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HomeMy WebLinkAbout06-42P Evergree Walk LLC Zoning Amend 1 TOWN OF SOUTH WINDSOR PLANNING& ZONING COMMISSION APPLICATION FORM Application No: Official Receipt Date: 00(0 Receipt No: pUG 0 � 2006 APPLICANT: Evergreen Walk, LLC PROJECT NAME: Evergreen Walk ADDRESS: Buckland Road OWNER OF RECORD ON LAND RECORDS: Evergreen Walk, LLC ADDRESS: 1109 Rose Lane, Virginia Beach, VA 23451 COMPLETE LOCATION OF PROPERTY: Buckland Road Gateway Development Zone ASSESSOR'S MAP # PARCEL# ZONE- NAME, ADDRESS,TEL&FAX# OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED: _ Alan F. Lamson, FLB Architecture & Planning, Inc. 19 Silver Lane, East Hartford, CT 06118 P-(860)568-4030, F-(860)568-5129 THIS APPLICATION IS FOR: (Check all that apply): ❑ Zone Change to (Public Hearing required and Certified letter to abutters required) ❑ Subdivision/Resubdivision ❑ Open Space Subdivision (Public Hearing Required) ❑ Subdivision ❑ 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 Q``Gener�&LPlarx 6f Development © rtwh'`Fxl�ing.(Sec. 1-5) and/or Earth.Removal (Sec. 14 - Public Hearing required) :Q.,R;egulation Amendment: ® Zoning ❑ Subdivision (Attach proposed amendment) �s Aprar ;and,Conditional Permit for i ajoY Homo.Occupation for . Other(explain in detail) .An Application Pending sign is required to be posted on the property for all applications ten (10) days prior to being heard by the Commission. EVERGREEN WALK, LLC EVERGREEN WALK, LLC By Jo n Fingu r/a�It Membe�r" � BBy J n Fingu (r is Metes .t. B ,Cat/ t aL S r !M• Signature of Applicant Signature of Property Owner Laurence P. Rubinow, His Attorney-in-Fact Laurence P. Rubinow, His Attorney-in-Fact PROPOSED ZONING REGULATION AMENDMENTS TOWN OF SOUTH WINDSOR RESIDENTIAL USE IN THE BUCKLAND ROAD GATEWAY DEVELOPMENT ZONE May 5, 2006 5.8.1 Insert following "...professional landscaping."" Within the Zone, it may be beneficial to the economic viability of the Zone and the overall high-quality of the area to introduce a multi-family residential component at certain, but not any or every, locations to create a mixed-use land use pattern to accomplish the purpose of the Zone. 5.8.4 Add the following subsection: C. Multifamily Residential Use shall be subject to the requirements of this Section and the specific requirements of Paragraph 5.8.6.c.4. 5.8.6.c.4 Add a new subsection: Specific Requirements for Multifamily Residential Uses The following additional objectives and standards apply to all multi-family residential development in this Zone. Items designated as "objectives" are not mandatory but are provided in order to provide insights regarding the Town's objectives. (1) . Site Design Requirements: (a) Objective: The site shall be designed to integrate the multi-family residential use with other approved uses (including, but not limited to, retail, office, and recreation uses) to achieve a village mixed use environment with the residential use in close proximity to adjacent commercial uses through shared roadways/parking, utilities, sufficient open space area, landscaping/buffers, strong pedestrian interconnections, and related improvements. (b) Standards: 1. Each residential unit shall require a minimum of 3,000 square feet of land area within the site plus an additional 750 square feet of open space within the site. Such open space may be for recreation purposes (active or passive) or for preservation of natural features (wetlands, wooded areas, open lawns, etc.) or both. 2. The minimum size of a site development area (which shall be defined as the site area within boundaries shown of the submitted General Plan of Development) to be used in whole or in part for multifamily residential use, inclusive of open space, buildings, driveways and parking, etc., for the residential use and any other integrated uses shall be 25 contiguous acres. 3. The Planning and Zoning Commission shall not approve site plans for multifamily residential use when the total area devoted to multifamily residential use within the Buckland Road Gateway Development Zone exceeds thirteen and one-half percent (13.5%) of the total land area of the Buckland Road Gateway Development Zone as determined on the date of Special Exception/General Plan of Development application submission. 4. Parking shall be provided at a minimum rate of 1.75 spaces per residential unit and may be designed in open lot parking, carports, or garages. Parking spaces shall be a minimum of 9 feet wide by 18 feet deep. Parking spaces in multi-story parking garages may be smaller subject to approval by the Planning and Zoning Commission. a. A reduction in the number of parking spaces will be allowed when the Planning and Zoning Commission deems the reduction to be in the best interests of the Town according to the requirements in Paragraph 13.4.1. 5. Infrastructure improvements such as utilities, roadways, and related improvements shall conform to Town design standards. Twenty-four (24) foot pavement width for driveways is acceptable and other standards may be reduced or waived as deemed appropriate and approved by the Planning and Zoning Commission. All utilities shall be underground. Sidewalks shall be required to adequately interconnect multi-family residential development with other uses and also wherever deemed necessary by the Commission. Where in the judgment of the Commission off-site improvements to the municipality's infrastructure (including, but not limited to, streets, sidewalks, storm drainage facilities, illumination, or other system) are required in order to minimize the adverse impacts of the development on the infrastructure, or to ensure the development will function adequately, such improvements shall be installed at the expense of the applicant. 6. Roadways and utilities: Unless specifically noted by the applicant at the time of site plan application and specifically approved by the Commission, all roads and utilities within the residential site shall be owned and maintained by the owner of the site, an association formed to carry out maintenance, and/or the utility company. 7. Solid Waste Disposal: Any solid waste stations (dumpsters) shall be placed on a concrete pad, appropriately screened, and maintained. The location and design of the screening/enclosure shall be shown on the plans submitted with the Final Plan. 8. Buffers: Required buffers, in accordance with Paragraph 10.4, shall be provided between the site and any adjacent single family lot. Where land on this site or the adjacent lot is restricted by a conservation easement, that land, at the discretion of the Commission, may be considered to be a portion of or all of the required buffer provided that the conservation easement area meets all of the buffer standards and requirements as outlined in Section 10.4 of these Regulations. (2) Building Design Requirements (a) Objective: Buildings shall have architectural features and patterns that provide visual interest, at human scale, reduce building massing to residential scale, and recognize both local and New England character. The elements in the following standards shall be integral parts of the building design. (b) Standards: 1. Roofs: Roofs shall be identifiable with roof patterns normally seen in multi-family residential structures in the local and New England area and considered to be part of an architectural period design. 2. Roof-top mounted and at-grade installed mechanical equipment must be installed, screened, and/or located so the equipment is not visible from streets as defined in these Regulations. 3. Housing unit types: The site shall include a mixture of housing types including residential only buildings, buildings containing common use facilities with or without residential units, residential units within the same building as other uses on the site (such as retail use with residential units above), and units that allow the occupant to also conduct a small business within the unit (livetwork units). a. Livetwork units shall be equal in number to at least six percent (6%) of the total number of residential units on the site. b. The number of residential units located above a non- residential use shall be equal in number to at least twelve percent (12%) of the total number of residential units on the site. 4. No more than 36 residential units shall be incorporated into any single building. (3) Materials and colors: (a) Objective: Exterior building materials and colors are a significant part of the visual impact of a building. They must be aesthetically pleasing, use materials normally found in residential construction in the local area and New England, and, where appropriate, be compatible with other residential construction in the local area. (b) Standards: 1. Predominant exterior building materials shall be high quality materials and may include, without limitation: a. Brick b. Native Stone c. Clapboard d. Shingles or shakes e. "Wood f. Cement-fiber siding board g. Cultured stone 2. Back and side facades of a building shall contribute to the pleasing scale features of the building and shall be integrated with the front facade by featuring materials and characteristics similar to the front facade. 3. At least twenty percent (20%) of the total building elevation surfaces shall be finished with brick, natural stone, cultured stone, or other approved masonry. 5.8.7.2 Add a new section: General Plan of Development: Within the Buckland Road Gateway Development Zone, development involving multifamily residential use shall require submission by an applicant and approval by the Commission of a Special Exception in accordance with the requirements below and a General Plan of Development for the particular site. The Commission may require a public hearing on any application. The General Plan of Development shall conform to the requirements of Paragraph 8.1.2 of these Regulations and with the requirements of this Section 5.8. Requirements: a. Upon application of the owner of the land or the owner's duly authorized agent, the Commission may, in appropriate cases and subject to appropriate modifications and safeguards prescribed by it, grant a Special Exception/General Plan of Development approval for multi-family residential development, subject to the requirements of these Regulations. (1) Special Exception Review Criteria. Applications for multi-family residential use may be approved by the Commission if it determines that: (a) traffic impacts will not be detrimental to the surrounding area; (b) There will be minimal adverse effects on existing uses in the area; (c) Surrounding property values will be conserved and the character of the abutting neighborhood will not be unduly disrupted; (d) Impacts will not be detrimental to the capacity of the present and proposed utilities, drainage systems, sidewalks and other elements of the infrastructure; (e) The location of the multi-family residential use is within reasonable proximity and appropriately interconnected to commercial, retail, office and/or recreational uses; (f) The multi-family residential use has been designed to meet the legal requirements for the disabled; (g) The architectural design is aesthetically pleasing and meets the requirements of Section 5.8.6.c.4 of this Regulation; (h) The proposed multi-family residential use shall be appropriately buffered from adjacent residential uses; and (i) The application meets the requirements of the Zoning Regulations. b. It is recommended that the applicant prepare a set of Preliminary Plans for an initial meeting with the Commission. The purpose of the meeting is to provide an informal opportunity for the applicant to obtain the advice and assistance of the appropriate Town Officials before preparation of the General Plan of Development and a Final Plan. The Preliminary Plan shall be in conformance with Paragraph 8.1.1 of these Regulations. P:/99508.09/RegulationAmendmenU060505Proposed.doe Capitol Region Council of Governments 241 Main Street • Hartford • Connecticut . 06106 Telephone(860) 522-2217 . Fax(860) 724-1274 www.crcog.org David K.Kilbon, Chairman Lyle D. Wray,Executive Director MEMBERS September 8, 2006 Andover Avon PLANNING AND ZONING COMMISSION REPORT ON ZONING REFERRAL Bloomfield Town of South Windsor Z-2006-61 Bolton Canton COMMISSIONERS: East Granby Receipt is acknowledged of the above-mentioned referral. Notice of this proposal was East Hartford transmitted to the Planning Division of the Capitol Region Council of Governments under the East Windsor provisions of Section 8-3b of the Connecticut General Statutes, as amended. Ellington Re-submission of a previous referral: proposal to allow multi-family residential in the Enfield Buckland Road Gateway Development Zone. Farmington Glastonbury Comment: The staff of the Regional Planning Commission of the Capitol Region Council of Governments has reviewed this referral and finds no apparent conflict with Granby regional plans and policies or the concerns of neighboring towns. The Gateway Zone is Hartford within the immediate buffer of an Area of Regional Significance, as identified in Hebron Achieving the Balance: A Regional Plan of Conservation and Development. Areas of Regional Significance are suitable for large,regional-scale commercial and industrial Manchester development. In this case,the area includes the Buckland Hills Area of Manchester. The Marlborough integration of multi-family housing in the Gateway Zone will create an area of mixed Newington housing and commercial development,which CRCOG generally seeks to encourage in Rocky Hill the Region. Simsbury Questions concerning this referral should be directed to Rebecca Augur. Somers In accordance with our procedures this letter will constitute final CRCOG action on this South Windsor referral. The public hearing date has been scheduled for September 12,2006. Suffield Tolland DISTRIBUTION• Planner: Hartford, Windsor,East Windsor,Ellington, Vernon, Manchester, East Vernon Hartford West Hartford Wethersfield Respectfully submitted, Windsor John Larensen, Chairman Windsor Locks Regional Planning Commission Elaine Carey, Vice Chairman Regional Planning Commission d A�t cca Augur Community Development Planner A voluntary Council of Governments formed to initiate and implement regional programs of benefit to the towns and the region FLB Architecture &Planning, Inc. 19 Silver Lane East Hartford CT 06118 (860)5684030 fax: (860)568-5129 e-mail:flb@flbarch.com web:www.fibarch.com September 22, 2006 Planning and Zoning Commission Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 Re: Zoning Regulation Amendment Project No. 99508.09 Dear Commissioners, In our letter, dated September 22, 2006, we request a continuation of the public hearing until October 10, 2006. It appears that the Commission's schedule may require the continuation to go to October 24, 2006 due to scheduling of other applications on your agenda. We, therefore, consent to an extension of time to continue the public hearing until October 25, 2006. truly yours, Alan F. Lamson, AIA, AICP President, Duly Authorized Planning Director c: file Evergreen Walk, LLC Atty. John Mallin RNM08.091Regulation AmendmentTM060922EM.Doc PROPOSED ZONING REGULATION AMENDMENTS TOWN OF SOUTH WINDSOR RESIDENTIAL USE IN THE BUCKLAND ROAD GATEWAY DEVELOPMENT ZONE May 5, 2006 Revised October 18, 2006 5.8.1 Insert following "...professional landscaping."" Within the Zone, it may be beneficial to the economic viability of the Zone and the overall high-quality of the area to introduce a multi-family residential component at certain, but not any or every, locations to create a mixed-use land use pattern to accomplish the purpose of the Zone. 5.8.4 Add the following subsection: c. Multifamily Residential Use shall be subject to the requirements of this Section and the specific requirements of Paragraph 5.8.6.c.4. 5.8.6.c.4 Add a new subsection: Specific Requirements for Multifamily Residential Uses The following additional objectives and standards apply to all multi-family residential development in this Zone. Items designated as `objectives" are listed in order to provide iRsights Fegar-dinggeneral guidance as to the Town's objectives. (1) Site Design Requirements: (a) Objective: The site shall be designed to integrate the multi-family residential use with other approved uses (including, but not limited to, retail, office, and recreation uses) to achieve a village mixed use environment with the residential use in close proximity to adjacent commercial uses through shared roadways/parking, utilities, sufficient open space area, landscaping/buffers, strong pedestrian interconnections, and related improvements. (b) Standards: 1. Each residential unit shall require a minimum of 3,000 square feet of net buildable land area within the site plus an additional 750 square feet of open space within the site. Such open space may be for recreation purposes (active or passive) or for preservation of natural features (wetlands, wooded areas, open lawns, etc.) or both. 2. The minimum size of a site development area (which shall be defined as the site area within boundaries shown of the submitted General Plan of Development) to be used in whole or in part for multifamily residential use, inclusive of open space, buildings, driveways and parking, etc., for the residential use and any other integrated uses shall be 10 contiguous acres. ME1\591 1274.1591127_4.2 5911458v1 3.The PlaRRORg and ZG riRg GOMMOSSOGR shallof apprrvve site plaRS fnr multifamily residential use e wheR the total Rumher of a•ppmvedgrant SpeG al-EXG.1tiOR(c) eFaIcraI Pl"Cirri-^ef DeVGIG P nent 7nne ecGeeds 400-URitS-eR the date Of SpeGial The Planning and Zoning Commission shall not grant Special Exception(s)/General Plan of Development approval(s) for more than an aggregate of 400 multifamily residential units within the Buckland Road Gateway Development Zone. 4. Parking shall be provided at a minimum rate of 1.75 spaces per residential unit and may be designed in open lot parking, carports, or garages. Parking spaces shall be a minimum of 9 feet wide by 18 feet deep. Parking spaces in multi-story parking garages may be smaller subject to approval by the Planning and Zoning Commission. a. A reduction in the number of parking spaces will be allowed when the Planning and Zoning Commission deems the reduction to be in the best interests of the Town according to the requirements in Paragraph 13.4.1. 5. Infrastructure improvements such as utilities, roadways, and related improvements shall conform to Town design standards. Twenty-four (24) foot pavement width for driveways is acceptable and other standards may be reduced or waived as deemed appropriate and approved by the Planning and Zoning Commission. All utilities shall be underground. Sidewalks shall be required to adequately interconnect multi-family residential development with other uses and also wherever deemed necessary by the Commission. Where in the judgment of the Commission off-site improvements to the municipality's infrastructure (including, but not limited to, streets, sidewalks, storm drainage facilities, illumination, or other system) are required in order to minimize the adverse impacts of the development on the infrastructure, or to ensure the development will function adequately, such improvements shall be installed at the expense of the applicant. 6. Roadways and utilities: Unless specifically noted by the applicant at the time of site plan application and specifically approved by the Commission, all roads and utilities within the residential site shall be owned and maintained by the owner of the site, an association formed to carry out maintenance, and/or the utility company. 7. Solid Waste Disposal: Any solid waste stations (dumpsters) shall be placed on a concrete pad, appropriately screened, and maintained. The location and design of the screening/enclosure shall be shown on the plans submitted with the Final Plan. MEl\coi io_ ._1274 15911274.2 5911458v1 8. Buffers: Required buffers, in accordance with Paragraph 10.4, shall be provided between the site and any adjacent single family lot. Where Land on this site or the adjacent lot is restricted by a conservation easement, that land, at the discretion of the Commission, may be considered to be a portion of or all of the required buffer provided that the conservation easement area meets all of the buffer standards and requirements as outlined in Section 10.4 of these Regulations. (2) Building Design Requirements (a) Objective: Buildings shall have architectural features and patterns that provide visual interest, at human scale, reduce building massing to residential scale, and recognize both local and New England character. The elements in the following standards shall be integral parts of the building design. (b) Standards: 1. Roofs: Roofs shall be identifiable with roof patterns normally seen in multi-family residential structures in the local and New England area and considered to be part of an architectural period design. 2. Roof-top mounted and at-grade installed mechanical equipment must be installed, screened, and/or located so the equipment is not visible from streets as defined in these Regulations. 3. Housing unit types: The site shall include a mixture of housing types including residential only buildings, buildings containing common use facilities with or without residential units, residential units within the same building as other uses on the site (such as retail use with residential units above), and units that allow the occupant to also conduct a small business within the unit (live/work units). a. Live/work units shall be equal in number to at least six percent (6%) of the total number of residential units on the site. b. The number of residential units located above a non- residential use shall be equal in number to at least twelve percent (12%) of the total number of residential units on the site. 4. On any approved General Plan of Development or amendment thereto, the ratio of residential floor area to non-residential floor area, eXGept feF faGilitieS shall be not more than a_ratio of_4_to_1. Facilities for the sole purpose of support of thea residential use, such as club house, meeting rooms, offices, garage space, etc., shall .not be counted as either residential or non-residential in determining the ratio 5. No more than 36 residential units shall be incorporated into any residential-only single building. (3) Materials and colors: MEI\591.z,-'^.�5911274.2 5911458v1 (a) Objective: Exterior building materials and colors are a significant part of the visual impact of a building. They must be aesthetically pleasing, use materials normally found in residential construction in the local area and New England, and, where appropriate, be compatible with other residential construction in the local area. (b) Standards: 1. Predominant exterior building materials shall be high quality materials and may include, without limitation: a. Brick b. Native Stone c. Clapboard d. Shingles or shakes e. Wood f. Cement-fiber siding board g. Cultured stone 2. Back and side facades of a building shall contribute to the pleasing scale features of the building and shall be integrated with the front facade by featuring materials and characteristics similar to the front facade. 3. At least twenty percent (20%) of the total building elevation surfaces shall be finished with brick, natural stone, cultured stone, or other approved masonry. 5.8.7.2 Add a new section: General Plan of Development: Within the Buckland Road Gateway Development Zone, development involving multifamily residential use shall require submission by an applicant and approval by the Commission of a Special Exception in accordance with the requirements below and a General Plan of Development for the particular site. The Commission may require a public hearing on any application. The General Plan of Development shall conform to the requirements of Paragraph 8.1.2 of these Regulations and with the requirements of this Section 5.8. Requirements: a. Upon application of the owner of the land or the owner's duly authorized agent, the Commission may, in appropriate cases and subject to appropriate modifications and safeguards prescribed by it, grant a Special Exception General Plan „f Development approval for multi-family residential development, subject to the requirements of these Regulations. (1) Special Exception Review Criteria. Applications for multi-family residential use may be approved by the Commission if it determines that: (a) traffic impacts will not be detrimental to the surrounding area; (b) There will be minimal adverse effects on existing uses in the area; (c) Surrounding property values will be conserved and the character of the abutting neighborhood will not be unduly disrupted; (d) Impacts will not be detrimental to the capacity of the present and MEl\ 9 1274^.1591127_4.2 5911458v1 proposed utilities, drainage systems, sidewalks and other elements of the infrastructure; (e) The location of the multi-family residential use is within reasonable proximity and appropriately interconnected to commercial, retail, office and/or recreational uses; (f) The multi-family residential use has been designed to meet the legal requirements for the disabled; (g) The architectural design is aesthetically pleasing and meets the requirements of Section 5.8.6.c.4 of this Regulation; (h) The proposed multi-family residential use shall be appropriately buffered from adjacent residential uses; and (i) The application meets the requirements of the Zoning Regulations. (j) No Special Exception/General Plan of Development application shall propose more than 220 multifamily residential units on a site except for amendments to an approved Special Exception General Plan of Development (see Section 5.8.7.2.b) b. An amendment to an approved Special Exception/General Plan of Development may be proposed provided: (1) All of the criteria of this section are met (2) The amendment to the Special Exception/General Plan of Development shall include a minimum of 5 additional acres of land contiguous to the site designated in the previously approved Special Exception General Plan of Development site (3) eUpon the granting of the amendment to a Special Exception/General Plan of Development, the site included in the amendment and the previously approved site shall be considered one site for the purpose of all of the criteria defined in this section. (4) An amended Special Exception General Plan of Development may increase the number of residential units on a site to more than 229, 220 provided this shall not authorize any increase in the multifamily unit limitation contained in Paragraph 5.8.6.C.4(1)(b)(3). C. It is recommended that the applicant prepare a set of Preliminary Plans for an initial meeting with the Commission. The purpose of the meeting is to provide an informal opportunity for the applicant to obtain the advice and assistance of the appropriate Town Officials before preparation of the General Plan of Development and a Final Plan. The Preliminary Plan shall be in conformance with Paragraph 8.1.1 of these Regulations. P:/99508.09/RegulationAm endm ent/061 01 8Revised.doc MEIv5 ,�,r��.�5911274.2 5911458v1 FLB Architecture &Planning, Inc. 19 Silver Lane East Hartford CT 06118 (860)568-4030 fax: (860)568-5129 e-mail:flb@flbarch.com web:www.fibamh.com October 19, 2006 Planning &Zoning Commission �ECEtvED Town of South Windsor 1540 Sullivan Avenue South Windsor, CT 06074 SOUTHW�NDSORPIANNINGDEPj• Re: Zoning Regulation Amendment (06-42P) Buckland Road Gateway Development Zone Project No. 99508.09 Dear Commission Members, In response to questions raised at the public hearing on September 12, 2006, we are providing the enclosed responses. Many of the concerns are addressed by revisions we have made to our proposed amendment. A copy of that revised amendment is attached. Deletions from what was originally proposed are shown struckthrough and new wording is shown in red for easy of review. All other sections of the amendment remain unchanged. We have, at the request of several Commission members, contacted other area towns to determine what new rental multi-family developments have been constructed in the past 6 to 10 years, how many units are in those developments, and how many school age children there are in that development. These are summarized in the table below: Additional Rental Multi-family developments/school aged children Town Name # of #of Ratio units children Avon No new projects except for age-restricted Canton No new projects Simsbury No new projects Ellington Autumn Chase 253 36 0.14 Ellington Deer Valley No information made available Vernon The Mansions 424 12 0.03 Glastonbury No new projects Marlborough No new projects Farmington No new projects This additional data indicates that our original determination to use 0.12 school children per unit for computation of costs in the fiscal analysis is still conservative. The overall number of school children per unit is closer to 0.08 than to the 0.12 used. The changes in the regulation amendment are summarized as follows: 1. Modified the "Objectives" so that they are now a required part of the building standard requirements. 2. Used the term "net buildable area" for determining land area required per unit. This is a term that is already defined and used in the regulation. It does not allow the use of floodplains, wetlands, etc. in determining the number of units based on the 3,000 SF per unit. 3. Reduced the minimum lot area for an application from 25 acres to 10 acres. 4. Deleted the maximum land area calculation for the amount of land that can be used for multi-family development in the BRGD Zone and set a "ceiling" of 400 units in the zone. 5. To ensure that a reasonable mix of residential and non-residential (retail, office, recreation, etc) uses occur with any approval of a multi-family residential site, set a ratio of floor area for residential vs. non-residential at a maximum of 4:1. 6. Set a limit of 225 units for any single application for multi-family residential development with the ability to apply for amendments to that original application in increments of a minimum of 5 acres. The 225 unit limitation can be increased by approval of amendments to the original application. Created criteria for amendments to an approved Special Exception/General Plan of Development application. Other responses to questions raised: (a) Integration: The ratio requirement now of 4 residential to 1 non- residential plus the objective statement "The site shall be designed to integrate the multi-family residential use with other approved uses (including, but not limited to, retail, office, and recreation uses) to achieve a village mixed use environment with the residential use in close proximity to adjacent commercial uses through shared roadways/parking, utilities, sufficient open space area, landscaping/buffers, strong pedestrian interconnections, and related improvements" provides tools necessary for the Town to ensure that a reasonable amount of integration in uses is provided. (b) As stated at the last public hearing session, the current requirements of the zone regarding building height, setbacks, etc. all still apply to the multi-family requirements. ( c) Any issue of building massing to achieve a residential character should be resolvable by the wording in Paragraph 5.8.6.c.4(2)(a) Objective which states"Buildings shall have architectural features and patterns that provide visual interest, at human scale, reduce building massing to residential scale, and recognize both local and New England character". We look forward to discussing this further with the members of the Commission on October 24, 2006. V tr yours, lip A an F. amsV, AIA.,XAICP President, Duly Authorized Planning Director Encl. Revised Regulation Amendment dated 10/18/06 (13 copies) c: file Evergreen Walk, LLC Atty. John Mallin P:t99508.091Regulation Amendment1061019 PZC Revisions.Doc F. A. Hesketh & Associates, Inc. 6 Creamery Brook East Granby, CT 06026 (860) 653-8000 Fax - (860) 844-8600 email -smitchell@fahesketh.com MEMORANDUM Date: October 24, 2006 To: Alan F. Lamson, AICP From: Stephen F. Mitc;Aindsosor Subject: Proposed Zoni tion Amendment Town of South Gateway Development Zone Proposed Traffic Impact Our File: 00167 Our memorandum of September 12, 2006 provided an assessment of the traffic impact associated with the proposed amendment to the Gateway Development Zone that would allow the development of a residential component in the zone. Since that time, discussions with the Town staff have produced a suggested modification to the proposed zone that would limit the potential residential development to a total of 400 units. Consequently, we have prepared this memorandum to provide information on the traffic impacts associated with this smaller number of units. As presented in the original report, the traffic generation resulting from the residential component, as proposed, was compared with the likely development of the same land area with retail use, office use, or a combination of the two uses, in accordance with the current regulation. This approach presents an assessment of the regulation change. The 400 units of residential development would require, at a minimum, 35 acres of land, which could be developed with 275,000 square feet of retail or office use under the current regulation. The attached table indicates the potential traffic generation of this portion of the development as retail use, office use, or a combined office/retail development. This table also offers, as a comparison, the residential trip generation of this portion of the site. Although the overall magnitude of the results is less, the findings remain unchanged from our earlier report to the commission. The proposed change in the regulation results in a MEMORANDUM Alan F. Lamson, AICP October 24, 2006 Page 2 reduction in peak hour traffic volumes on weekdays as well as Saturday from the traffic anticipated under the current zoning. Our previous findings remain unchanged. Once again, we will be happy to respond to any questions that you or the Commission may have. T:\00167\reg chg\alama246.doc Alternative Development Scenarios Gateway Zone Daily AM Peak PM Peak Saturday Sat Peak Traffic Daily 1. Retail only 432,000 SF 9,600 200 900 12,600 1225 2. Office only 432,000 SF 2900 425 400 600 100 3. Retail/Office 432,000 SF 6250 315 650 6600 675 4. Residential only 627 Units 3700 300 375 3900 375 trip gen2.xls Octobe 24, 2006 Gateway Zone Regulation Change Summary of Trip Generation Calculation For 275 Th.Gr.Sq.Ft. of General Office Building October 24, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 10.57 0.00 1.00 2907 7-9 AM Peak Hour Enter 1.35 0.00 1.00 371 7-9 AM Peak Hour Exit 0.18 0.00 1.00 51 7-9 AM Peak Hour Total 1.53 0.00 1.00 421 4-6 PM Peak Hour Enter 0.24 0.00 1.00 66 4-6 PM Peak Hour Exit 1.17 0.00 1.00 321 4-6 PM Peak Hour Total 1.41 0.00 1.00 387 Saturday 2-Way Volume 2.21 0.00 1.00 607 Saturday Peak Hour Enter 0.16 0.00 1.00 45 Saturday Peak Hour Exit 0.14 0.00 1.00 39 Saturday Peak Hour Total 0.31 0.00 1.00 84 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) _ .77LN(X) + 3 .65, R^2 = 0.8 7-9 AM Peak Hr. Total: LN(T) _ .8LN(X) + 1.55 RA2 = 0.83 , 0.88 Enter, 0.12 Exit 4-6 PM Peak Hr. Total: T = 1.12 (X) + 78.81 R'2 = 0.82 , 0.17 Enter, 0.83 Exit AM Gen Pk Hr. Total: LN(T) _ .8LN(X) + 1.55 R'2 = 0.83 0.88 Enter, 0.12 Exit PM Gen Pk Hr. Total: T = 1.12 (X) + 78.81 RA2 = 0.82 0.17 Enter, 0.83 Exit Sat. 2-Way Volume: T = 2.14 (X) + 18.47, RA2 = 0.66 Sat. Pk Hr. Total: LN(T) _ .81LN(X) + -.12 RA2 = 0.59 , 0.54 Enter, 0.46 Exit Sun. 2-Way Volume: LN(T) _ .86LN(X) + .31, RA2 = 0.5 Sun. Pk Hr. Total: LN(T) _ .61LN(X) + -.23 RA2 = 0.56 , 0.58 Enter, 0.42 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003 . TRIP GENERATION BY MICROTRANS Gateway Zone Regulation Change Summary of Trip Generation Calculation For 650 T.G.L.A. of Shopping Center October 24, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 35.27 0.00 0.42 9629 7-9 AM Peak Hour Enter 0.45 0.00 0.42 123 7-9 AM Peak Hour Exit 0.29 0.00 0.42 79 7-9 AM Peak Hour Total 0.74 0.00 0.42 202 4-6 PM Peak Hour Enter 1.59 0.00 0.42 434 4-6 PM Peak Hour Exit 1.72 0.00 0.42 470 4-6 PM Peak Hour Total 3.31 0.00 0.42 904 Saturday 2-Way Volume 46.22 0.00 0.42 12619 Saturday Peak Hour Enter 2 .34 0.00 0.42 638 Saturday Peak Hour Exit 2.16 0.00 0.42 589 Saturday Peak Hour Total 4.50 0.00 0.42 1227 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) _ .65LN(X) + 5.83, RA2 = 0.78 7-9 AM Peak Hr. Total: LN(T) = GLN(X) + 2.29 RA2 = 0.52 , 0.61 Enter, 0.39 Exit 4-6 PM Peak Hr. Total: LN(T) _ .66LN(X) + 3.4 RA2 = 0.81 0.48 Enter, 0.52 Exit AM Gen Pk Hr. Total: 0 RA2 = 0 0 Enter, 0 Exit PM Gen Pk Hr. Total: 0 RA2 = 0 0 Enter, 0 Exit Sat. 2-Way Volume: LN(T) _ .63LN(X) + 6.23, RA2 = 0.82 Sat. Pk Hr. Total: LN(T) _ .65LN(X) + 3.77 RA2 = 0.84 , 0.52 Enter, 0.48 Exit Sun. 2-Way Volume: T = 15.63 (X) + 4214.46, RA2 = 0.52 Sun. Pk Hr. Total: 0 RA2 = 0 0 Enter, 0 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003 . TRIP GENERATION BY MICROTRANS Gateway Zone Regulation Change Summary of Trip Generation Calculation For 400 Dwelling Units of Single Family Detached Housing October 24, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 9.31 0.00 1.00 3722 7-9 AM Peak Hour Enter 0.18 0.00 1.00 72 7-9 AM Peak Hour Exit 0.54 0.00 1.00 217 7-9 AM Peak Hour Total 0.72 0.00 1.00 289 4-6 PM Peak Hour Enter 0.59 0.00 1.00 235 4-6 PM Peak Hour Exit 0.35 0.00 1.00 138 4-6 PM Peak Hour Total 0.93 0.00 1.00 373 Saturday 2-Way Volume 9.68 0.00 1.00 3874 Saturday Peak Hour Enter 0.50 0.00 1.00 198 Saturday Peak Hour Exit 0.42 0.00 1.00 169 Saturday Peak Hour Total 0.92 0.00 1.00 367 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) _ .92LN(X) + 2.71, RA2 = 0.96 7-9 AM Peak Hr. Total: T = .7 (X) + 9.43 R'2 = 0.89 0.25 Enter, 0.75 Exit 4-6 PM Peak Hr. Total: LN(T) _ .9LN(X) + .53 R'2 = 0.91 0.63 Enter, 0.37 Exit AM Gen Pk Hr. Total: T = .7 (X) + 12.05 RA2 = 0.89 0.26 Enter, 0.74 Exit PM Gen Pk Hr. Total: LN(T) _ .89LN(X) + .61 RA2 = 0.91 , 0.64 Enter, 0.36 Exit Sat. 2-Way Volume: LN(T) _ .94LN(X) + 2.63, RA2 = 0.93 Sat. Pk Hr. Total: T = .89 (X) + 10.93 R'2 = 0.9 , 0.54 Enter, 0.46 Exit Sun. 2-Way Volume: T = 8.83 (X) + -9.76, RA2 = 0.94 Sun. Pk Hr. Total: LN(T) _ .89LN(X) + .44 RA2 = 0.88 , 0.53 Enter, 0.47 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003 . TRIP GENERATION BY MICROTRANS Appl #06-42P, Evergreen Walk, LLC, Zoning Amendment Public'Hearing 9-12-06 Planning Department Report 1. Request for amendment to Section 5.8 of the zoning regulations to allow limited multifamily residential use by Special Exception in the Buckland Gateway zone. The current regulations do not allow residential use; however, institutional uses such as Assisted Living Facilities are allowed within the Gateway zone. 2. The Future Land Use section of the Town Plan of Conservation and Development includes a statement that, "Mixed uses, designed to replicate a more traditional way of life, may be appropriate in some areas such as the Buckland Road Gateway Development Zone." The proposed amendment is thus consistent with the Town Plan. The introduction of high-density housing into the Evergreen Walk development complex, if done properly, will be the missing element that injects constant vitality into the development. A well-integrated housing component can add a number of valuable Traits, including: ♦ the ability to walk to work, shopping, dining and recreation; ♦ "eyes on the street," neighbors watching out for the area at all times, including after business hours; ♦ another type of housing choice that does not currently exist in South Windsor and will appeal to corporations that have a choice of prime sites to construct their offices. Ideally, the question is not whether there will be a residential component to the Gateway Zone, but how the residential component will look and operate. The key to a successful housing component in a mixed-use area is the complete integration of the housing itself into the rest of the development, with very strong pedestrian interconnections throughout the site. It would not be particularly desirable to have scattered multi-family developments that are not part of a mixed-use community spread out over the Gateway Zone. Mixed-use by its very definition includes several different uses as has been established at Evergreen Walk. The proposed zoning amendment addresses this requirement early in the text (section 5.8.6.c.4). 3. The proposed amendment is constructed after the style of some of our more successful zoning elements. For example, there are site design objectives and 1 S standards, and building design objectives and standards, following the style of the Gateway Zone retail building objectives and standards. This style of regulation has resultedin the very attractive construction that has occurred to date in �r r `�� 1 The proposed amendment also requires a General Plan/Special Exception approval as the first step, followed by site plan approval to finalize site engineering and details. 4. One of the ramifications of a zoning amendment that must be examined is the infrastructure impacts of the amendment. For residential development vs. commercial development, two of the main questions are the impact on taxes as well as the number of school children and impact on schools. The applicant has provided information regarding both of these questions. Unfortunately, we don't have any residential developments with which to analyze the numbers of school children as we have no apartment complexes except for seniors. It would not be a legitimate analysis to compare our existing condominium complexes with rental apartment complexes because we don't know what the owner vs. renter status variable does to the number of school children per unit equation. 5. Traffic impacts should also be considered when a zoning amendment is proposed. The 243-acre Evergreen Walk property has a State Traffic Certificate that currently allows about 375,000 square feet of retail development, 75,000 square feet of indoor recreation, 130,000 square feet of hotel space, and 650,000 square feet of office development. Addition of a residential component would need STC review and approval and would use up some of the capacity that is currently assigned to one of the other land use categories (except retail, which will be close to full-build when Phase III is completed). Commissioners may recall that when the original Evergreen Walk General Plan was approved, there were several unallocated areas on the west side of the site that were labeled "future development." These unallocated areas, no matter what land use is proposed for them, will all need future approval from both the PZC and the State Traffic Commission. The good news is that the long-awaited, comprehensive Buckland Hills Area Transportation Study has finally been initiated by the State Dept of Transportation. South Windsor and Manchester staff will be an integral part of this study, and elected Town officials and other stakeholders will also play a large part in the study process. 6. The Commission should also consider precedence when examining a zoning amendment. If this amendment is adopted as proposed, there could be a maximum of about 50 acres of residential development within the approximately 400 acres that comprise the Gateway zone. With the proposed 25-acre minimum parcel size, that equals a maximum of two separate 2 w residential developments. Staff note that, if the Commission does adopt this amendment and is then satisfied with the results after one or two projects are constructed, the cap could be raised similar to the raising of the SRD cap after the first successful S/RD projects. rOA Ve'rle._ s `" I -r /,d 7. The Capitol Region Council of Governments has reviewed the prop6sed amendment as required. CRCOG provided the following report: --READ-- 8. Police Chief Gary Tyler is present tonight and will address the Commission regarding anticipated impacts of upscale apartmen fon the Police Department. 9. If this amendment is approved, the Planning Department suggests that we clarify that General Plan/Special Exception is the first step, to be followed by site plan approval. 3 JOURNAL,INQUIRER/TUESDAY',SE'OfEMBER li Yooe 8 South Windsor to consider Thought To Lo housing at Evergreen Walk41 �+ Philip M. Pietras \\ By Megan Collins ponent would not further harm ments in other areas of town. Qwner&Funeral Director those qualities. Prague said that he is eager m CLARIFY BEREAVED ;DESIRES Journal Inquirer "If this is done correctly,Isup- attend tonight's public heazing in - SOUTH WINDSOR — The port the concept," Havens said, order to get a feel for both sides of One of the most difficult desires.His accurate reflection Planning and Zoning Commission adding that Evergreen Walk is in the argument. moments following the death of the client's feelings will per- is holding a public hearing tonight need of some walk-in traffic. "Around the country,we are see- of a loved one can come dur- mit the creation of a funeral at 7:30 in the Council Chambers on "What's good for the merchants is ing mixed-use developments sur- ing the arrangement confer- that will capture the essence of an application to build housing at good for the people of South rounding these lifestyle centers;' Evergreen Walk. Windsor." Prague said. "Whether or not it's ence. Sometimes, it is only the life that has been lived. The developers of the shopping Town Manager Matthew right for South Windsor,we have while making fairly detailed The bereaved must have center have requested a zoning Galligan also supports the amend yet to see:' plans for the deceased's funer- every opportunity to design amendment that would allow for ment He said today that he does al,that the reality of the loss and actively participate in the multifamily residential use in the not believe the residential use of the strikes home. funeral that is being arranged. Buckland Road Gateway Gateway Zone would affect the tax t. Development Zone,the zone desig- rate,but rather,it would create a It is important for the funeral nated for Evergreen Walk. balanced economy in South director to be sensitive to the Although the issue is before the Windsor. family.Often,it is not enough Planning and Zoning Commission, "What we're trying to do is cre- aoae Yoar Tax For simply to provide information. many town officials have expressed ate a vibrant community that can be strong opinions concerning the linked to the Four Corners," Time and patience may be developers'proposal. Galligan said. $39.991 necessary, since these desi- Deputy Mayor Thomas Delnicki Galligan thinks that the residen- n,,, F,,, sions are often as emotional as is very concerned about the propos- tial area at Evergreen Walk would w4 Paid H-tisal they are esthetic. Small Pletras al, which he says would create attract younger,professional people TAKE problems for the town. who would go out to the shopping Delnicki said that the Gateway center's stores and restaurants at provide an environment that 65 Elm Street $3S The funeral director should' Funeral Home Zone intentionally did not include night, as well as people who are • OFF gives permission for the housing because of the strain it could selling their homes but are not yet 6VERv bereaved to experience and Rockville, CT 66066 cause to taxes and town services. ready to move into a 55-and-older RENTAL "We're lucky now because the community. The area would also express their feelings. He , (860) 875-6703 schools have had a decrease in encourage corporate headquarters /R� should listen carefully and Here for you... enrollment so the taxpayers have looking for temporary housing. NV help clarify the .bereaved's had some breathing room," Del, As a result,Galligan said that he www.smallondpleNosfuneralhome.com nicki said. . does not think there will be an If the zone were amended to increased tax rate or much of a include residential development, strain on town services because he this tax relief would be severely does not anticipate a large influx of compromised,he said. residents with children in the area. Delnicki's other concerns regard For council member Cary the negative effect that the proposed Prague,the public hearing that will residential area could have on occur tonight is an invaluable pref- ll morning and afternoon traffic, as ace to whatever decision the PZC well as the impact on the rural will make concerning the proposed integrity of the town. amendment .� It begs the question,where do It's really important that we we want to go as a community?" have a series of public hearings ■ Delnicki said. "One of the major about this,starting with the one on reasons people come to South Tuesday, then more when people Windsor,besides the great schools, are educated about the issue;' is because of the suburban charac- Prague said. ter and rural feel." . Although Prague said that he is WOMFN B CENTER FOR WELLNESS 6334646 C O M M U N I T Y But Town Council member not opposed to the residential com- Digital Mammography Edward Havens said that the town's ponent of Evergreen Walk,he does Bone Densitommy Testing FIE N 11:1(CA"���T J rural aspects have already been have some concerns about how this Therapeutic Massage I Facial Rejuvenation E C H N MEDICAL BUILDING compromised by Evergreen Walk, would affect taxes and whether it Acupuncture f Hypnotherapy IReiki and that adding a residm6al com- would set a precedent for apart- EVERGREEN IMAGING 633-4600 at Evergreen Walk in South Windsor Motorcyclist critical after accident Digital X-Ray(Ultrasound Saturday,October 7,2006 1.4pm Short Bore High Field MRI(Multi Slice CT By Ben Rubin 54,of 36 Colt St.in East Hartford, F-CHN's new state-of-the-art facility is a Center of Health was not inured police said. REHABILITATION SERVICES Occupational 70 Journal Inquirer p Physical Thera tic Therapy Care Excellence designed to meet your health care needs Roads were closed off for two 7herapy(AquaticTherapy VERNON — A Rhode Island hours while emergency workers —right in your community!Take advantage of the latest motorcyclist was in critical condition were at the scene, and seven LABORATORY DRAW STATION$33-460.4 as a result of a motor vehicle accident motorists drove around police block- technologies in medical imaging,Womeres Wellness, Saturdayafternoon, lice said. ades in an attempt to drive throw PHYSICIAN SPECIALISTS police p through rehabilitation,laboratory drawing services,and a range The motorcyclist,Michael Bama, the accident scene,police said. Otolaryngology(Ears,Nose g Throat; 45,was found lying on Reservoir Six motorists were stopped and Jeftrey Sawyer,MD of medical care and physician services all under one roof. Road with severe head,arm,and le issued tickets for$103,for failing to Michael Shtemfeid,MO $ g, Come see the new world of medical services at Evergreen injuries after hitting a car about obey an officer's signal,.police said. Ophthalmology 5:30 p.m.,police said. A seventh motorist who appeared lions Shternteid,MD Walk.Refreshments,tours,door prizes,free screenings, Police said Bama was driving a exttemely intoxicated drove through Orthopedic Surgery giveaways and more!All Wekomel TOWN OF SOUTH WINDSOR TOWN OF SOUTH WINDSOR PLANNING&ZONING COMMISSION PLANNING&ZONING COMMISSION Applie-t: Evergreen Wally LLC Residential Use in the Buckland Road Presented bv: GatewayDevelopment Zone l> Alan Lamson,AIA,AICP FLB Architecture&Planning(Overview) Stephen Mitchell,PE F.A.Hesketh Associates(Traffic) Zoning Amendment John Mullin,Ph.D.,FAICP Mullin Associates(Fiscal Impact) Tom Baum,President Borrow Development Group(Development) PRESENTATION September 12,2006 PRESENTATION September 12,2006 �x ) r I Approved GENERAL PLAN OF )'i EVERGREEN WALK DEVELOPMENT - EXISTING October 2001 -- �..,. August 2006 RESIDENTIAL USE IN THE BUCKLAND ROAD GATEWAY a DEVELOPMENTZONE _ .. - i Zoning Amendment—Residential Use in the GD-Zone 1 SECTION 5.8.1 �x�v s Insert following"...professional landscaping. "Developers now remgoire that iaciuding housing iu�rnmmereialde e k Within the Zone,it may be beneficial to the ecenomio viability of the makes and—male sense.Forone,it prevkles a cgpthe clientele .,.busfaesses.^ Zone and the overall high-quality of the area to Inhodtrce a multi-family residential component at certain,but not any or every,locations to "In the absenesethousing theviabWty fthe other mn91teepts"7ffi 6e create a mixed-use land use pattern to accomplish the purpose of the Zone. ­.diferthetthestatewmam&develQ totticfats ptepuaat asm escelfeat sandidalaf"r e, nUal tempos The HM rd a bAptil 6,20af �A f6$useing" Zoning Amendment-Residential Use in the GD-Zone W. "A swellteg kgWn ofyousg pro[essloonla,rnepks xithoeE ehtldrvu dowuskdeg__ J empty easters-4 sisglepanmts who ate drawn to the superiertaotba's� _ mnvedeoces and flexlbikty_.^ 'It's bean" pretty cites to thelart 8ve meightpears t6aE kxre'a a pnwiog" dedre far w ed wallmble eommnnkies that iedudeho g,stores and reafaarsnta fdlfinent types—And whatyouareseelegis higher°bialiaeshg "Fed up with isegeommates sect bedroom towaswitb uo wino 4` values hethese development. American tamiges want more vibrant eoauaWass where �deatexmhmeeEare all lnterwev u.^ -- Shapphg CeatersTsdgj �"`•� fix - -More Cemersadd-Isomea ommitk nas that went toat(rad the best-yolmg pGpfeacPoaals,keawkdga v 'ikorkers,the aesWe class,vital umfelpal empty lo offer seem '. �'sr6¢autuetghborhowls they desire.- Natbmt Real Ettate av'Cor Jk..h§a?AOS < "Why Apartment OwaS Abe Optlieistk"� "Aroned the. gl00 lesetordeaige dn*pas ✓ ` "A lows ceoterwlR Eed�` lftt'sao`miNeaid'aofmatedwithllaowa rvm{t+rs aszl }be vgi�v,vtiategrakd epoppb�, distind pmsendlity.» "Over the next year,wewkt see Wore-mixed-ose prel"notonly "Mixed Uses:No town center will fee"llot for be)autheokcwithoal,aEa reaidendal Varea-IoR€,aparaneatsycondondd houses-bnt b ftiletred mleimnm,indadiag apertmentsand af8eexTe augmentsstait endcas.Aadby by them.More than simply ret",othe.r ears seeb aa:reataurests,aaterlalamaet, also lacerperstiog dvk avkgious and evee,eo tP"Uble I'd a- "spas,o(Bcea and eFkceaters wdl empmp tu,theae'dey'ebpmeeb siwttu�h atie ld mwaventer,Its th.racler sad vitaktywktbe fyMker eoka tire,work,play oavlroomenia.lafui,we'll see lir�worfly -- aerelopngatstrategytbalyiek)eloag tammarkd rieFakry ' I main streets dealt have aealeupl beg{gnhg er ere are .fig from ' �It'saoteasy,but withihe right lea&andrehtloash(ps,the a h3farlared famthesormandWg commo"'Q graaaaD em 3�- ' A=. sidwiblorIndustrial uelghborhoatsln lrek6 the err`naoted.K uM�eg retell aad resMintbl Orthergm for be setdogit stile by �y� Bide.The grsater the early and cosdeuedh � wile-4..t." the pistils,the 6etterajutpped tliewholopnvtais �.�' thsHartrarae4 lanffa gaga , O "Culavathg WE [er boe sERCf Re "Bringing Retail Hommfefft)enehlg z � 2 �am2 zABxolt teporilog; South Wledwe;Cmueetkuy mtstdeHactfe d,is in many vray a typical New England town,with pioturesgeecobniathouses shrouded':by glauttraph,trees. -The pawing residential population makes the retail space-abig part of the But planning director MarctaBeeadt says there's onAhing South Wlodser pmaect-more viabW uev�bad,It Dever had avilkge green.,,__ ..' is s 4�,-- 3 New YorkTimee,April 30 M.MARCIA itNNAC$(Pla"D@ocm,South Wind6)gr _ re hbimrbs Waat l)ewutowaa'. A eoppegate.A,place there people could run m the without raoaelagto Audosrgeogtapbtessstar lsn'tsetup to dcth.L le. much aistate highways allwossing.There's festive pcdastnau orientation to # d .fail. Natie".0ablic lie lla,Septembarl,3806 �r Lifestyle Centers'Make Shopphiglrashiotleble" 24 SECTION 5.8.4 WR p � sue,. Add the following subsection: •Mbed use Is quickly establishing Itself.s distinct product type and a head c.Multifamily Residential Use shall he subject to the requlretmMa of Wet ly revdutioniziag the rail eskfe leadxtipe.Cood,inhig the elemeefs of this Section and the specific requlremarda of Paragraph 5.8.B,cA. .:residential,retail,*M-sad eaUrtdameal,:Mix d.Use pt•.oJerasarewceeediag tn.hotb urban and suburban suallods and air a globul smk." y�• Inter nallouaiCauneBof Shoppts, ,y,,,, "ZIIg6Lbonfexeaee ouMiud- Zoning Amendment-Residential Use in the GD-Zone SECTION 5.8.6.c.4 Add a now eubaxtton: Specific Requiremenq for Nuttifarn ly Residential Uses, SITEDESIGN The following additional objectives and st.Wiud.apply to atl muhl•family residential development in this Zane.Items dasignated as"objectives^are not mandatory but are provided In order to provide Insights regarding the Town's objectives. (1) Slte Design Requirements,: (o) Objective:The site shall be designed to Integrate the multi-family residential use with other approved uses(Including,but not limited to,retall, offce,and recreation uses)to achleve a village mixed use environment with the reaidmbal use in close prodmity,to adjacent commercial uses through shared roadways/parking,utilities,sufficient open space area, landscaping/buffers,strong pedestrian Interconnections,and related improvements. Zoning Amendment-Residential Use in the GD-Zone - - Zoning Amendment-Residential Use in the GD-Zone 3 a � r , THE HAWTHORNE AT GILLETTE RIDGEAW I kBozzurro i, �t IIIISECTION 5,8.6.c.4 ,� She Deafer Requiremarrts (b) Standards: 1. Each residential unit shall requlm a minimum of 3,000 square fast of land am witMn the site plus an additional 760 square lost of open space within the site Such open space may be for recreation Purposes(active or passive)or for preservation of natural features(aallands,wooded areas, open lawns,etc.)or bath. 2. The minimum size of a she development ares(witch shall be defined as the site area within boundaries shown ol the submitted Generel Plan of Development)to be used in whole or in part for muf family residerdlal use, inclusive of open splice,buildings,drl—ys and parkirg,etc.,for the reside n(al use and any other integrated uses,shall be 25 contiguous acres. Zoning Amendment—Residential Use in the GD-Zone M 4 EASTON TOWN CENTER n,+l i SECTION 5.8.6.c.4 i . $ite Design Ra p iremanfs j- NE (b) Standards,contnued: S$ 3. Ttw Plerhnin9 and Zoning Commission shall not approve ste plarw for muttsmity residential urwMn tM total sear devoted to muhifemlly _ residential use within the Bueklend Road Gateway Devalopmant Zone exceeds thirkm and one-watt percent(13.5%)of the total land area of the F Bueklaml Rood Calaway De atopmen!Zone as determined on the daEa of Speeid PxeeptionlGaneral Plan of Dsvelopmert application submission. 4. Parking WWI be provided at a minimum rate of 1.75 spaces per residential unit set maybe designed In open let parking,carports,or geragea.Parking spaces shall be a minimum of 9 feet wide by is fast deep.Perking spaces, In multi-story parking garages may be smaller,subject to approval by the PI mirg and Zoning Commission. a. A r=dm In the number of parking spaces will be allowed when the Planning and Zoning Commia,lon arms the reduetim to be In the beat GATEWAY Intereate.of the Town according to the requlrenwrts In Paragraph 13A.j, DEVELOPMENT �..., Zoning Amendment—Residential Use In the GD-Zone ._. 40, ZONE e'+' ir�i4►s 71 i t - i 5 THE HAWTHORNE AT GILLETTE RIDGE SECTION 5.8.6.c.4 6 Site Design Requirements (b) Standards,continued: ✓ S4# - S. Infrastructure improvements such as utilities,roadways,and related s improvements shall conform to Town design standards.Twenty four(24) foot pavement width for driveways Is acceptable and otter standards may x�Ai be reduced or w.1ved as dsared appropriate and approved by the Planning and Zoning Cornmleslon.All utilities shall be underground.Sidewalks shall a be required to adequately lyd—nect muiti-tsmlly residential development with other uses and also whatever deemed necessary by the Commission. Where in the Judgment of the Commission offe8e improvements to the municipality's Infrastructure pndudi ng,but not timfed to,Waste, sidewalks,storm drainage fadlBies,illumination,or other system)are required In order to minimize the adverse Impacts of the development on the Infrastructure,or to ensure the development will function adequately, such Improvemards shall be installed at the expense of the applicant. 4t?f1R tTO Zoning Amendment—Residential Use in the GD-Zone f e tee„fl a., a � 4 i I VhI i 10 SECTION 5.8.6.c.4 SECTION 5.8.6.c.4 Site Design Requirements Site Design Requirements (b) Standards,continued: (b) Standards,continued: 6. Roadways end utllitles:Urdees specifically noted by the.ppllanf at the 6. Bullets:Required buffers,in scoordance with Paragraph 10A,shall be It" ti of site plan appliatloo and specifically approved by the provided between the ale and any adla..nt single family lot.Where Commission,all roads and utilities within the residential site stall be land on this site or the adjacent tot a r.atrWW by a conservation owned and maintained by the owner of the site,an association formed to sasement,that end,at the discretion of the Commission,may be carry out malntenana,andnor the utility company. con.W..d to be.porlen of or all of the required buffer provided"the conservation easement was meets all 7. Solid Waste Disposal:Any solid waste stations(dumpsters)shall be of the buffx standards and requlmments as outlined In Section 10.4 of plead on a—eft pad,appropriately screened,and maintained.The thews Regulate— loostion and design of the sceeninglenciosure shall be shown on the plans submitted with the Final Plan. Zoning Amendment—Residential Use in the GD-Zone Zoning Amendment—Residential Use in the GD-Zone 6 THE HAWTHORNE AT GILLETTE RIDGE Imam Y.,.. i r= 4 3 SECTION 5.8.6.cA Building Design R-luiten—ft (.) ab*gw: BUILDING DESIGN Buildingsprovide Infix lt.chau tans cal,r psgams VW provid.visual I�..t,rt Ixman.cale,r.dam building mining to midangd.cab,and r.c Wg—both sued and N—E.&M dw-W. Th. W.M.in th.idia dng sbndard.shdt b6 integral pens cf th. buikgngde.ign. Zoning Amendment—Residential Use in the GD-Zone Zoning Amendment—Residential Use in the GD-Zone `I 7 SECTION 5.8.6.c.4 Building Design Requlrenwnb (b) Standards: 1. Rooh:Roofs still W IdanNtbble with root pattsms normally n In r multi-family residential structures In the local and New England area and 'r considered to be part of an architectural period design 2. Roof-top mounted and at-grade Installed mechanical equipment must be Installed,screened,and/or located so the equipment is not visible from streets as defined in these Regulations. g^` Zoning Amendment—Residential Use in the GD-Zone &BOZZUTO EASTON TOWN CENTER SECTION 5.8.6.c.4 Building Design Requirements k (b) Standards,coalnued: 3. Mousing unit types:The site shall include a mixture of housing types 3 . Including residential only bulldings,buildings containing comma use Yid facilities with or without residential units,residential units within the + me building as other uses on the site(such as retell use with residential units above),and units that allow the occupard to also conduct a small business within the unit pivehrork units). a. Uvelwork units shall be equal In number to at least six percent(6%)of the total number of residential units on the she. b. The number of residential netts located above a non•residatial use stall be equal in number to at bast twelve percent(12%)of the total number of residential units on the one. 4. No more than 36 residential units shall be Incorporated into any single building. Zoning Amendment—Residential Use in the GD-Zone t OM0 n rns,ewa�ea. 8 MATERIALS AND COLORS Zoning Amendment—Residential Use in the GD-Zone SECTION 5.8.6.c.4 SECTION 5.8.6.c.4 Material and Coors Material and Colors (a) Objective: (b) Standards: Exterior building materials and colors am a sfgnifloaM part of the Nsual Impact of a t. Predominant extedw building materials WWI be high quality building.They must be mothotleally pleasing,use materials normally found In materials and may Include,without limitation: residential construction in the local area and New England,and,where appropriate, a• Brick be compatible with other residential construction in the local area. b. Native Stone o. Clapboard d. Shingles or shakes a. Wood I. Cemenbfiber siding board g. Cultured stone Zoning Amendment—Residential Use in the GD-Zone Zoning Amendment—Residential Use in the GD-Zone A w_m__N 9 ql rim SECTION 5.8.6.c.4 Material and Colors (b) Standards,c ntinuad: 2. Back and side facades of a bulkflng shall contribute to the pleasing scale features of the building and shall be integrated with the front tagade by featuring materials and characteristics similar to the front fagade. fi a 3. At lest twenty percent(211X)of the total buidirg elevation surfaces shall be finished with brick,natural stone,cultured stone,or other approved masonry. Zoning Amendment—Residential Use in the GD-Zone 1Bt MTO J A Y� APPROVAL PROCESS .. Zoning Amendment—Residential Use in the GD-Zone TOWN STAFF APPLICANT P&ZCOMMISSION SECTION5.8.7.2 f------—--L--------- r P.etlmlaary visa I b, it is recommended that tha applicant prepare a set of Preliminary Plans for an Initial meeting with the Commission. The purpose of the meeting is to provide an Informal opportunity for the applicant to obtain the adhAce and assists"of the appropriate Town Officials before preparation of the General Plan of Development and a Final Plan. The Preliminary Plan shall be in conformance with Paragraph 8.1.1 of these Regulations. Zoning Amendment—Residential Use in the GD-Zone 10 ! t SECTION 5.8.7.2 SECTION 5.8.7.2 Requirements: General Plan of Development:Within the Bucklald Road Gateway Development Upon application of the owner of the land or the owner's duly authodrod agent,the Zone,development involving multifamily residential use*hull require Submission by an applicant and approval by the Commission of a Special Commission may,In appropriate canes end subject to appropriate Exception in accordance with the requirements Wow and a General Plan of modifications and safeguards prescribed by It,gram a Special Development for the particular site.The Commission may require a public Exception/Gaurel Plan of Development approval for muRFtamity residefWal i hearing on any application, development,subject to the requirements of these Regulations. The General Plan of Development shall conform to the requirements of Paragraph (1) Special Exception Review Criteria.Applications for multi-family 8.12 of these Regulations and with its,raquiremenis of this Section 51. residential use may be approved by the Commission N N determines that: Zoning Amendment-Residential Use in the GD-Zone Zoning Amendment-Residential Use in the GD-Zone L TOWN STAFF APPLICANT P&Z COMMISSION ----- SECTION 5.8.7.2 I- L--------- I-----Preliminary Plan t - --- ---------I (e.) Traffic impacts will not be dahimemsl to the surrounding area. (b.) There will be minimal adverse effects on existing uses in the area; _ (c.) Surrounding properly values will be conserved and the character of the General f ' abutting neighborhood will net be unduly disrupted; Plan (d.) Impacts will not be detrimental to the capacity at the present and of L proposed utilities,drains"system,sidewalks and other clamed*of Development I,n the infrastructure; ••-, (eJ The location of the mord-famity residential use is IN.reasonable 1111p1g ylited. r---- ---, proximity and appropriately Interconnected to eommercisi,retail,office craw I Publk Nearing I &pobijs` Review andAr recreational west (f.) The multi-family residential use has been designed to meet the legal ! wrglaMs�sar«Rsara-. mrinxrte**earn requirsmants for the disabled; s'?�,y;a,sv�� F:rrmayt..tsa,ar. a.wxrrearxn.awMr, (g.) The architeciurol design is a**thaBWtyplaaNng and maeU the :raw,*a�iiwmc, - �"t'�P"n°"• requirements of Seat-5.8-SnA of thda RegulMbn; 'aeM.a aasa.. r. (h.) The proposed multi-family residential use*hall be appropriately buffered from adjacent residential uses;and (I.) The application meets the requirem*ms of the Zoning Regulations. Zoning Amendment-Residential Use in the GD-Zone TOWN STAFF APPLICANT P&ZCOMMISSION iI---------L--------- TOWN OF SOUTH WINDSOR ---- Preliminary -- PLANNING&ZONING COMMISSION General Plan ;;;_ , of Applicant; Evergreen Wally LLC Jy Development / Presented bv: kavlev-erkvia: r---- - �Ma noes i Publk flea I a I if !tom Alan Lamson,ATA,AICP FLB Architecture&Planning(Overview) Prardr awlaar`�wn,re: tpkk, u+uneasrwnaraew„ Frwxr,��"a,�i,y°'°„s„s:: Stephen Mitchell,PE F.A.Hesketh Associates(Traffic) r,rnmav:ee as..wr, usxwamn.wevre - aaaxaalrw{r«ue wnbbq P,:Iwa'/b MFe'„w. x.a,ln.avteawPv *.aao.aaarorvroerer.a,- John Mullin,Ph.D.,FAICP Mullin Associates(Fiscal Impact) Tom Baum,President Bozzuto Development Group(Development) \� Final Ske Plan �/ Approval Proces I--P-1---arbp-- I PRESENTATION September 12,2006 Approval*1 Final Site pan For Multifamily Residential Use 11 6B NEW ENGLAND REAL ESTATE JOURNAL•BROKERAGE DIRECTORY:APR L 29_MAY 5,2005 • •N... eWZ0` _ • nag re ations needed for- h e _dramatic Chan es m- d_ _ g emogracs . p William tical slum"high rises, is the dra-. • •younger households push for borhoods. We will need to entice matic changes in our demograph- 24/7 cities. _ ics. developers to build them with eco- By20 • Those entering the 24/7 nomic incentives. IfIamtryingto ` • 30tlieWpopulationwill workforce will influence our ur- develo a former increase 33%-=1.25°/./yr. for.25' ban cities. P industrial site 0 years! - - into'community housing and cur- t will b •The 77 mullion baby boomers rent zoning regulations allow for e 94.milhon more will lead a"wealthier effect". 100 units,why don't we increase f people-376 mullion total. . . e l. . •US re estate is still the cheap- -that to 120 units ifthe additional20 • 300 billion s/f of space.will est real estate in the developed are workforce units affordable by grow.to 427 billion s/f. world(both the bricks and mortar teachers,-firefighters Last'.week at a Counselors of • One-third*of the new s/f(42­ and the land). , Young po- RealEstate(CRE)meeting in Chi- -billion s/fl will be in Florida,Cali- licemenandlibrarians nottomen- cago,the heard many predictions, form All these and Texas, tion retirees). hese demographic trends are The current system is not work- butone ofthe most interesting was •Families with children will.be and will'influence the,built eavi- ing.We are notcreating mixed use on a public private joint venture to. .less than 25%of households. ronment. The mobility and wealth walkable neighborhoods. We iso- teardown 1,300 units of high rise •.Halfofbabiesborm in the US in of.the younger_workers will put late-users.so we end up driving (10 stories)public housing and re 2005 will be Hispanic. :. financial pressure on seniors from from home to work,to shops or to- place.it with low and mid rise at-' '-Marriages are now deferred 7- '-55to 105:Wewillneedtogetvery school: The builtenvironmentis a market,tax credit subsidized,-and 8 years. creative, very quickl to idea' Y tlfy : complex system and it will cake Chicago Housing Authority rental • There is a demand for more. models for buildingeconomically quite some time.to.iecast_our ap-e= housing gm gh g , g units given-smaller fami-_ inte tednei borhoods.We can- proach.`_Tlie-urban-coresof De- no dismal failure ofthe"yer-. lies: -- ---- - _ -_ _.._� not zone or regulate-good neigh--troit,.Pittsburg and gt.'I,oius.are Some communities have tried to In Chicago to build the newt losingpopulation while the sub- - American village from the-rubble., p P break out with performance zon- of a dismal 1960's hi nse public urbs are swelling with single fam- ing.'The results have been mixed. n il. detached homes on fourth or housingprojectthreecompanies,a. Y Some have been fiscal successes not-for-profit and two private,de- half acre lots where the occupants and aestheticdisasters.Manynever. P P ' -must drive to eve y voted one senior staffmembeteach everything. ... reilly..got:off the ground*because, for nearlytwo ears. The mayor This is where experiments like thestrategy(economicvitality,fis-' Y Y the new American village de- delivered dozens of changes from g (. cal stability and alternatives to the city and HUD put u a scribed in the first paragraph)need tY P p ,$1.7m. to be expedited, touted and emu- sprawl)wasn'tuaderstoodandfully, grant over three years to see if lated. Not everyone wants to live integratedwith all thestalceholders: things could be done better. Three D'. (landowners,developers,.contrac-' miles southoftheLoo in a city but everyone wants to live p in Chicago tors lenders consumers andbuild- in a neighborhood—whether it's - the results are just now coming out ing officials). If it was easy every- urban,suburban or rural. . one would be doing it! But it is not: of the ground. If Chica_go can do it The iron glove of zoning and then Manchester, Portland, t and encourage those in both the _building regulation is so strong, and therefore need to support Lawrence and Pawtucket can do it. . even public and private sectors that will ers g the best developer§and build- Even though it was not invented et weary and simplygowith here,why reinvent the wheel? the flow to get the project•built. '- What we have been building for the.past 25 years for the most Planning;zoning and building of- part does not work We all need to Bill Norton is resident of Norton ficials administer and enforce the agree to agree to try-somethingP rules as the are:wiitien'b . the Asset Management,Manchester, . Y - Y new. N.H.In addition to his active politicians:For these staffersthere brokerage work,he is a Counse- -is-little if any'iricentivg-tomthink_ for of Real Estate(CRE)and on outside the box;.to b-e creative,to the board of The Initiative for a -turn-the--systein_on.its_�head'and the b Vision for Concord, for promote incentives in lieu ofcom- • plianoe with.currenH. t regulations. .. -._:- _.._-..._-.... Y - _ .___ �_�..�...r ..ter..... ... •.. WWVV� The Hartford Courant )Friday, April 6, 2001 A Case For.Housmg outh Windsor oTX44S should not be'so Mpps,a partner in the South Windsor proposal,de- quick to throw cold water on a developer's veloped much of the BuciCland Hills mall area, Plans to Include housing in his proposal for which has housing nearby. a232-acretractneartheManchestarbocder. Theexstenceofareadypoolofbuyersoftenhelps The site.near the new Target and Lowe's stores, to attract businesses.especially retail shops.Also, is in the Buckland Road Gateway Development by drawing some of their etaployees Ikom among zone,whichputs primary PM41�{Q on commercial nearby residents, businesses can reinforce an uses.In preliminary disamions w th area's economic strength.- South Windsor's Planning and Zon- �-�,rn �}, As W. Lamson explained to the ing Commission last month,architect V U K OW*NS commission,the development would Alan Lamson oudiu d a proposal that -- — -- have a "campus"feel.to it;-enabling includes a = of retail, office and peoplato walkto and from the various multifamilyhousing. - components.In the absence othous. It is not altogether surprising that ing.the viability of the other con3dtu- 'commission members would be cold SOUTH WINDSOR eats=ybe wtakeued. to a housing element.Resldentj4 use Commission members should also brings in less revenue than commercial and re- consider that s4ate economic development officials , quires more services.Besides,housing translates seethe Bucklandproposalasaaescellentcandidate into more children in the town's schools. Inr a residential component •Eva9thing conskkred, however, their opposi Clearly, there is'room for ovm*mise here.A tion is shortsighted.Developet s now recognize that' zoning revision would be required to include hour: Including housing In a commercial development -ing.Rather t&n oppose:a residential cmmponent;. .j makes social and economic sense.For one,it pro. con+t";ssion members might dobettertnaskthede- 1 vides a captive clientele fbr the businesses.Richard velaper to limit its scope. )an 31,2DD5 REAL ESTATE MEDIA Products I'VotieStRETAIL Headlines -� Fortunately,there are already successful models everywhere. In revitalized urban Bringing Retail Home neighborhoods,we see that living above the shop really does work(and always has) By Jeff Gunning under the right conditions. In thriving new master-planned communities,we find that if January 31,2005 cities, planners,developers and designers work together from the get-go,the right density, pedestrian flow, scale and tenant mix can make complex mixed-use Lately, my colleague Tom Brink and I have found ourselves development viable. chatting in corridors, over lunches, and in each other's nearby offices. Because he's primarily a multifamily residential architect Even in traditional-style shopping centers,we see developers increasingly varuin Jeff Gunning and I typically design retail environments, our hectic schedules ncreas9 Y g links ks and heavy project loads have often prevented us from interacting to public transit, offices and residences that make shopping a more natural and as-much as we'd like. convenient extension of people's lives.Inside the stores themselves,we see retailers hoping to extend their shoppers'stays by embracing and communicating the"living" But over the past couple years we've had greater reason to make an effort—to sit in on aspects of their brand. each other's meetings with clients and consult one another at various stages of design. y It's not easy, Our boards are filled with mixed-use projects that draw on both of our fields of expertise. , but with the right tools and relationships,the rewards are endless. Bringing We attribute to a merging in the markets and the changing consumer landscape.Around retail and residential together goes far beyond setting it side-by-side. Instead, it begins the country and at•every level of design,developers, municipalities and retailers are with what Tom and I are currently experiencing.The greater the early and continued increasingly seeing the value of integrating shopping and livin interaction of those who understand the pieces,the better equipped the whole puzzle is g Y g g g PP g g to thrive. As consumers, home is more important to us than ever—and our definition of home is . Jeff Gunning,changing.We're investing in nesting,and consequently we spend big bucks on home construction grm,A, is a vice president of RTKL, an international architecture and improvement.Although our homes increasingly reveal a desire to escape(such as more luxurious bathrooms!),we also feel a renewed interest in being close to the urban hubbub. Nice hardwoods still sell, but now so do walkable distances to Starbucks. Shoppers now expect a sense of home where they shop.They expect convenient links to their workingand livin• environments.The expect smart, sustainable growth. For 9 Y P retail developers and designers,this has translated to a reason to de-mall the mall. We're seeing open-air lifestyle centers, hybrids, and shopping centers that make better connections to transit and surrounding development. Down to the smallest detail, whether it's a cafe spilling onto the"street,"a public plaza,or a canopy and comfortable furnishings, an urban-style sensibility and the authentic feeling of home are proving to be critical components of today's most successful retail developments. But what's next?How will this new retail DNA influence the most successful retail developments of tomorrow? They will succeed by taking these"living lessons"to the next level. Over the next year, we will see more mixed-use projects not only integrating residential spaces—lofts, apartments,condominiums, houses—but being driven by them. More than simply retail, 1 other uses such as restaurants, entertainment, spas, offices and civic centers will crop up in these developments,creating holistic live,work, play environments.In fact,we'll see live/work/play become a development strategy that yields long-term market viability and sustainability. The Magazine for the Retail Real Estate Industry N -CEN ER DAY .. 0 P1 0 T s To 11 Aok �11/lr renters add ho es rt n1xa z � � . Ar BY STEVER;McLIN DEN ° Retail real estate evelopers are:al ing that people rikapt that there wuig desir desxgne�, mare as eager tom ��en rits at their ce ens these days aspe co to tFinirlders are incre2fstnglyrincorporaY �restaura siffereii ., ait jon Trig homes.: �hetr `retail tz�evelopments• �� .�;,. ' Not only r +�Assoc aces and it ttmg�cdgeil k � e ,iJrbanis a 9,1 , �als uch . ionaCmall E rev�pers_as a ,Proeztp t r`dupparid?' a rowt -. rb�pert tr. ng `ousmg* $ �zhheir�n �>` � • `` o believ Ride "gym,gpnt oing• to. eco W �shoppinp ma 1. General: •r 1 dhn:V rr ll KS.D&LIIrTl� e�a,$ , hceathere. s ket$'an ace orhbm wen 'tlie. mistryterpjact, o rve here Re t e ;In o pe a na,Row d location : dA esi '� t denial can m �practicall tably,. i ain,a se i ent f o usinge S esta.a expetts Its beeom eaten Itotg r' S oMEPage34� said CityPlace spokeswoman Jennifer Sul- Md.—based REIT developed such high- Neiman Marcus stores is driving the livan.In fact,she says,demand for perma- profile mixed-use communities as San- planned expansion of General Growth's from page I nent housing in the community has tana Row, in San Jose, Calif., and Beth- Natick Mall,but the Greater Boston proj- what you are seeing is higher housing become so acute that nearly all the sever- esda (Md.) Row. "And today couples are ect is to contain a pair of new luxury con- values in these developments." al hundred apartment units built there also getting married later and having kids dominium buildings as well. Housing is That's certainly the way it worked out have since been converted to condos. later.That translates into a young urban also under strong consideration for some for the original owners of the condos in Occupancy for residential space in professional demographic, without kids existing properties in Hawaii and in the Tower Condominiums in downtown CityPlace is a lofty 98 percent,while retail but with money." Virginia, near the Washington, D.C., West Palm Beach, Fla. They bought space is 97 percent. Town center residential development market,says Bucksbaum. their units in the $200,000 to $250,000 creates a 10 percent to 15 percent rent Further,General Growth absorbed sever- range in 2000, when the mixed-use Homing instinct premium, according to Federal Realty. al retail-residential community develop- CityPlace community, developed by the Demographic shifts are paving the "Plus, you are creating density and more ments in its recent acquisition of The New York City—based Related Cos., was way for such hybrids. The average U.S. value," said Briggs. "And because this Rouse Co., and Bucksbaum says the firm in its infancy. household has declined from 3.1 mem- land comes at a premium,the more things has no plans to sell those off. Over the four years following, they bers in 1974 to 2.6 members last year, you can put on the site, the better." "Conceptually, I think the idea of hv- watched as designer apparel stores,jewelry according to the U.S. census. Sub- Many retailers "have quickly figured ing, working and playing in the same shops, sidewalk caf6s, theaters, residential sequently, empty nesters have sought out they needed to be there when resi- environment makes sense, both from a and commercial lofts, and other upscale more-distinctive urban nesting grounds, dential started joining other commercial smart-growth point of view and in qual- elements sprang up among the colonnades observers say. uses," said Daniel Fasulo, an associate at ity of life," he said. "Whether or not it and fountains of their European-themed "Instead of retiring to Florida, a lot of Real Capital Analytics, a New York always makes economic sense is another town-center habitat. They also watched baby boomers may want to retire to a City—based real estate research firm.Even question." their condos surge in value. community in the city," said Donald some big-box retailers are starting to get Simon, too, is deviating from its retail- "Right now, less than five years later, Briggs, development director at Federal very active in the urban environment." only norm,with the Coconut Point Town they're selling them for around$400,000," Realty Investment Trust. This Rockville, The inclusion of new Nordstrom and Center it is building in Estero-Bonita rl �pnngs;on the t iorida(tilt Coast.Up to With its enormous landmass,Stapleton 400 residential units will be built there, has a wide variety of entry points and gen- including luxury condos.Anchoring the erous freeway access,says Gleason. 1.2 million square feet of retail will be ULI's Mcllwain notes the desirability of Barnes&Noble,Dillard's and a Muvico New Urbanism retail clusters near a high- megaplex. way or busy thoroughfare versus those Simon spokesman Les Morris says the with the retail in a town center away from firm"has taken baby steps into mixed-use the highway.The latter"often struggled up until now." Company president and because they are too dependent on their COO Richard S.Sokolov said in-a press own housing,"he said. release that the Coconut Point makeup Federal Realty learned a different eco- .- "represents our best thinking relative to nomic lesson when it started building the creation of a mixed-use,Main Street urban mixed-use communities. In the 'environment." Coconut Point is sched- beginning, the firm took on develop- hied for completion by 2006. ment and operational responsibility for the residential components as well as Build, sell, build ... the retail. "In Santana Row we found In Canada, Cadillac Fairview Corp. is that residential investment took a lot of including 1,500 apartment units in its time, a lot of risk and a lot of invest- ; r• redevelopment of Don Mills Town ment,"said Briggs.Now the firm is con- Centre,in eastern Toronto,in response to tent to parcel off the residential compo- a heavy demand for residential property nents to a separate developer and is bat. there(see story,page 29). ancing its portfolio by acquiring centers At the vast, new, 4,700-acre Stapleton with supermarkets and high-volume mixed-use development in Denver,"resi- value retailers as anchors. dential has been selling as fast as it can be i built,"said Thomas Gleason,a spokesman Creating community at the Denver office of the project's devel- With Santana Row and Bethesda Row, Owners of the Tower Condominiums,in West Palm Beach,Fla.,saw values oper, Forest City Stapleton."We've even which opened in 1997 and 2002, respec- skyrocket when stores at the mixed-use CityPlace project opened up next to it. had to implement a lottery system because tively,Federal Realty's retail formula was of the demand." to first establish strong service compo- way toward making it a self-contained Va.--based REIT that specializes in Stapleton,which splits Interstate 70 at nents within a one-mile radius of the community.More than half the patrons of urban apartments. the site of the now-defunct Stapleton housing.Then it would add entertainment its Marvelous Market, a gourmet grocer i International Airport,-will contain 12,000 components,such as cinemas and sidewalk on Bethesda Avenue, also live in Greasing the gears residential units as well as 3 million square cafes,and lastly it would back-fill the bal- Bethesda Row. "And most of them are Mixed-use urban projects are tough to feet of retail distributed among several ance of its lease space with some of the fairly affluent,"said Tom Derecskey, the finance because they have so many mov- centers of various formats by the time it is most recognizable local retailers and assistant store manager. ing parts,says Mcllwain."From a develop- built out, in about 15 years.The homes national lifestyle tenants."We're not just The most successful New Urbanism res- er point of view,it's more complicated,"he Q1 go for about$100,000 to$1 million.A creating a mall on a street,"Briggs said."It idential development occurs in areas with said. "Very few lenders will finance the Bass Pro Shop and an 18-screen Harkins is a community." tasteful streetscapes and ample off-street whole package. Your retail underwriters theater will anchor the planned 1.3 mil- The mix at Bethesda Row, which has parking,says Mcllwain,adding that when don't understand housing,and your hous- lion-square-foot NorthField at Stapleton won the Best Block award from The projects are designed around transit stops, ing underwriters can really dislike retail. retail center. Congress on New Urbanism,goes a long residents and retailers can both enjoy They are such totally different markets,yet 1 enhanced property value. they can work together so well." In fact,more than 100 so-called tran- On the flip side,more banks are realizing sit-oriented developments have already that mixed-used spreads the risk around the 4- been built across the United States,says a risk,says Real Capital Analytics Fasulo."If t� report by the Transportation Research you build a 500-unit apartment and the Board and the Federal Transit Admini- apartment market goes south,that's it.But if - stration, and at least as many again are it's mixed up, the risk is mitigated." being planned. Although such projects create logistical hut- Once relegated to busy commuter stops dies,profits in these markets can override in urban areas,these transit oriented proj- any additional expenses,he says. ects create numerous niche retail and res- If anything,McIlwain says,developers of r idendal mixed-use opportunities, the mixed-use projects have erred in building �,. study says,and the U.S."is in the midst of too few residential units.Valencia(Calif.) a sea of change when it comes to linking Town.Center, which contains offices, a transit and urbanism." hotel and a 790,000-square-foot regional y I One such project, Avalon Chrystie mall, has only a few hundred residential i• + Place, in New York City, will feature units.Mcllwain acknowledges that the cen- % ' 712 high-end apartments and 138,000 ter is successful,but he insists that"it would square feet of retail.The project is going be a knockout"with more residential space. up above a subway stop between It's no surprise that urban residential Chrystie and Bowery streets on formerly and retail are mixing well, says Briggs. _= I city-owned land.Slated for completion "That's the way our cities were built for this fall a 60 000-square-foot Whole hundreds of years and the way we lived Foods supermarket and other retail ten- until people fell in love with their cars," --5�•" -. thin ants will join the rental units,which are he said. "But the biggest6 to y 80 percent market rate and 20 percent remember is choice. When cities pro- CoConut Point Town Center in Estero—Bonita Springs,Fla.,well offer up to 400 low-income, according to AvalonBay vide their citizens choice,it creates great housing units and 1.2 million square feet of retail when it opens in 2006. Communities, an Alexandria, urban environments." ■ I r BY YAROMIR STEINER CEO of Steiner+Associates. Goodbye SinglemUse The traditional regional mall is being replaced by mixed-use urban patterned open-air town centers. Peer over the drawing boards of today's most successful real estate land planners, desigtlrs and 'he cat gory that developers.Listen in on city and township P, - ring board meetings. Follow the scent of afresh- 1 e ate to ly brewed Starbucks coffee and one thing be- the `dance' in this comes clear, single-use retail environments, whether malls,power centers,lifestyle centers or �neighborhood centers will soon be the exception M1XCd__1USe rather than the rule. This inevitability is perhaps most apparent at approach will be the . the regional mall level,where malls have progres- sively been replaced by mixed-use town centers. power c e r ; r. First, we saw the introduction of leisure time uses like cinemas, restaurants and comedy clubs into the retail mix, excellent examples being Horton Plaza in San Diego, Calif., Irvine notch, based on both human and commercial Spectrum in Irvine, Calif., and CocoWalk in logic,and we saw new open air layouts that em- Coconut Grove,Fla. bodied traditional urban patterns, such as The The integration of these uses was turned up a Grove in Los Angeles and Easton Town Center in Columbus,Ohio.Next,office space and residen- tial units appeared above the retail,just as they had generations ago in downtowns across America.Examples include Zona Rosa in Kansas City, Mo, and The Greene in Dayton, Ohio. Today, this is clearly the pattern: the traditional regional mall is being replaced by mixed-use urban patterned open-air town centers. Furthermore, this trend is already apparent in another category:the lifestyle center.Projects like Bel-Mar in Denver and Santana Row in San Jose, Calif,illustrate how well lifestyle and specialty re- tail can work in harmony and synergy with leisure time uses, all brought together under the open-air"roof"of a mixed-use,urban-patterned neighborhood center. It's not over until it's over Look next for the grocery store anchored neigh- borhood center to adopt these development principles. We believe many communities will 270 May06 RETAILTRAFFIC - — I start viewing these retail environments as a way is mostly due to-the rigidity of the grocery store f to create mixed-use village centers. In "stay tenant standards. by home" fashion, these village centers will in- corporate restaurants,apartments and offices in a Late to the dance village square setting that can function as the The one category that will be late to the"dance" urban hub of the neighborhood.Although the in this mixed-use approach will be the power idea is not original,there are presently very few center.The challenge in large part is one of scale; such applications around the country, Mashpee the physical configuration and sheer size of the Commons in Cape Cod,Mass.,being one. This stores. There is a reason they acquired the label "big box," However, we can see forward-thinking large tenants such as Target and many of the smaller chains such as.DSW,Old Navy or World Market finding ways to fit into sub-regional urban hubs, ,- staying convenient to the housetops that they so desperately covet. At the same time their irreducible brethren such as Home Depot,Wal-Mart and Costco will �. move into more industrial neighborhoods,acting - mostly as distribution warehouses. The urban imperative resurfaces. In all cases, this is simply the recreation of the traditional hierarchy of urban hubs,as they exist- ed in older large cities. Unfortunately, in the a rush of building America during the postwar - boom across a backdrop of exclusive use zoning, we abandoned forms that had served us well in the past. 72. We did not take the time to create these mixed-use suburban, neighborhood or village t� I hubs, which would have served admirably as ,• satellite hubs to the original downtowns of these growing cities. • «- The present trends are simply societal and market forces correcting the urban planning y� omissions of the 50-year period following the end of the World War II. it Whether the commercial logic of single-use j retail lost its way,or it was the maturation of con- r sumerism,or the quest for a more enriching life, the pendulum is swinging back; the centrifugal t force of stand-alone retail has played itself out. r., As a result,we believe every retail hub,whatev- + ' er its scale,will be a candidate for reirrvention and i r, densification, sooner rather than later.The devel- opments of single-use retail environments as we know them today will be a thing of the past. RETAIL,TRAF FIC May06 271 NAtWNAt REAL ESTATE r�� to.r Why Apartment Owners Should Be Optimistic By Doug Bibby Mar 1, 2005 12:00 PM American lifestyles and housing preferences are changing in fundamental ways that will make apartment living fashionable once again. For the past 50 years, the desire of families with children to live in sprawling, suburban neighborhoods has driven American housing markets. But now, those families account for less than one-quarter-of households In the U.S., terraserver.com and this proportion shrinks each year. In their place: A swelling legion of young professionals, couples without children, downsizing empty nesters and single parents tile laader in cllhl'ilp who are drawn to the superior locations, conveniences and flexibility that higher- density housing offers. Fed up with long commutes and bedroom towns with no sense of place,the new American families want more vibrant communities where housing,jobs, retail and entertainment are all interwoven.The demand for higher-density housing, such as apartments, will hit new highs by 2015 due to an influx of: • 78 million Baby Boomers who are downsizing; • 78 million children of the Baby Boomers graduating from college and entering the workforce; and- 9 million new immigrants. Communities that want to attract the best— young professionals, knowledge workers, the creative class, vital municipal employees — need to offer them the vibrant neighborhoods they desire.To do that, they must embrace velopment should create a new appreciation for apartment living. higher-density housing.This de Desire Meets Need Fortunately, this change in lifestyle preferences is happening just as America faces a looming housing crunch with the: U.S. population projected to increase 33% by 2030. In the past, towns accommodated new residents by growing out in a sprawling manner. But this has created bedroom towns where residents endure long commutes, and cities struggle to cover the costs of servicing their far-flung citizens. s of In their search for alternative,the need to extend utilities, highway, police,a d firetprotection rfarther and I e farther development. First,, it eliminates away. Compact development can also jumpstart local economies. In many cities, businesses are their employ not because of strict regulations and high taxes, but because the community lacks suf c 9 sufficient housing, companies relocate and towns lose out on valuable consumer spending and business income. tional sales Higher-density housing can also support hou es and apartments within a 10-15 minute walk can suipport lively tax revenue. Adding 1,000 to 2,000 new work/live/walk districts and public transit nodes. c�2 RE wr,C THE NEW YORK TIMES,SUNDAY,APRIL 30,2006 -�` NATIONAL PERSPECTIVES. Suburbs Want Downtowns of 'The ir Own. � with three bathrooms and two bedrooms. "Our suburb wss in search of a soul,and •; ': `"" — wanted a downto "said Mr.Fink- ] •y r; they coil, 9 elstetn,who is also a City Council member: -' -\ '•";' i He admits that he gem some ribbing fr6in his children."My son teases me and calls'a instant urbanism"he said. T Nonetheless,he and his wife say they fldd themselves walking more,to restaurants - - coffee shops and movies."It's hard to l e stressed when you'rewaucing." Both city officials and developers emptig- size that community hacking is easantini to a successful redevelopment Both St Louis Park and Burnsville spent years llstening�to residents about what they wanted and what they did not want before ground ever bmka When I say we had a hundred meetings;1 ' mean we had more than 100 meetings;said Mr.Jacobs,the St Louis Park mayor.Ttikt,. �. oak s + - kind o[participation es the use of soipl Y SEEKING DENSITY times unpopular powers,like the threat 6r Excelsior&Grand,left,a development use of eminent domain,more palatable. „",�,•,,,,,,,,�., ^,�„ ,,,e,w ..�,,, Both titles also has a bit of good ludo: in St.Louis Park,on the Minneapolis They were well positioned when the condor. border.Above,Pat and Jeff Jerde, mintum market began to boom. 1 who moved from,a larger home into indeed,the St Louis Park project was b le- configured to greatly increase the numbi`r a condo in a new area called Heart of of ownerocoupied units as trends shifted, 1 the City.Below left,the foundation for said Bob Cunningham, Principal of the Minn. TOLD Development Company,the lead[Pe a new condo in Burnsville, veloper. 'L Developers have also learned a tWng br While the risk that the project two about the urban-suburban condo mat- , Heart of the kat:Buyers generally want units that itte For city officials By KEVIN MAKER. City is a response concerns of its could falter was real,the risk of all on one level.In one phase,for example, to not doing anything was also TOLD was marketing four units that hid p citizens that Burnsville.lacked a' to Tom Har- two levels,despite the advice against it byes BURNSVILLE,Minn: community gathering place. The, great, according meNn ,the city manager for St.' national marketing firm. AT AND JEFF JERDE raised their land had been slated for a down- B ty None were reserved; none were p*� I ^� q town since the earl 1970's,but the Louis Park. chased;'said Mr.Cunningham.The aevel. !V two Solis in a 6,000-s uare-foot home in development of ay 1970'sal mall, - - "First-ring suburbs, really opei spat them into eight units,each on one 1 this booming suburb about 20 miles Burnsville Center, in 1977 shifted _''':'� have to fight to stay relevant level a�ilth of downtown Minneapolis. After the " and to stayvital;'Mr.Harmers- h n also imports"[for developers w price moved out the Jerdes were ready for the retail center of gravity avgay, r s °'r t 6 the units so that homeowners nearby—par- z,v y ing said. There has to be con- titularly empty-nesters—can buy them J. he big move downtown. said Jenni Faulkner, the city s t;d stant attention to renewal to y community development director, r1 with the equity thEy have bout up ni their o_C Downtown Burnsville,that is. The city has currently approved compete in a rigorous market. houses,said Wallace Johnson,President of rd „The latest thing in suburban development some 628 units,and about 196 have ; Cities like St Louts Park have to the which is develo Companies in Apple e. :4 i Y"something very old:city living.For a va- �'' do things to give people a reason which b aevelopkig units in Burnsville. :i been completed. Another 191 are — �rt = Indeed,Stonebridge came into the project ety of reasons, a handful of suburban under construction. (Some of the " ti. to live gild do business in our after a previous developer pulled out—the (,areas around Minneapolis-St.PtiuI have be units h1 the project are rentals,in• .«�. community." firm had ambitious plans for a very upscale ambitious plans to create town centers, w r w One factor that is common to project"You have to price where people gun P eluding some that are subsidized) `;1 ,s all the projects is demagraph- are selling:'he said."I don'[think Bums r(}`;ith pedestrian friendly sidewalks,condos, The growing residential popula- 'w, " j villa is ready for$700,00p condo unitS." taurants and shops.If it looks like a city, tion makes the retail space—a big ' ics:empty-nesters who are tired Although the Twit(sties condo market Is 9t gll,itissupposedto. part of the project—more viable. Phmoars by6aaGarvintorTheNawYort7lmas of maintaining their suburban showing clear signsof.aglut,othersubur- 11u,-We've always been intrigued by the ur- There is space in Heart.of the City for an Downtown developments ate not confined homes and do not need all that space any- ban Cities like probably follow the path set "ban environment,but I didn't want to raise upscale restaurant,although it remains va- more. by clues like Burnsville add St Louis Park, or- my children in that,"said Pat Jerde,a dint- P to the suburbs that took off In the 1960's and Phil Finkelstein and Barbara Bank raised developers say.' P cant.A proposed 1,000-seat arts and theater 70's, however. Like Burnsville, St. Louist. we are the poster r�dlthis new'ie irer,who has run a private art school with her center, if approved by the City Council three children a an Louis Park t a large. banbm;' 's able.YCunninghamm seta 'we're ;}asband for 15 years. "I wanted them to might be the catalyst that brings a top res- Park first began the long process of crest- house next to wetlands and a yard that gen• i moving it's doable.You'll see'more add p taurant Ms.Faulkner said ave a yard." ing.its downtown by holding community erated dozens of bags of leaves each fall. more communities" t ties^doing i Yet a loft In the artists' enclaves of St. Other so-called outer-ring suburbs — meetings in the mid-1990's. But St. LOUTS Their children were leaving the house(their 1st Park,afirst-ring suburb that shares a bor- dau ter,a hi school senior,still Paul or Minneapolis was not a real option,in' about a half dozen'around the Twin Cities— youngest art because their art school in Burnsville der with the city of Minneapolis,faced dif- lives with them),and they decided to move first- part have undertaken development projects. ) id lose students if they moved it down-' In nearby Apple Valley,for example, a ferent the. . too. swath of some 70 acres is slated for high- "At th rrime,Excelsior Boulevard was an "My wife and I would rather spend time . The mixed-use project in Burnsville density housing,restaurants and a hotel,ac-' aging corridor that didn't took very good;' with people and not dealing with weeds," P j said Jeff Jacobs,an attorney who is also the Mr. Finkelstein said. He works as an at- I •Zgalled Heart of the City gave the Jerdes the cording to Tom Lawell;Apple Valley's city y 9Rhance to have an urban home in the sub- administrator. The city has planned for mayor of St.Louis Park."It was a boulevard tomey for the Minnesota Nurses Associa- J{rbs,and in late 2004 they became the first some 1,300 rental and condominium emits in on the cusp.It wasn't blighted,but it was tfon,and his wife.is a doctor. ,-fp:buy a unit in the development.Their new its Central Village; about 105 town homes tired." The project, called Excelsior & They bought a corner unit in the Excelsior ,93A00-square-foot three-level unit cost have already been completed and are sell- " Grand,has sparked both spinoff develop- &Grand project in the new St.Louis Park ,(1$42,000. 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F,r +mew ��rr � �P + p` r� '.,.�.'CG�� fo.l a y laot S that con :.v b]e;,eld Aar red p den# i nity's entire;b Y b . prefab r�e�iio �r rRLek► CterofplaGe•.. ts ' wtitwas.bult, Therearemaiiiingsplaut[erscando and4thespiticsoitoluildep•And. ne of the,.forces that creates dq But �t cultivadcts ve>•ali vis vnfue is:scaici1fin dvelopni to te,locally owned businesses eaclinevrbuildang totheo tY, or unique ,e from ess a #31� ness '��", arthatrr .:avaira rlrin town. 0helping fiaimic A baseball au hed ins M. i+or, small b (� Yenapt- MR ► ; Bate RuthBraP b3' , !� of dmaTa to cen#har c appear: z R oeS Formula -c is.worth.more than an un- , 1?e �X-_" _ y businesses or'.ligi e P Portion of anSx :so tllax#�e b4l' er s A 1�gstage:stam with a,, a . it Signed baseball p :stiff$ inisprfnt is`inor vaivaliYe. than oneoverall retail space they,occupy. wetl tm1.7 'ix}s oi` $ , rich x: stupoeaclnthea. �PcvC". t0: printed caectly end;towri.oenters vaith m q Unique characteristics historic � �� �x � � A torn center tiuill best succeed . for some mgs,'mom-and'PUP,liustriesses,unusual fiaitr l>ry des b it ts} ■ - u hastoric. if it's.an active and an traditions tend to'be more valued by center will It 3t�8tii n!ctive pnnin stxeets;. ex gVer;a=pe residents andyisitbxs.tpanmorepredict d � �rewi its owndis ittct �jJ�icB :With Mown distinct rind'of.,t t*, & ticaa�e of several able ti wn Centers en It come to ljei'sotial#v:.`. downtowns,a;erendip and individual. 3', thii.s ' FOO g isn't �erSanlljit)! blocks t>l'b havn been de. ity can,translate into a astroiig sense of a factor of.age asud ice�u veloped:at more or loss ttie same,titue �` a main street districts grew, t '# be ■Unprediotebtllty. Independent. there,with'ongoing mfill Toga SCarP of co# muniijiies,mcluduag sev: Aa t�2 oilier ricto .: , • altowil-;enter un- eral in Connechc4t,.are building new. laavet VVliileseaGetpityi cr'cnec- cealtexsshouldbeplannedsotneyaauex r • Ctablebbut in m some design andevolveovertime. . ledt town,centers these days,fiom automo ss4rtlYbeplanned,theplanningProcess un iCta t>l� a>�: helps. �ifa3toric`,; �edges4 Real stxeets dpn't bile suburbs ttiat nevea•had them before' can create the:sort pfferhle envn onment , to new'comixiunities#bat way them„as that�aAow a town center t0 evolve re t kind have an.abrupt beginning or an.abrupt park of'the Whole new communtt'plan. overtime.Here are some ttiirigs.to..keep �:< end They are in into file Sur- W ho: s }&fly or,these new .town enters are m�d when e;r tvq° rout}dang:community. auall3�;emerg mraes deve from.the residential,or ind daoine Meli : P town a for center with mvituig public ■ Far of ,dier�nt bual - borhoods in,which e rooted } mg spacs:s:Imdang Ne i. millennia, main street neigh th,3' P ix.g�°f uses districts bav bits neSs owners,not ust that of Due Y ty cally;have lots off well' ■.Civil rights Rgal tiro stets 1et:the And the i i;ma'n uF at the inter develoYier VFW guys se11 pB��t1e'e c1n ergrr Planned details, such 'as arcades filar section of the.two busiest streets in: p4 ■7i aitioriss Realty E nnafn stt real file ce acti do community.. Even if one ;off those ,I)ayai}dlet pea pet- keep shoppere.safe ii�o theraiil en route. "streets"was a river lake or �' tradtt�ns"=—,, °nIE - iton drives sh malls-axid from the psi long deck to the main streets have aiwa t1u ived atat fi 44 w l so J flew �qeu, n't Let pee and trash coliectio teddy` vs cross ?Ae # 'n areas �;. off and tricked away behind the 9tsire A saif you'ao developing a true town } !g p1e. e1111 place t11Y1 longst+Dt fronts.. . }te ,,it shbulfl beat such a'nexus,ridt R? ick unity;nottothemanagemelntcom ha�kkorarelaxing cumin onieiofto &venit7g.Inddeht ,by.the pang,and it wall bepoane their:apmmu= While they far better the al teridt ve of strap shopping tens, re '•` way,. AtCteatilrginstoretradi sty, gional malls fifes e the +iifel�o�of 9 CenteM and are: bons and at p�axhciPatirig ui disirictwide. of these.,new to 'mtany,' t a, 'desiga o i�t$bwtld tc adrttons ::national retailers, be- Kathady f bwsgn SlX{U.MPtmer' tea # centpir no#ethelPs3 . RYA` cause tbo 10cs dont.need anyone s per-- ! rta}t1, .:,someng. .tovatyfromthecoxporateitorm. LilillicspaC$syin d r l The stpres may lo'ok,suiiciously like. a Ge'andplit l F, T€L,, . ,of_(,aolTgA ■Milxed uses:, , town center:will feel l atua'XTse�iG6� ,a the ories.at the,shoppiM mall The build- t a mini> in&s try appear too uniformly clean k year of some:of a most ( be)authenhC vrthout,a voizsuYiw tgntwn ZW with not a single poorly scaled i*or. �' � p en{ }�la businesses: And.bY t , air condihonex window unit ; - ; e ° also'inogrpo atiiig civic, religious and. withperniiss disrupting the streetscape,.The odds are ' 7 ling u�>li' good tha#tthe town celnter's stores main- )andioundtllatanave9 even coi;ipatible industrial uses;into a ¢p { tam common ho periitrg and clos' peMQ liusiuesse an: ie pia- town cter� its character and vitality .lour7i '° tracts ate tit2tlal r�tale#�s % t } W.M. in n (anyone.familiar with jrade , center N Orig(nai slpsl9ils r stork main Pendent*owned bus it's lust nat rap p d that it performw ce is mu more �# W ,des?gn wise,because cuts= the Streets. n}Oin pops 'to predictable-haviiigatleastafeWl ;' they fuse together designs.of;different, agree with eac er 0n such thiilg3 as . stork hours) eras, utiiinaty reiing file commit: 'Lifestyle Centers' Make Shopping Fashionable September 1, 2006 from Morning Edition RENEE MONTAGNE, host: There's lots of evidence that the traditional shopping mall, with its huge department stores and vast parking lots, is losing favor with customers. Fewer malls are being built, and a lot of older malls are being torn down. In the malls' place has arisen something called the lifestyle center, which aims to make shopping a more enjoyable experience. NPR's Jim Zarroli reports. JIM ZARROLI reporting: South Windsor, Connecticut, outside Hartford, is in many ways a typical New England town, with picturesque colonial houses shrouded by giant maple trees. But planning director Marcia Bannach says there's one thing South Windsor never had. It never had a village green. Ms. MARCIA BANNACH (Planning Director, South Windsor): A place where people could congregate. A place where people could run into each other all the time without meaning to. And our geographic center isn't set up to do that. It's too much of state highways all crossing. There's just no pedestrian orientation to it at all. ZARROLI: These days South Windsor still lacks a village green, but it does have what real estate developers call a lifestyle center. The Shops at Evergreen Walk opened here less than two years ago. It's a shopping center that mimics the look and feel of an old-fashioned New England main street. The stores are all clabbered siding and cornices and pitched roofs. (Soundbite of drumming) ZARROLI: But Evergreen Walk also tries hard to be a kind of destination point, a place where you can hang out, find something to do. This afternoon a group of musicians is setting up a stage on the center's main plaza. There's a free concert of 50's music scheduled for tonight. Lorene Becker(ph) is the center's interim manager. Ms. LORENE BECKER (Interim Manager, The Shops at Evergreen Walk): People have a tendency to linger, especially when the weather is nice. They'll go sit outside and one of the restaurants and have lunch, and it's very leisurely. And you really don't see that when you're in that atmosphere of the inside mall. Everybody's hustling around to get to where they need to go and then get back out again. ZARROLI: Becker says a lot of the people who come to tonight's free concern won't necessarily buy anything, but, she says, they'll see the stores, the Williams-Sonoma and the Pottery Barn and the Brooks Brothers, and they'll come back next time to shop. Lifestyle Centers like Evergreen Walk have become a big phenomenon in the retail world. There are more than 150 of them, especially in suburbs of sunbelt cities like San Diego, Dallas and Atlanta. They're still far outnumbered by traditional malls but few new malls are being built, and 90 more lifestyle centers are scheduled to open in the next three years. Eugene Fran, who teaches marketing at the Rochester Institute of Technology, says lifestyle centers are proliferating because people have grown bored with traditional malls. Mr. EUGENE FRAN (Teaches Marketing, Rochester Institute of Technology): Most of the big box malls are copies of one another. They all tend to have the same anchor store, they have very little distinctiveness. The food courts look all alike. ZARROLI: And there are other problems with malls. Retail consultant Howard Davidowitz says that big malls are also just too hard to navigate, and busy people don't like them. Mr. HOWARD DAVIDOWITZ (Retail Consultant): You got a park, and by the time you get to your destination it could be 20 minutes. A young customer likes to speed through the mall. She has no patience to walk through cosmetics and lingerie and go to the third floor and do all the things you have to do in the department stores. Young customers are completely turned off by that experience. ZARROLI: Lifestyle centers are a sort of anti-mall. For one thing, they are small, a few hundred thousand square feet as opposed to a million at a traditional mall. They have no big anchor stores, just smaller retail shops like Pottery Barn and Ann Taylor. You can usually park right in front of a store and walk in from the street. And unlike traditional malls with their vast, enclosed climate-controlled interiors, lifestyle centers have a lot of outdoor spaces. Evergreen Walk is built around the big fountain surrounded by benches and outdoor cafe tables. Ms. JESSICA SALKELD(ph)(Shopper): Big kiss. Mama kiss it for you. ZARROLI: Today, Jessica and Brian Salkeld are watching their daughter and a friend run around the sidewalk. Brian Salkeld says he likes how safe it feels here. Mr. BRIAN SALKELD (Shopper): The reason why I like them coming here is Y 9 because I don't have to worry as much when we're here. When we were eating lunch, I was saying, that there was about 30 people walking by - they were older people - with their purses. Anywhere else we'd have to be worried. You don't have to worry as much here. ZARROLI: Like Evergreen Walk, most lifestyle centers tend to attract an older crowd. There aren't the large groups of teenagers that you tend to see in malls, the mood is staid, more manageable. There's less foot traffic. But Howard Davidowitz says retailers like lifestyle centers anyway because the people who do shop here tend to buy more. Mr. DAVIDOWITZ: The customer's more affluent, and the customer likes the experience and will spend more time. That means she buys more. ZARROLI: As Lifestyle centers become more popular, they're seeing an unanticipated problem. The lack of big parking lots means it can be hard to find a place to put your car, especially on weekends. There's another sign of this center's popularity - many big malls are now adopting some of the features of lifestyle centers. Tearing down their big box stores and replacing them with smaller shops and outdoor spaces. The mail may be a fixture of the American retail scene, but many malls are finding that they have to change if they want to regain the affection of their customers. Jim Zarroli, NPR News. MONTAGNE: This is MORNING EDITION from NPR News. I'm Renee Montagne. Copyright 6 990- 005 National u is R ciiorsz . All rights reserved. No quotes from the materials contained herein may be used in any media t:A.ithout attribution to National Public Radio, This transcript may not be reproduced in whole or in part without prior written permission, For further information, please contact PR's Rights and Reuse Associate at (202) 3-2 . 1 I F. A. Hesketh & Associates, Inc. 6 Creamery Brook East Granby, CT 06026 (860) 653-8000 Fax - (860) 844-8600 email -smitchell@fahesketh.com MEMORANDUM Date: September 12, 2006 To: Alan F. Lamson From: Stephen F. MitchellYagulation Subject: Proposed Zoning Amendment Potential Traffic Impact Our File: 00167 We have prepared this memorandum to document the potential traffic impact associated with the proposed amendment to the South Windsor Buckland Road Gateway Development Zone regulations that would expand the allowed land use types to include multi-family residential development. In order to assess the potential traffic impact of this regulation change, we have examined the maximum potential development within the zone under the current regulation and under the proposed regulation. We have focused on the portion of the zone that would be affected by this proposed regulation amendment. The proposed amendment to the Buckland Road Gateway Development Zone regulation would add the possibility of multi-family residential development to the other allowed uses in the zone. Proposed restrictions would limit the land area that could be used for residential development to 13.5% of the total land area within the Gateway Zone. Since the total land area is approximately 400 acres, this would allow the potential development of 54 acres for residential use. We have examined the traffic generation potential of this 54 acres under the current and proposed regulation. Proposed restrictions to the residential development require a minimum of 3750 square feet of land area per unit, which translates to a maximum development potential of 627 residential units on the 54 acres available. Although an actual proposal for development on the site would be substantially less than this potential, we have projected the traffic assuming that the density is maximized. In addition, from among the various types of residential developments for which trip generation data is available, we have chosen to apply the highest residential generation rate (Single Family Housing), even though it is prohibited in the proposed regulation. In actuality, the multi- MEMORANDUM Mr. Alan F. Lamson September 12, 2006 Page 2 family housing permitted in the zone will generate traffic at a substantially lower rate. The residential projections presented in this memorandum are therefore higher than the actual traffic that is likely to be generated by the residential development at the site. Under the current regulation, this property could be developed for retail or office use, or a combination thereof. Other portions of this site and other nearby retail developments have typically been developed with densities of approximately 8000 square feet per acre. Using this density, approximately 432,000 square feet of retail development could be constructed on the 54 acre parcel. Office uses vary considerably in density, depending largely on the number of stories and use of structured parking. However, if a low-rise office without structured parking is assumed, then the coverage would be similar to the retail use, and about 432,000 square feet would be anticipated. The attached table provides a comparison of the traffic generation potential of this parcel if it were developed under the current regulation (as retail, office, or the more likely combination of the two uses), or under the proposed regulation (multi-family residential use). Even though the residential density and use type have been maximized, the traffic generated is generally less than the development allowed under the present regulation. It is substantially less than the traffic potential for retail use in all. but the morning peak hour, when a retail development is typically not open for business. It is less than a low-density office development for all but the Saturday traffic, when an office is typically closed. It is also equal to or less than a combined retail/office development for all peak and daily traffic flows. We conclude that the proposed amendment to the regulations to allow multi-family residential development in the Buckland Road Gateway Development Zone will not cause an increase in peak hour traffic or daily traffic over the uses already allowed in the zone. In fact, it is clear from this analysis that residential development generates less traffic on a land area basis than the commercial uses presently allowed in this zone. We would be pleased to respond to any questions that you or the Commission may have. T:\00167\reg change\a1am9126.doc Alternative Development Scenarios 54 Acres - Gateway Zone Daily AM Peak PM Peak Saturday Sat Peak Traffic Daily 1. Retail only 432,000 SF 14,250 300 1350 18,500 1800 2. Office only 432,000 SF 4100 600 560 1000 120 3. Retail/Office 432,000 SF 9200 450 950 9800 950 4. Residential only 627 Units 5600 450 550 5900 570 Summary of Trip Generation Calculation For 807 T.G.L.A. of Shopping Center September 11, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 32.70 0.00 0.54 14249 7-9 AM Peak Hour Enter 0.41 0.00 0.54 180 7-9 AM Peak Hour Exit 0.26 0.00 0.54 115 7-9 AM Peak Hour Total 0.68 0.00 0.54 296 4-6 PM Peak Hour Enter 1.48 0.00 0.54 644 4-6 PM Peak Hour Exit 1.60 0.00 0.54 697 4-6 PM Peak Hour Total 3.08 0.00 0.54 1341 Saturday 2-Way Volume 42.67 0.00 0.54 18594 Saturday Peak Hour Enter 2.17 0.00 0.54 944 Saturday Peak Hour Exit 2.00 0.00 0.54 872 Saturday Peak Hour Total 4.17 0.00 0.54 1816 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) _ .65LN(X) + 5.83, RA2 = 0.78 7-9 AM Peak Hr. Total: LN(T) _ .6LN(X) + 2.29 RA2 = 0.52 , 0.61 Enter, 0.39 Exit 4-6 PM Peak Hr. Total: LN(T) _ .66LN(X) + 3.4 RA2 = 0.81 0.48 Enter, 0.52 Exit AM Gen Pk Hr. Total: 0 RA2 = 0 , 0 Enter, 0 Exit PM Gen Pk Hr. Total: 0 RA2 = 0 , 0 Enter, 0 Exit Sat. 2-Way Volume: LN(T) _ .63LN(X) + 6.23, RA2 = 0.82 Sat. Pk Hr. Total: LN(T) _ .65LN(X) + 3.77 RA2 = 0.84 , 0.52 Enter, 0.48 Exit Sun. 2-Way Volume: T = 15.63 (X) + 4214.46, RA2 = 0.52 Sun. Pk Hr. Total: 0 RA2 = 0 0 Enter, 0 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. TRIP GENERATION BY MICROTRANS Summary of Trip Generation Calculation For 432 Th.Gr.Sq.Ft. of General Office Building September 11, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 9.53 0.00 1.00 4116 7-9 AM Peak Hour Enter 1.23 0.00 1.00 532 7-9 AM Peak Hour Exit 0.17 0.00 1.00 73 7-9 AM Peak Hour Total 1.40 0.00 1.00 605 4-6 PM Peak Hour Enter 0.22 0.00 1.00 96 4-6 PM Peak Hour Exit 1.08 0.00 1.00 467 4-6 PM Peak Hour Total 1.30 0.00 1.00 563 Saturday 2-Way Volume 2.18 0.00 1.00 943 Saturday Peak Hour Enter 0.15 0.00 1.00 65 Saturday Peak Hour Exit 0.13 0.00 1.00 56 Saturday Peak Hour Total 0.28 0.00 1.00 121 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) _ .77LN(X) + 3.65, R'2 = 0.8 7-9 AM Peak Hr. Total: LN(T) _ .8LN(X) + 1.55 RA2 = 0.83 , 0.88 Enter, 0.12 Exit 4-6 PM Peak Hr. Total: T = 1.12 (X) + 78.81 R'2 = 0.82 , 0.17 Enter, 0.83 Exit AM Gen Pk Hr. Total: LN(T) _ .8LN(X) + 1.55 RA2 = 0.83 , 0.88 Enter, 0.12 Exit PM Gen Pk Hr. Total: T = 1.12 (X) + 78.81 RA2 = 0.82 , 0.17 Enter, 0.83 Exit Sat. 2-Way Volume: T = 2.14 (X) + 18.47, RA2 = 0.66 Sat. Pk Hr. Total: LN(T) _ .81LN(X) + -.12 RA2 = 0.59 , 0.54 Enter, 0.46 Exit Sun. 2-Way Volume: LN(T) _ .86LN(X) + .31, RA2 = 0.5 Sun. Pk Hr. Total: LN(T) _ .61LN(X) + -.23 RA2 = 0.56 , 0.58 Enter, 0.42 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. TRIP GENERATION BY MICROTRANS Summary of Trip Generation Calculation For 627 Dwelling Units of Single Family Detached Housing September 11, 2006 Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 8.98 0.00 1.00 5629 7-9 AM Peak Hour Enter 0.18 0.00 1.00 112 7-9 AM Peak Hour Exit 0.54 0.00 1.00 336 7-9 AM Peak Hour Total 0.72 0.00 1.00 448 4-6 PM Peak Hour Enter 0.56 0.00 1.00 352 4-6 PM Peak Hour Exit 0.33 0.00 1.00 207 4-6 PM Peak Hour Total 0.89 0.00 1.00 559 Saturday 2-Way Volume 9.43 0.00 1.00 5911 Saturday Peak Hour Enter 0.49 0.00 1.00 307 Saturday Peak Hour Exit 0.42 0.00 1.00 262 Saturday Peak Hour Total 0.91 0.00 1.00 569 Note: A zero indicates no data available. The above rates were calculated from these equations: 24-Hr. 2-Way Volume: LN(T) = .92LN(X) + 2.71, R A 2 = 0.96 7-9 AM Peak Hr. Total: T = .7 (X) + 9.43 R A 2 = 0.89 0.25 Enter, 0.75 Exit 4-6 PM Peak Hr. Total: LN(T) = .9LN(X) + .53 R A 2 = 0.91 , 0.63 Enter, 0.37 Exit AM Gen Pk Hr. Total: T = .7 (X) + 12.05 R A 2 = 0.89 , 0.26 Enter, 0.74 Exit PM Gen Pk Hr. Total: LN(T) = .89LN(X) + .61 R A 2 = 0.91 , 0.64 Enter, 0.36 Exit Sat. 2-Way Volume: LN(T) = .94LN(X) + 2.63, R A 2 = 0.93 Sat. Pk Hr. Total: T = .89(X) + 10.93 R A 2 = 0.9 , 0.54 Enter, 0.46 Exit Sun. 2-Way Volume: T = 8.83 (X) + -9.76, R A 2 = 0.94 Sun. Pk Hr. Total: LN(T) = .89LN(X) + .44 R A 2 = 0.88 , 0.53 Enter, 0.47 Exit Source: Institute of Transportation Engineers Trip Generation, 7th Edition, 2003. TRIP GENERATION BY MICROTRANS FISCAL IMPACT ASSESSMENT FOR THE TOWN SQUARE AT EVERGREEN WALK SOUTH WINDSOR, CONNECTICUT September 7, 2006 Mullin Associates Incorporated 206 North Valley Road Pelham, Massachusetts 01002 (413) 253-7950 FISCAL IMPACT ASSESSMENT FOR THE TOWN SQUARE AT EVERGREEN WALK SOUTH WINDSOR, CONNECTICUT September 7, 2006 • Mullin Associates Incorporated 206 North Valley Road Pelham, Massachusetts 01002 (413) 253-7950 i INTRODUCTION This assessment is for the Town Square development at Evergreen Walk in South Windsor. The Fiscal Impact Assessment provides the town and others with a tool to determine the cost impact of the proposed new development. In simple terms, the Fiscal Impact model determines what revenues, in the form of new tax moneys, the development will bring into the Town's coffers and how much the Town will have to spend to provide the development with services. FISCAL IMPACT ASSESSMENT Fiscal Impact Analysis is defined by Listokin and Burchell, authors of the Fiscal Impact Handbook, as: "the projection of the direct, current,public cost and revenues associated with residential or non-residential growth to the local jurisdiction(s) in which growth is taking place." The definition needs to be reviewed. 1. Direct means that only the cost and revenue associated with development are measured. In other words, this tool could not be used to measure the fact that the project in question would generate, for example, a new supermarket or a mall. 2. Current means that all cost and revenues are based on the provision that the project is "up and running" during the fiscal year in question. 3. Public refers to the assessment of public costs and revenues. It is not concerned with the developer's profitability or private amenities. Condominium fees and the like are not public; therefore they are not part of this analysis. However, school expenses,property tax revenues, and intergovernmental transfers are part of the analysis. 4. Local jurisdiction applies only to those cities, towns, districts and counties where there is a direct link to the project in question. In other words, if the project is on the edge of town and will cause increased traffic control costs in the adjacent town, the cost to the adjacent town will not be calculated. Calculating Fiscal Impacts Two approaches to estimate costs associated with fiscal impact analyses currently dominate the professional scene. These are the Average Costing Methods and the Marginal Costing Methods. There are several techniques within each of the two approaches. These different techniques are discussed in some detail in this section. A summary matrix for what techniques are best suited to different local conditions is presented. • South Windsor, CT 2 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. I.Average Costing methods Average cost is most often used because it is easy to apply to projects and appears more equitable to public officials and citizens. Costs assigned to new development are based on the average cost of providing the service per service unit(i.e.: household, student, employee) times the number of new service units. It works best when the project represents an incremental, additional demand for services within the current capacity of local infrastructure. The three techniques that fall within this method are discussed as follows. • The Per Capita Multiplier Method is most commonly used for residential development in mid sized communities. It relies on a technique that averages costs on a per capita,per housing unit and/or per pupil basis. It assumes that additional costs will be a linear extension of present costs. • The Service Standard Approach is used frequently in mid-size, moderately growing communities. It is an extension of the Per Capita Multiplier Method in that, instead of relying on gross service cost estimates, it examines the specific costs in ten different service categories. The ten categories are: 1) financial administration, 2)general government, 3) police, 4)fire,5)highways, 6) sewerage, 7)sanitation, 8)water supply, 9)parks and recreation and 10)libraries. It converts the costs to that required per 1000 people and then assesses the impact accordingly. It should be noted that this approach could also be used to determine school (non-service) costs/revenues. • The Proportional Valuation Method uses existing ratios and proportionally applies them to new development. The town's equalized value of all property is divided by the gross value of the project in question to determine the percentage of service costs that could be attributed to the new project. This percentage is then multiplied by the town's service costs to obtain a gross estimate of the service costs due to the project in question. The same method is applied for school costs for residential development. • South Windsor,CT 3 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • II. Marginal Costing Methods Marginal costing methods vary from the average costing methods since figures are adjusted based on the subjective judgment of the analyst or local officials, possibly along with some local economic indicators, to reflect specific changes expected from the new development, such as new facilities that will be needed or changes in state aid. The marginal approach generally uses "prototypes" or case studies to measure cost and revenue impacts from development of various types, e.g. residential, commercial, industrial, office and retail uses. The prototypes are applied as guides to estimate future cost and revenue impacts for similar types of development in a community. In principle, the marginal cost and marginal revenue of a change in the structure of a regional economy are the relevant decision-making measures. In practice, however, obtaining marginal cost and marginal revenue measures for a specific change, e.g. land use decision, is problematic. It relies on careful analysis of the existing supply of and demand for services. In short, it enables a more realistic analysis but it is also more difficult to undertake. As with the average costing method, there are three techniques that fall under the heading of marginal costing. These are explained as follows. • The Case Study Method is most commonly used when a project is expected to overburden local service capacity or delivery. Here the planner asks each department head (i.e.: schools, sewers, water, highway) to inform him/her of what the impact of the proposed project will be for his/her department. This impact is converted into cost/revenue projections and added or subtracted from the tax revenues likely to be gained. In other words, this method is appropriate when other approaches do not adequately explain what is likely to occur. • The Employment Anticipation Method is used for industrial and/or commercial projects • where a large number of the workers are expected to move into the community. The application of this method requires knowledge of what the typical practice has been for other similar projects in other communities. Using standard service multipliers and refinement coefficients, one can then take the employment gain and proportionally derive costs by the service sectors. • The Comparable City Approach has not been used extensively. This approach is based upon the community in question identifying another community with similar characteristics and determining what were the costs of development of a similar project in that city or town. Rationale for using Fiscal Impact Analyses The benefits of fiscal impact analysis are impressive. At a most fundamental level, it brings a realistic sense of the costs of growth into the planning discussion. Indeed, it can provide an objective screen so that all parties in the development process have a clearer understanding of the likely results. Moreover, the analysis enables decision makers to link planning to the local annual budget. For example, it would tell the community leaders if, once the project was completed, there would be more tax money available for municipal needs or if the town could cut property taxes. In an abstract sense, fiscal impact analysis tends to remove myths and helps to minimize the emotional angst often associated with new growth. On one side it may show that not all growth in the community is positive at its present rate. On the other hand, it may show that a project such as market rate housing would not overburden existing schools. It provides a knowing • public the information required to make a fair decision. South Windsor,CT 4 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Through the data collected as part of fiscal impact analysis, the community is better placed to examine its long-term needs. It helps immensely in creating a capital improvements plan for the community impacts and its ability to pay are transparent. Moreover, the knowledge created through fiscal impact is fundamental when a community begins to prepare for a bond rating and submission package. Some DEVELOPER'S STATEMENT The proposed development program The proposed new phase of development at Evergreen Walk complements the existing development with 1.2 million square feet of retail, office, hotel and health/fitness uses. The proposed development will occupy approximately 25.5 acres of developable land (valued at $10,072,500) and will include 378 housing units with a total market value of$57,834,400; retail/restaurant space of 75,000 square feet valued at $12,375,000, and 30,000 square feet of recreational space valued at $2,790,000. The total fair market value for the development is estimated at $83,071,000. No capital improvements to the Town's infrastructure are needed. Since the study will evaluate the projected fiscal revenue and costs for the residential portion separate from the non-residential portion of the project, the 25.5 acres of land area is split in half • and allocated equally with 12.75 acres (valued at $5,036,250) for each part of the development. South Windsor, CT 5 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Total Fair Market Value of Development Residential units: 378 units total $57,834,00 Total value approx. $57,834,000 See Note below) Retail/Restaurants: Building area approx. 75,000 sf Building shell value approx. $93.00lsf* $6,975,00 Tenant improvement value approx. $72.001s $5,400,00 Indoor Recreation: 30,000 sf Building shell value approx. $93.001sfl $2,790,00 Land Value: Developable land area approx. 25.5 acres Fair market value of land$395,000/acre* $10,072,50 Grand Total $83,071,00 *Supplied by Assessor Note: We are not appraisers. The valuation information is based upon cost information only as it is the only reliable information available to us at this time. Upon completion of a rental housing component, it is anticipated that other indices of value will be included in a final assessment value. We do not believe such a final value will vary significantly. • South Windsor, CT 6 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Likelihood of Conservative Service Cost Projections using Proportional Valuation Evergreen Walk is a compact master planned development Evergreen Walk is a master planned project which differs from the typical residential and/or commercial settlement pattern found elsewhere in South Windsor. While the `Proportional Valuation Method' used in this study is a valid method to help estimate the costs and revenue for an anticipated development, it should be kept in mind that this method is based on the assumption that the proposed development is similar to the existing development pattern in town. This method does not differentiate between a compact residential development, like the one proposed, and a traditional subdivision design. Service costs to be carried by the town for road maintenance and snow removal, are spread equally over the existing and proposed number of residential units. Several empirical studies have proved that compact development costs less than traditional development. It is likely that the projected costs in this study are overestimated and can be seen as conservative. The following table illustrates cost savings between compact and traditional development. Area of Impact Estimated Cost Savings Developable Land 20.5-24.2% Agricultural Land 18-19% Fragile Land 20-27% • Infrastructure Roads (Local lane miles) 14.8 19.7% Utilities: Water 6.7% Utilities: Sewer 8.2% Housing Costs 2.5 8.4% �Cost-to-Revenue.. _.--- __-.. Impacts 6.9% Source: Burchell, Robert W. , George Lowenstein, William R. Dolphin, and Catherine C. Galley, eds. 2002. Costs of Sprawl 2000. Washington DC: National Academy Press. • South Windsor, CT 7 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Projection of the number of school children Every new residential development, unless it is age restricted, carries a potential burden on the local school system as a portion of the anticipated cost. This study uses an estimate of 45 new school children with school cost per student of$9,991.87 per year. 45 school children for 378 units are equal to an index of 0.12 children per unit on average for this development. This is based on New England Standard Multipliers by housing type (Listokin and Burchell). School Aged Children Multiplier Type of Housing Multiplier Senior Housing(over 55) 0.00 1 bedroom units 0.02 2 bedroom units 0.24 3 bedroom units 0.79 4 bedroom units 1.50 5+bedroom units 2.05 Source: Burchell, Robert and David Listokin. 1978 The Fiscal Impact Handbook. New Brunswick, New Jersey: Rutgers University, Center for Urban Policy Research Please note that multipliers at the national scale have not been revised since the p study cited above. As such, local reviews, for comparative purposes, are often important.Below is a list of local apartment and condominium complexes that give a local reference to this assumption: Number of dwelling units/ Index Number of schoolchildren Children/unit Pavilions at Buckland Hills,* 921 units/ Manchester 74 children 0.08 Aspen Woods,* 400 units/ Manchester 0 children 0 Fountain Village &Beacon Hill,* 475 units/ Manchester 43 children 0.09 Millbridge Hollow,* 86 units/ Manchester 5 children 0.06 Hawthorne at Gillette Ridge,** 241 units/ Bloomfield 20 children 0.08 *Data taken from the`Housing Plan Revision Subcommittee Report',prepared by the Planning Department,Town of Manchester,May 2003 **Data as of August 2006,received from the Bozzuto Group,who owns and manages the project. The total number of occupants between 0-18 years of age is 37;the number of school age children is approximately 20. Note: The Town of South Windsor does not have a rental apartment complex,which could be used as a reference. The above table shows, that within the local market an index of 0.12 children per dwelling unit is conservative. It is likely that the actual number of school children will be around 0.08 school children per unit, which would result to approximately 30 additional school children for the 378 units, compared to 45 used in this study. • South Windsor, CT 8 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • THE FISCAL IMPACT ASSESSMENT THEPROPORTIONAL VALUATIONMETHOD The Proportional Valuation Method is an average costing approach used to project the impact of any development on local costs and revenues. This two step process which first assigns a share of total municipal costs to local uses and secondly allocates a portion of these costs to new developments. The basic assumption is that municipal costs increase with the intensity of land use, and change in real property value is a reasonable substitute for change in intensity of use. In order to calculate the fiscal impact of the project, data related to the project and fiscal information for the local jurisdiction needs to be compiled. The following table illustrates the data used in this assessment and provides data source: Sources Total Fair Market Value of Development 83,071,000 Town Assessor/Developer Assessment rate for tax purposes 70.00% Town Annual Report pg. 64 Town Tax Rate per$1000 $32.54 Town Assessors Office Total Property Tax Levy $61,419,824.00 Other Misc. Revenue from Local Receipts $15,502,876.00 Town Annual Report pg. 65 Service share of Town Tax Levy • Shared w/non residential uses Town Annual Report pg. 65 General Government $2,759,561.00 Public Works (DPW) $6,068,885.00 Public Safety $5,434,276.00 Debt Service $3,826,598.00 Miscellaneous $3,049,191.00 Service share of Town Tax Levy exclusive to residential uses Town Annual Report pg. 65 Health and Human Services $674,323.00 Culture and Recreation $1,114,962.00 Educational Costs $49,919,405.00 Town Annual Report pg. 65 Current School Enrollments 4,996 Town Annual Report pg.9 Existing Residential Units 9,011 Town Manager's Report(09/07/2005) Proportional Valuation Calculations based on Annual Report Residential to Commercial/Industrial 80:20 and verified by Assessor* * Assessor verified current proportional valuation to be 78:22(Since numbers in this report reflect 2005 Annual Report Data,the ratio is kept consistent with these numbers at 80:20) Primary Source: Town of South Windsor Annual Report 2004-2005 • South Windsor, CT 9 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. Revenue Calculations 1. Calculate property tax revenue based on market value, assessment ratio and current tax rate. 2. Assign a share of existing municipal revenues to existing land uses by using proportional valuation. 3. Project the proportion of incoming facility to total local property value and multiply it by total existing municipal revenues attributed to existing uses to determine additional revenues due to new development. REVENUE FROM NEW RESIDENTIAL DEVELOPMENT Revenue from Property Tax on Development Fair Market Value of Development $62,870,250.00 multiplied by Assessment Ratio 70.00% Actual Assessed Value $44,009,175.00 multiplied by Property and District Tax Rate/$1000 for the Town $32.54 ME Estimated Property` lteveuue w:. $1 , „w., ,432,05 55 Other Miscellaneous Revenue • Miscellaneous Revenue(Local Receipts) $15,502,876.00 multiplied by Residential Proportion of all Property 80.00% Miscellaneous Revenue from Residential Use $12,402,300.80 divided by Number of Residential Units 9,011 Miscellaneous Revenue per Housing Unit $1,376.35 Number of new homes 378.00 tK l mat Adi t1, ai M s��Ii eo�is Revenue .. $5 f1, 6i3.7Cr South Windsor, CT 10 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • REVENUE FROM NEW NON-RESIDENTIAL DEVELOPMENT Revenue from Property Tax on Development Fair Market Value of Development $20,200,750.00 multiplied by Assessment Ratio 70.00% Actual Assessed value $14,140,525.00 multiplied by Property and District Tax Rate/$1000 for the Town $32.54 Estimated Property Tax Revenue $460,132.68 Miscellaneous Revenue Miscellaneous Revenue(Local Receipts and State Aid) $15,502,876.00 multiplied by Commercial Proportion of all Property Value 20.00% Miscellaneous Revenue from Commercial Use $3,100,575.20 divided by • Assessed Value of all Non-Residential Property $441,922,814.00 Misc. Revenue per$1 in value $0.0070 multiplied by Assessed Value of new development $14,140,525.00 Estimated Additional Local Receipt Revenue $99,211.35 'Ffl#al Estimated„Revenue $559,34404 Combined Revenue Estimates Commercial Residential Total Estimated Property Tax Revenue $460,132.68 $1,432,058.55 $1,892,191.24 Estimated Additional Local Receipt Revenue $99,211.35 $520,260.76 $619,472.11 Total 559,344.04 1,952,319.31 2,511,663.35 • South Windsor, CT 11 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Cost Calculations 1. Assign a share of existing municipal expenditures to existing land uses by using proportional valuation. 2. Project the proportion of incoming facility to total local property value and multiply it by total existing municipal expenditures attributed to existing uses to determine additional expenditures due to new development. 3. For residential development,project costs to educate school aged children based on existing per pupil expenditures. COSTS DUE TO NEW RESIDENTIAL DEVELOPMENT School Costs Due to Development Current School Cost per Student $9,991.87 Number of Students in New Development 44.75 Total School Cost per Year $447,086.42 Service share of Town Tax Levy exclusive to residential uses Town expenditures for health&human services and culture& recreation $1,789,285.00 multiplied by Residential portion of All Property 100.00% Service Costs due to Residential $1,789,285.00 divided by #of Residential Units 9,011 Service Cost per unit $198.57 Number of Homes in New Development 378 Town Service Costs for Residential units $75,058.23 Service share of Town Tax Levy Shared w/non residential uses Town shared service expenditures $21,138,511.00 multiplied by Residential portion of All Property 80.00% Service Costs due to Residential $16,910,808.80 divided by #of Residential Units 9,011.00 Service Cost per unit $1,876.69 Number of Homes in New Development 378.00 Town Service Costs for Residential units $709,386.94 Combined Service Costs $784,445.17 South Windsor,CT 12 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. COSTS DUE TO NEW COMMERCIAL DEVELOPMENT Service Costs Service Costs associated with All Development $21,138,511.00 multiplied by Commercial/Industrial Percentage of all property value 20.00% Service Costs due to Commercial/Industrial $4,227,702.20 divided by Assessed value of current non residential.property $441,922,814.00 Service Cost per$ of equalized value $0.0096 multiplied by Assessed value of non residential. new development $14,140,525.00 Town Seroice Costal fox No Residenhal .. 15 276.86 Combined Cost Estimates of Development Commercial Residential Total . Town Service Costs 135,276.86 784,445.17 $919,722.03 School Costs $0.00 $447,086.42 $447,086.42 Total 135,276.86 1,231,531.60 1,366,808.45 South Windsor,CT 13 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. • Summary Results The fiscal impact of development is calculated by subtracting the total costs associated with development by the total revenue that can be anticipated from development. Combined Impact of Development Commercial Residential Total Estimated Property Tax Revenue $460,132.68 $1,432,058.55 $1,892,191.24 Estimated Additional Local Receipt Revenue $99,211.35 $520,260.76 $619,472.11 Town Service Costs $135,276.86 $784,445.17 $919,722.03 School Costs $0.00 $447,086.42 $447,086.42 Total Revenue from Development $559,344.04 $1,952,319.31 $2,511,663.35 Total Costs due to Service $135,276.86 $1,231,531.60 $1,366,808.45 Net Fiscal Impact per Year(Gain) $424,067.18 $720,787.72 $1,144,854.90 • As can be noted in the above table, the net fiscal gain from this proposed development is estimated at $1.14 million on a yearly base. Both the residential and commercial components of this'project yield a positive fiscal impact for South Windsor, Connecticut. In addition, as noted earlier in this report, the cost estimates projected by this impact analysis is conservative. In essence, the net fiscal impact will possibly be more positive than expressed here. • South Windsor, CT 14 September 2006 Fiscal Impact for Town Square at Evergreen Walk Mullin Associates Inc. `01 o`H" scq� -'> South Windsor Economic Development Craig Stevenson,Economic Development Coordinator AV September 12, 2006 l�oSOR.CO September 12, 2006 Re:Appl 06-42P,Evergreen Walk,LLC, requestfor zoning amendment to Section 5.8 to add multi family residential use as a Special Exception use under certain conditions in the Buckland Road Gateway Development Zone. Dear Chairman Kennedy and Members of the Planning&Zoning Commission: As the Town's contractual economic development provider, I support the above proposed zoning amendment. The amendment will allow the community's vision of a fully functional town center or downtown to become a reality. The residential housing as proposed above is a crucial component of a development concept known as New Urbanism. This concept has many benefits for the Town, its residents, its businesses and the overall quality of the municipality. NEW URBANISM promotes the creation and restoration of diverse, walkable, compact, vibrant, mixed-use communities composed of the same components as conventional development, but assembled in a more integrated fashion, in the form of complete communities. These contain housing,work places, shops, entertainment, schools,parks, and civic facilities essential to the daily lives of the residents, all within easy walking distance of each other. New Urbanism promotes the increased use of trains and light rail or pedestrian oriented communities, instead of more highways and roads. Urban living is rapidly becoming the new hip and modern way to live for people of all ages. Currently,there are over 4,000 New Urbanist projects planned or under construction in the United States alone,half of which are in historic urban centers. The principles of New Urbanism include the following: 1. Walkability -Most things within a 10-minute walk of home and work -Pedestrian friendly street design(buildings close to street; porches, windows &doors;tree-lined streets; on street parking; hidden parking lots; garages in rear lane; narrow, slow speed streets) -Pedestrian streets free of cars in special cases 2. Connectivity -Interconnected street grid network disperses traffic&eases walking -A hierarchy of narrow streets,boulevards, and alleys -High quality pedestrian network and public realm makes walking pleasurable 3. Mixed-Use& Diversity -A mix of shops, offices, apartments, and homes on site. Mixed-use within neighborhoods, within blocks, and within buildings Page 2of5 -Diversity of people - of ages, income levels, cultures, and races 4. Mixed Housing A range of types, sizes and prices in closer proximity. 5. Quality Architecture & Urban Design Emphasis on beauty, aesthetics,human comfort, and creating a sense of place; Special placement of civic uses and sites within community. Human scale architecture &beautiful surroundings nourish the human spirit. 6. Traditional Neighborhood Structure -Discernable center and edge -Public space at center -Importance of quality public realm;public open space designed as civic art -Contains a range of uses and densities within 10-minute walk -Transect planning: Highest densities at town center;progressively less dense towards the edge. The tansect is an analytical system that conceptualizes mutually reinforcing elements, creating a series of specific natural habitats and/or urban lifestyle settings. The Transect integrates environmental methodology for habitat assessment with zoning methodology for community design. The professional boundary between the natural and man-made disappears, enabling environmentalists to asses the design of the human habitat and the urbanists to support the viability of nature. This urban-to-rural tansect hierarchy has appropriate building and street types for each area along the continuum. 7. Increased Density -More buildings, residences, shops, and services closer together for ease of walking,to enable a more efficient use of services and resources, and to create a more convenient, enjoyable place to live. -New Urbanism design principles are applied at the full range of densities from small towns,to large cities 8. Smart Transportation -A network of high-quality trains connecting cities,towns, and neighborhoods together -Pedestrian-friendly design that encourages a greater use of bicycles, roller-blades, scooters, and walking as daily transportation 9. Sustainability -Minimal environmental impact of development and its operations -Eco-friendly technologies, respect for ecology and value of natural systems -Energy efficiency -Less use of finite fuels -More local production -More walking, less driving Page 3 of 5 10. Quality of Life Taken together these add up to a high quality of life well worth living, and create places that enrich,uplift, and inspire the human spirit. BENEFITS OF NEW URBANISM 1. BENEFITS TO RESIDENTS Higher quality of life; Better places to live,work, &play; Higher, more stable property values; Less traffic congestion& less driving; Healthier lifestyle with more walking, and less stress; Close proximity to main street retail & services; Close proximity to bike trails, parks, and nature; Pedestrian friendly communities offer more opportunities to get to know others in the neighborhood and town,resulting in meaningful relationships with more people, and a friendlier town; More freedom and independence to children, elderly, and the poor in being able to get to jobs, recreation, and services without the need for a car or someone to drive them; More diversity and smaller,unique shops and services with local owners who are involved in community; Big savings by driving less, and owning less cars; Less ugly, congested sprawl to deal with daily; Better sense of place and community identity with more unique architecture; More open space to enjoy that will remain open space; More efficient use of tax money with less spent on spread out utilities and roads. 2. BENEFITS TO BUSINESSES Increased sales due to more foot traffic &people spending less on cars and gas; More profits due to spending less on advertising and large signs; Better lifestyle by living above shop in live-work units - saves the stressful &costly commute; Economies of scale in marketing due to close proximity and cooperation with other local businesses; Smaller spaces promote small local business incubation; Lower rents due to smaller spaces & smaller parking lots; Healthier lifestyle due to more walking and being near healthier restaurants; More community involvement from being part of community and knowing residents 3. BENEFITS TO DEVELOPERS More income potential from higher density mixed-use projects due to more leasable square footage,more sales per square foot, and higher property values and selling prices; Faster approvals in communities that have adopted smart growth principles resulting in cost/time savings; Cost savings in parking facilities in mixed-use properties due to sharing of spaces throughout the day and night, resulting in less duplication in providing parking; Less need for parking facilities due to mix of residences and commercial uses within walking distance of each other; Less impact on roads/traffic,which can result in lower impact fees; Lower cost of utilities due to compact nature of New Urbanist design; Greater acceptance by the public and less resistance from NIMBYS; Faster sell out due to greater acceptance by consumers from a wider product range resulting in wider market share 4. BENEFITS TO THE TOWN Stable, appreciating tax base; Less spent per capita on infrastructure and utilities than typical Page 4 of 5 suburban development due to compact,high-density nature of projects; Increased tax base due to more buildings packed into a tighter area; Less traffic congestion due to walkability of design; Less crime and less spent on policing due to the presence of more people day and night; Less resistance from community; Better overall community image and sense of place; Less incentive to sprawl when urban core area is desirable; Easy to install transit where it's not, and improve it where it is; Greater civic involvement of population leads to better governance. EXAMPLES OF NEW URBANISM Although the addition of residential to the gateway zone will be unique for South Windsor, such mixed use,pedestrian friendly New Urbanism projects have been successful throughout the country. These projects have successfully revitalized existing commercial centers and seen the development of new town centers such as has been proposed for Evergreen Walk and the surrounding gateway area. Seaside, Florida,the first new urbanist town, began development in 1981 on 80 acres (324,000 m2) of Florida Panhandle coastline. Seaside appeared on the cover of the Atlantic Monthly in 1988 when only a few streets were completed, and it since became internationally famous for its architecture and the quality of its streets and public spaces. Seaside proved that developments that function like traditional resort towns could be built in the postmodern era. Lots began selling for$15,000 in the early 1980s and, slightly over a decade later, lots prices had escalated to about $200,000. Today,most lots sell for more than a million dollars, and houses sometimes top $5 million. The town is now a tourist mecca. Seaside's influence has less to do with its economic success than the attractiveness and dynamism related to its physical form. Many developers have visited Seaside and gone away determined to build something similar. Since Seaside gained recognition, other new urban towns and neighborhoods have been designed and are substantially built—including Legacy Town Center in Plano, Texas; Haile Village Center in Gainesville, Florida; The Peninsula Neighborhood in Iowa City, Iowa; Harbor Town in Memphis, Tennessee; Kentlands in Gaithersburg, Maryland; King Farm in Rockville, Maryland; Addison Circle in Addison, Texas; Orenco Station in Hillsboro, Oregon; Mashpee Commons in Mashpee, Massachusetts; The Cotton District in Starkville, Mississippi; Celebration and Avalon Park in Orlando, Florida; Cherry Hill Village in Canton, Michigan, Baxter Village (www.villageofbaxter.com) in Fort Mill, SC, and the redevelopment of Stapleton International Airport in Denver, Colorado. Designers are also using the principles of new urbanism to build major new projects in cities and towns. In the mid-1990s,the U.S. Department of Housing and Urban Development(HUD) adopted the principles of the new urbanism in its multibillion-dollar program to rebuild public housing projects nationwide. New urbanists have planned and developed hundreds of projects in infill locations. Most were driven by the private sector,but many, including HUD projects, used public money.New urbanist projects built in historic cities and towns includes Crawford Square in Pittsburgh, City Place in West Palm Beach,Highlands Garden Village in Denver, Park DuValle in Louisville, and Beerline B in Milwaukee. The United States is by no means alone in the "new urbanism" shift(though it is important to note most of the fundamental ideas stem from European urban design. The river city of Brisbane, • Page 5 of 5 Queensland, Australia, is also experimenting with small more commercialized developments such as Emporium(a living, shopping, dining mecca), as well as large scale initiatives such as Kelvin Grove Urban Village, a University/College,medium and high residential living area,with retail suiting all age groups and budgets. One community in Utah in the Salt Lake metropolitan area, Daybreak Community, will house 500,000 residents when it is completed. In Conclusion: Residential development is the only missing component that will prevent South Windsor's gateway zone from developing into a successful New Urbanist town center as originally conceived by our residents. The Shops At Evergreen Walk, Evergreen Run and the EHCN Medical Office Complex have demonstrated the potential of this area. Adding upscale residential, designed for young singles and couples beginning their professional careers will provide a necessary catalyst to create a thriving 24hour town center. This will create a center that will provide greater public safety,higher aesthetic quality, more sustainable development, more significant tax revenues and include the basic tenants of smart growth and conservation of resources needed to ensure a quality future. Such a center will provide an environment competitive with any that exists or is being considered in the State. I urge your support of this proposal, as it will afford the town significant opportunities to further the goals of quality economic development. Sincerely, Craig tevenson Economic Developer RECEIVED SEP 12 2006 EVERGREEN WALK-APPLICATION FOR APARTMENTS SOUTH WINDSOR PLANNrNG DEPT. To: South Windsor Planning and Zoning Commissioners From: Richard S. Kelley Date: September 12, 2006 Unfortunately, other responsibilities required me to be out of State this evening so I would like to submit my comments to be read. First, from our understanding Evergreen Walk is the West Side of Buckland Road from the Manchester line to Deming Street in the Gateway Zone. The East Side of the Gateway Zone is from the Four Corners (at Oakland Road)to the Manchester line. The Gateway Zone at its adoption was as it implies—the Gateway to South Windsor. Second, we as developers have always been told by Town Staff and previous Planning and Zoning Commissions to take into consideration land and developments around and in the general vicinity of the application's impact. What is troubling is the lack of planning for the entire area and how Evergreen Walk ties into existing previously developed complexes and land yet to be developed on the East Side of the Gateway Zone. Downtown Central South Windsor should include an area consisting of Sullivan Avenue with the Town Hall Complex, Library, and Church, along Ellington Road, up Clark and Deming Street tied in with Oakland Road and already existing several hundred apartments with their walkway connecting Buckland Village to Buckland Road. Evergreen Walk is going to serve a large geographical area, Evergreen Run with Lowe's and Target, and should be a part of South Windsor, not South Windsor itself and will be destination shopping. Lastly, land if zoned for multi-family, such as apartments or condos, will be a vital part of Downtown Central South Windsor. They should be planned as living opportunities for South Windsor residents and not designed necessarily as an opportunity to build, fill and sell as a unit to investors. While Zoning considers this specific application they should be aware of other land that probably will be requested to be rezoned at a later date and the impact on the services that will be required. This application will set the tone for future development in the Gateway Zone. Please place the emphasis on planning and then zone for the entire area. Then, and only then, will we have a Downtown South Windsor. The four corners area deserves the same emphasis as the Gateway Zone. Buckland Road in the area was designed to send traffic to the Mall. This alone places a need to connect all properties with walkways and unique lighting to complement the existing business and those to be developed. Evergreen Walk has brought a good tax base to South Windsor and this was the exact reason to create the Gateway Zone. Patrick Kennedy, Chairman, South Windsor Planning and Zoning Commission Members, South Windsor Planning and Zoning Commission September 12, 2006 RECEIVED RE: Application#06-42P Evergreen Walk LLC SEP 1 2 2006 Residential Use in the Gateway Zone by Special Exception SOUTH WINDSOR PLANNING DEPT. My name is Matthew Davis and I reside at 12 Manor Lane with my wife and two children. Thank you for the opportunity to comment. Please consider the following: 1. Town staff, the Commission,the Town Manager and the applicant should all be recognized and given credit for their hard work in creating Evergreen Walk, obviously a unique and very valuable Town asset. We must continue to be diligent, deliberate and cautious in our approach to the "Gateway." 2. Evergreen Walk and the Gateway area should be allowed to evolve in order to leverage the market,but only in ways that help us achieve important public objectives. 3. I am not averse to adding a residential component to the Gateway, and in fact, I believe that if done correctly, adding residential uses could complement the area. 4. However, I do NOT support the present proposal for at least the following reasons: a. There seems to be no distinction in how the concept relates to the Gateway generally, versus Evergreen Walk as part of the Gateway. b. The "two-tiered" special permit structure may violate equal treatment. c. I do not see how the bulk and design standards will forward public objectives relating to the Gateway, Evergreen Walk or housing generally. d. PZC membership will change over time. Lacking more specific criteria, there is a real risk of widely diverse interpretations of what is allowed and/or preferred under the proposed language. e. My sense is that a much more refined and limited approach would be prudent as an initial step. If successful, the concept could be expanded. For the above reasons, I suggest that the present proposal be denied or withdrawn. This would allow an opportunity for the PZC to evaluate the concept of residential use in the Gateway in a more comprehensive and deliberate manner. Thank you again for all your hard work. Respectfully, Matthew Davis October 24, 2006—P&Z Public Hearing Testimony by Audrey M. Wasik— SW resident for 46 years My business is government relations and, for the record, I am part of a government relations team that represents 3 associations of realtors in other parts of CT, not in the Hartford area. My actual work has little to do with the issue before you tonight. Rather, I am here tonight as a long time resident of SW—some 46 years—and one who is passionate about zoning concepts I've been exposed to as a result of my government relations work—it has been an eye-opening experience. The village concept is tied to the long time proposed concept of mixed use zoning and Smart Growth. Chris Nelson, former HUD consultant and current Director of Urban Affairs and Planning at Virginia Tech says that New Urbanism is here to stay. Robert Steutevills, editor of New Urban News says that the concepts of New Urbanism are now moving into the mainstream. What I am talking about is the concept, now utilized across the country, described as concentrating housing and commercial buildings in small well planned villages, leaving lots of intervening open space. Examples include: Vermillion Project in NC—this development focuses on walking and biking, shops and restaurants and transportation, creating a more vibrant center. Addison, TX a pedestrian friendly development includes office space, residential and retail. Professor Nelson says that Kentlands, a development north of Wash. D. C. is an example of New Urbanism done right. Lakewood, outside of Denver, CO, when their shopping mall went into decline, the city and developers worked together to create a mixed use community called Belmar. When it is finished it will include 700,000 sq. ft. of class A office space; 1,300 housing units— including town houses and loft apartments and 9 acres of park. This project was one of 5 recipients of the 2005 national award for smart growth achievement from the EPA. Kevin Klinkenberg, principal in an architectural firm in Kansas, City says that the development community across the board recognizes there is a market acceptance of this concept and that there is clearly a demand. He is so excited about this concept that his firm is now concentrating on this type of development. Mixed zoning and smart growth concepts have been around for some 20 years, or more. . At any rate, it is not new. Plenty of examples large and small are out there. Plenty of lessons have been learned for municipalities and developers to draw on. South Windsor would not be leading the pact by approving this application. This concept is promoted by some of the best minds in the fields of planning and development and by environmental groups. And, nationally speaking as stated, the market is there. Not all well educated and financially solvent people want to live in mansions. They want options and they want their communities to provide such options. The Evergreen Walk proposal is small in scale, but it would provide valid options presently unavailable. It is clearly high-end and, therefore, not designed to address any overall housing needs. Nevertheless, it would address a specific housing need that is in tune with Evergreen Walk and at the same time it would inject vibrant life and help sustain this wonderful commercial development. This concept has been proven across the country. There is an abundance of data and much praise for mixed zoning and pedestrian friendly communities. The market is there for choices and I hope SW will look favorably on this application to provide these residential choices. I clearly see this as a win, win situation. Good for Evergreen and good for SW. 9�2s��G - - W ' .tom T�-4",L - z - � Ali- Dn -- - -- �,ti+ - �•-�-C �+-ddC__c,�u�da�._,�- . ,osl�-a.Q-- ----- - -- Ste-_ •w-�-�-�,. _ 10Y1N Sfq o r To� �SO� 9 � 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074 soR-CO TELEPHONE (860) 644-2511 Certified Mail 70041160000210600109 Alan F. Lamson December 10, 2006 FLB Architecture&Planning, Inc. 19 Silver Lane East Hartford, CT 06118 Dear Mr. Lamson: Re: App106-42P, Evergreen Walk, LLC,request for zoning amendment to Section 5.8 to add multi-family residential use as a Special Exception use under certain conditions in the Buckland Road Gateway Development Zone. We regret to advise you that the Planning and Zoning Commission, at its meeting on November 28, 2006, voted to deny the above-referenced application for a zoning text amendment to allow residential development in the Buckland Gateway Development Zone. Reasons for denial include the following: I. The application as presented is not a"mixed-use"amendment, as the majority of the housing units could be constructed in a stand-alone multifamily complex. 2. The total number of housing units that could be constructed under the proposed amendment is too large. 3. The proposed scale of a development under the proposed amendment is too large. 4. The Commission is reluctant to release commercially-zoned land to housing development due to the loss of commercial tax dollars. 5. Impact on existing schools is not clear(e.g., do the existing schools have capacity;would redistricting be required). Very truly yours, Patrick Kennedy, Chairman Planning and Zoning Commission PK/bmm cc: Town Engineer Chief Building Official Assessor Superintendent of Pollution Control Fire Marshal