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Several residents stopped me this past weekend to ask questions about one of our ongoing projects – Settlers Green, a mixed use development on Lebanon Avenue.
We’re excited that after almost two years of work, the proposal is ready to go before the Planning and Zoning Commission. Individuals and commissions have researched and reviewed data related to this type of project – a use that can be found increasingly and successfully implemented in many parts of the country. Meetings and public hearings were held regarding the rezoning of this property to mixed use and the Planning & Zoning Commission had two preliminary meetings with the developer of this specific project, in Winter 2008 and Spring 2009. Residents also had the opportunity to comment on the development during the Economic Development Commission meeting where the project received full support of the members, followed by a letter expressing same to the Planning and Zoning Commission.
The project consists of 43 townhouses, 20 live/work units (much like Merchant’s Row but the owners live above the business, not renters), and 56,000+ square feet of commercial space – space that the developer is sure he can fill. This model is working around the country and provides optimal opportunities for residents to live and work within their community. Estimated annual revenues of $500,000+, as well as over $100,000 in one time permit fees, brings welcome relief to Colchester taxpayers.
One resident also expressed a concern about the number of school-aged children that this project may bring into town. To put this into perspective, I requested the most recent “per pupil expenditure” and student enrollment data from the Superintendent’s office this week. The most recently released “Strategic School Profile” shows Colchester’s per pupil expenditure at $10,171, with enrollments declining yearly – from 3,268 as of June 2007 to 3,205 by June 2009, with projections for this year between 3,127 and 3,154. As you know, the primary costs of education are labor, insurances, energy, and buildings. Marginal cost models show that adding small numbers of children to a school does not necessarily increase the budget by $10,171 per each student, just as losing those
numbers from a school does not decrease the budget by the same amount. It is not a one to one ratio increase for each child.
Additionally, the estimates I have heard regarding the number of new children coming into town as a result of this project are exaggerated. These are two bedroom units and combination live/work units, not typical residences for growing families. The results of a five-year Rutgers University 2006 study using CT data consistently shows that two-bedroom dwellings in multi-family homes attract families with 0.25 children per home, i.e. one in every four homes has a child. This study is based on real data, not projections. If we work the formulas with the project in question – 43 condominiums with 2-bedrooms each equates to 11 children.
What does Colchester get from this proven business model of mixed use development? Increased annual revenues of a half million dollars or more, increased quality of life, increased jobs within our community, and ample opportunities for small businesses to develop and grow. This project is about smart growth – well designed communities for living and working.
Previous Selectman Notes can be viewed at
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