONING REFERRAL FORM
FOR: NOTIFICATION OF REFERRALS BY ZONING COMMISSIONS OF THE CAPITOL REGION
FROM: ( )Zoning Commission
( )Planning and Zoning Commission of South Windsor
( )City or Town Council (Municipality)
(acting as Zoning Commission)
TO: Capitol Region Council of Governments
Community Development Department February 26, 2002
241 Main Street (date)
Hartford, CT 06106
Pursuant to the provisions of Section 8-3(b)of the General Statutes of Connecticut, as amended, the following proposed zone change
is referred to the Capitol Region Council of Governments for comment:
NATURE OF PROPOSED CHANGE
( ) Adoption of amendment of ZONING (x) Adoption or amendment of ZONING
MAP for any area within 500 feet REGULATIONS applying to any zone
of another Capitol Region Municipality. within 500 feet of another Capitol Region
Attach map showing proposed change. Municipality. Attach copy of proposed
change in regulations.
THE CHANGE WAS ORIGINALLY REQUESTED: ( ) by municipal agency-
()o by petition (Specify)
PUBLIC HEARING ON SAID CHANGE IS SCHEDULED FOR: April 30, 2002
MATERIAL SUBMITTED HEREWITH:
( ) Public Notice Q0 Regulation Changes
O Map of Change b g O Other(Specify)
( ) Supporting Statements
HAS THIS REFERRAL BEEN SUBMITTED PREVIOUSLY TO CRCOG? YES X NO.
1F YES,ON WHAT DATE:
(FOR USE BY CRCOG) 44uet i
Date postmarked (Authori dinature)
Date Received Title S"S „.
Received by
Address 3- o
File Number C 66Oy
BY LAW, THE ZONING COMMISSION OR PLANNING AND ZONING COMMISSION SHALL GIVE WRITTEN NOTICE OF
ITS PROPOSAL TO SUCH REGIONAL PLANNING AGENCY NOT LATER THAN THIRTY-FIVE DAYS BEFORE THE
PUBLIC HEARING TO BE HELD IN RELATION THERETO.
CRCOG-12/01
A voiuntary Council of Governments jornted to initiate and implement regional prograncs ofhene/it to the towns and the region
PLANNING DEPARTMENT 1
IN-HOUSE REFERRAL FORM
TO: Matt Galligan, rcct h ,Michael Gantick, Thomas Field,Bill Lanning,Kris Lindstrom,
Ray Favreau,Karl Reichle,Mel Stead,John Collins,Bob Deptula,Jeff Doolittle
FROM: Marcia A. Banach, AICP,Director of Planning
The Planning&&Engineering Departments have received plans for the following project:
n Y' &�z
Location:
O Site Plan O Subdivision No.Acres Zone
O Industrial O Commercial O Residential No. Lots/Units
Water. O Public O Private Well Sewerage: O Public O Septic system(s)
Project Description: ,c.c,Q�t��t,�t,
Future Town-owned property involved? O Yes O No
O new street(s) O new detention area
O new open space/recreation area .O active O passive
Planning Department notes:
Please comment by 3��1 and return to the Planning Department.
'? Metro Realty Zoning Amendments Appl #02-10P
Public Hearing 4-30-02
Planning Department Report
1. Request for amendment to Sections 4.1.11.2.c, Housing for the Elderly. This
particular type of senior housing differs from the SRDs and regular multi-
family zone because the applicant has to be the South Windsor Housing
Authority, either by itself or in partnership with a proprietary entity. The
Housing Authority, through its executive director, is a signatory to this
application.
2. The current section 2.c. allows a maximum of 75 units in an elderly housing
development, and a cumulative total of 75 units in all developments. The
applicant proposes to increase the maximum number of units in a development
to 102, and to increase the cumulative project cap to 200.
3. The 2000 census data provides age-related population changes from 1990 to
2000:
• In 1990, about 17% of our population consisted of persons 55 or older
(3832/22,090); in 2000, the percentage increased to 21.5% (5254/24,412).
• The 65- to 84-year age group increased by 61%.
• The 85+ year age group increased by 141%.
• The median age rose from 34.7 to 39.
• The number of households with one or more persons 65 or older increased
by 61%, from 1211 in 1990 to 1954 in 2000.
South Windsor currently has 315 senior housing units built or under
construction, with 20 more approved, for a total of 325 units.
4. The Town Plan of Conservation and Development includes recommendations
for all types and densities of housing, including senior housing.
5. Impacts for senior developments include increased needs for senior services and
programs, including the Senior Center and transportation services. We are not
aware at this time of any fiscal impact studies for senior housing that would
analyze the taxes received vs cost of providing services.
6. Traffic impacts from new senior developments are very minor, and tend to
occur most often during off-peak hours.
7. The Capitol Region Council of Governments reviewed the amendment as
required and finds no apparent conflict with regional plans and policies.
R.F. Hagearty & Associates, Inc.
Real Estate Analysis, Consulting and Valuation
92 Connecticut Boulevard Tel. (860)282-0851
P.O. Box 280125 Fax (860)282-9522
East Hartford,CT 06128-0125
Sean T. Hagearty, MAI
Presentation To South Windsor Planning and Zoning Commission
April 30, 2002
SUMMARY OF CONCLUSIONS
• Review of US Census Bureau statistics indicates 22% of population in South
Windsor as of 2000 was aged 55 years and older and 22% of population consists
of households with an individual aged 65 and up. In addition,the latter group has
increased at a faster rate than other age cohorts in town. These trends are
expected to continue and provide a strong demand base for senior housing going
forward.
• There is more than ample demand for senior housing in South Windsor as
witnessed by market acceptance of active adult condominium projects and
inquiries to date for Watson Farm.
• There is an insufficient supply of rental opportunities in South Windsor for all
residents, particularly those aged 55 years and older.
• Most of the existing alternatives in town and surrounding area(active adult
condominiums and market rate apartments in modern complexes) are priced
above sustainable level for seniors aged 62 and above, the most likely group to
seek the type of senior rental housing proposed for Berry Farm.
• In analyzing the existing supply of senior housing and alternatives in South
Windsor, there is a veritable gulf,both physically and economically,between the
70 units managed by the Housing Authority and the other alternatives (active
adult condominiums, conventional condominiums and market-rate modern
apartment complexes in abutting towns).
• The proposed subject would help to bridge that gulf by offering new rental units
similar in features and appeal to the market-rate apartments but at significantly
reduced pricing.
SUPPLY ANALYSIS
Assisted Living Facilities
Facility Name No.of Vnits Pricing Comments
Facility:Address
. .
Summerville 81 $2,700 to$3,300 per 8 units or 10%for Alzheimer's
1715 Ellington Road month care; 8 units or 10%are two-
bedrooms suitable for couples;
balance are studios;services
range from independent to
assisted living;up to 3 meals
per day,nursing services,
linens,cleaning
Village At Buckland 100 $2,350 to$3,995 per 20 units or 20%are devoted to
Court month memory impairment tenants;
432 Buckland Road unit sizes range from 312 SF
to 966 SF;less than 10%are
two-bedroom units suitable for
couples;services range from
independent to assisted living
and include Alzheimer's care;
nursing care is an additional
cost to base rent
Totals 181
Existing Elderly Housing Projects
Facility Name No.ofUnits Pricing Comments
FacifityAddress
Wapping Mews 30 $275/month on average 62 years and up and/or SS
Elm Street for single person disabled;24 one-bedroom
units with 350 SF,6 larger
units of 450 SF suitable for
couples;priced at 27.50%of
income
Flax Hill 40 Same As Above 62 years and up and/or SS
30 Foster Street disabled;33 one-bedroom
units with 450 SF,7 larger
units of 500 SF suitable for
couples;priced at 27.50%of
income
Totals 70
SUPPLY ANALYSIS
Existing & Proposed Active Adult Condominiums
Facility Name No.of Units Pricing Comments.::
Facilky.Address
Porter's Share 20 $120,000 to$140,000 Completed in 1995;attached
Deming Street ranch-style units under 1,500
SF,first project in town
Collins Crossing 38 $129,900 to$150,500 Completed in 1996-1998;
Sullivan Avenue includes 20 attached units with
either 1,282 SF or 1,400 SF
and 18 detached units ranging
in size from 1,230 SF to 1,400
SF
Pleasant Meadow 20 $170,000 and up Under construction with first
Pleasant Valley Road few units just sold;all attached
units,mix of ranches and
townhouses,both just under
1,400 SF in size
Strawberry Fields 43 $275,000 and up Luxury project of attached
Sullivan Avenue units;ranches with 1,826 SF
plus 2-car garage and 2,154 SF
townhouses with one car
garage and primary living area
on ground floor;high end
pricing for eastern Hartford
County area
Wheeler Estates 25 To Be Determined Second phase of a project that
Smith Street begins with a six-lot
subdivision,not age-restricted,
no immediate timetable
Horseshoe Lane 20 To Be Determined Proposed development;likely
Sharon Drive to be upper end pricing as
developer sought to have
maximum size per unit
restriction raised to 1,800 SF
Totals 166
SUPPLY ANALYSIS
Existing & Proposed Market Rate Apartments
Facility Name No.of Units Pricing Comments
Facillt
y Address
Waterford Crossing 303 $975 to$1,115 for 1-Bed Elevatoredbuildings;H/C
701 Tolland Tpke $1,150 to$1,685 for 2-Bed accessible units available;one-
Manchester bed units are 690 SF to 855
SF,two-bed units are 989 SF
to 1,370 SF
Avalon Pavilions 932 $790 to$1,052 for 1-Bed Walk-up buildings,most not
Buckland Hills Drive $952 to$1,120 for 2-Bed readily accessible;one bed
Manchester units range in size from 688
SF to 853 SF;two-bed units
range in size from 920 SF to
1,294 SF
Aspen Woods 400 $965 for 1-Bed Mostly two-bedroom units;
Buckland Street $1,125 for 2-Bed walk-up buildings not readily
Manchester accessible;one-bed units are
815 SF,two-bed units are
1,166 to 1,179 SF
Mansions At Hockanum 424 $995 to$1,315—1 Bed Luxury project with all units
Crossing (all phases) $1,395 to$1,795—2 Bed having garages;first phase
completed and lease-up
Vernon ongoing;one-bed units are 720
to 902 SF,two-bed units are
1,103 SF to 1,239 SF
Totals 1 2,059
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1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
�OsoR.CO TELEPHONE (860) 644-2511
May 1, 2002
CERTIFIED MAIL 7001 2510 0003 1937 0133
Mr. Jeff Sager
Metro Realty Group, LTD
6 Executive Drive
Farmington, CT 06032
Mrs. Janet Prior
The South Windsor Housing Authority
50 Elm Street
South Windsor, CT 06074
Dear Mr. Sager and Mrs. Prior:
Re: Appl#02-1 OP, Metro Realty Group/South Windsor Housing Authority
We are pleased to advise you that the Planning &Zoning Commission voted on April 30, 2002, to approve your
proposed amendment to Section 4.1.11.2c to increase the maximum number of units in a development to 102
and to increase the number allowed in town to 200 units. Enclosed is a copy of the legal notice for the
,amendment.
Sincerely,
e��
Kevin McCann, Chairman
Planning and Zoning Commission
KMcC/kah
cc: Design Professionals
Or / -
PETITION
Mr. Kevin McCann, Chairman '
Planning & Zoning Commission qpk 5 1002
Town of South %k'indsor
I i4o Sullivan Avenue I
South Windsor, CT 06074
Dear Chairman McCann:
I, the undersigned am aware that The Metro Realty, Group, Ltd., seeks to Amend Section 4.1.1 1
of the South %Vindsor Zoning Regulations "Housing for the Elderly" to increase the cap on the
number of apartment units that can be developed thereunder with the hope that Metro might later
receive approval to construct more senior apartments in South Windsor similar to their
development under construction at Watson Farm. I the undersigned hereby support Nletro i
their effort to increase the cap and hope that you will look favorably upon their application. n
Name
Si-nature
.address %`
PETITION'
'VIr. Kevin McCann, Chairman
Planning & Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor. CT 06074
Dear Chairman 'IcCarin:
1. the undersi,2ned am aware that The Metro Realty, Group, Ltd., seeks to Amend Section 4.1.1 1
Of the South Windsor Zoning Regulations "Housing for the Elderlv" to increase the cap on the
number of apartment units that can be developed thereunder with the hope that Metro might later
receive approval to construct more senior apartments in South Windsor similar to their
development under construction at Watson Farm. I the undersigned hereby support Metro in
their effort to increase the cap and hope that you will look favorably upon their application.
Name
Signature
Address t��Jcl / �"IaS�G�L, T�
PETITION
1Ir. Kevin McCann. Chairman — -
Planning & Zoning Commission
Town of South Windsor APR 5 2002
1540 Sullivan Avenue
South Windsor. CT 06074
Dear Chairman :McCann:
I. the undersigned am aware that The Metro Realty. Group. Ltd.. seeks to Amend Section 4.1.1 1
of the South Windsor Zoriin` Regulations "Housing for the Elderly ' to increase the cap on the
number of apartment units that can be developed thereunder with the hope that �Ietro might later
receive approval to construct more senior apartments in South Windsor similar to their
development under construction at Watson Farm. I the undersigned hereby support Metro in
their effort to increase the cap and hope that you will look favorably upon their application.
Name
Signature
.address
�0 1
1
PETITION
Mr. Kevin McCann, Chairman
Planning & Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Chairman McCann:
I, the undersigned am aware that The Metro Realtv, Group, Ltd., seeks to Amend Section 4.1.11
of the South Windsor Zoning Regulations "Housin(2 for the Elderly" to increase the cap on the
number of apartment units that can be developed thereunder with the hope that Metro might later
receive approval to construct more senior apartments in South Windsor similar to their
development under construction at Watson Farm. I the undersigned hereby support Metro in
their effort to increase the cap and hope that you will look favorably upon their application.
Name Ll 7) Ic --
Signature
Address U z
PETITION
Mr. Kevin McCann, Chairman
Planning & Zoning Commission -
Town of South Windsor
1540 Sullivan Avenue _ ?002
South Windsor, CT 06074
Dear Chairman McCann:
I, the undersigned am aware that The Metro Realty, Group. Ltd., seeks to Amend Section 4.1.11
of the South Windsor Zoning Re-ulations "Housing for the Elderly" to increase the cap on the
number of apartment units that can be developed thereunder with the hope that Metro might later
receive approval to construct more senior apartments in South Windsor similar to their
development under construction at Watson Farm. I the undersigned hereby support Metro in
their effort to increase the cap and hope that you will look favorably upon their application.
Name
Signature
Address
7y —�2 741
DESIGN PROFESSIONALS, INC.
civil engineers • planners . surveyors . gis
Aphl25, 2002
Marcia Banach, Director of Planning
Town Hall
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Marcia,
Re: Zoning Amendments (Frontage)
South Windsor Housing Authority
South Windsor, Connecticut
DPI Project No. 0 1-1521
On behalf of my client, The South Windsor Housing Authority and The Metro Realty
Group, LTD, I hereby withdraw the PZC zoning amendment application pertaining to elderly
housing frontage requirements (i.e., 95 feet). This application is now unnecessary given the ZBA
approval(6 frontage variance) of April 4.
We are still proceeding with the other zoning amendment application pertaining to the
allowable numbers of units (i.e. 200 units townwide & 102 per site), which is going to hearing on
April 3 . Thank you.
eter R. De alhe
Principal
cc.
South Windsor Housing Authority
Geoff Sager
Edwin Lassman, Esq.
APR 2 6' 2002
165 South Satellite Road, South Windsor, Connecticut 06074
Tel: (860) 291-8755 • Fax: (860) 291-8757
April 30, 2002
To Members of Town of South Windsor Planning and Zoning:
I would like to register my support for the proposed project Berry
Farms. This project will not only meet the needs of our Seniors, as well
as generate a positive revenue for the Town. I believe the location is
perfect for this type of housing. I hope the Planning and Zoning
Commission will look favorably on this application.
Best Regards
Joel Gordo
101 Windy Hill
South Windsor, Ct 06074
April 30,2002
Mr. Kevin McCann
Chairman
Planning&Zoning Commission
1540 Sullivan Avenue
South Windsor, CT 06074
Dear Chairman McCann:
Due to a previous commitment, I am unable to attend tonight's hearing on a proposed
zoning amendment by the South Windsor Housing Authority.
I am familiar with the proposed changes, and I would like to register my full support.
South Windsor's growing senior community is desperately in need of affordable housing
alternatives. The demand for these quality affordable apartments will far exceed the
available units at Watson Farms. I cannot imagine a better site for senior apartments than
the Berry Farm given its close proximity to shopping and restaurants.
Please consider approving these amendments tonight so that South Windsor, as a
community, can provide for its growing senior population.
Sincerely yours,
.�ti,
Jo J. Mrt4hell
40 Windy Hill
South Windsor, CT