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TOWN OF SOUTH WINDSOR
MINUTES
TOWN COUNCIL WORK SESSION
COUNCIL CHAMBERS MAY 20, 2002
SOUTH WINDSOR TOWN HALL 7:00 P.M.
1. Call Meeting to Order
Mayor Aman called the meeting to order at 7:00 p.m.
2. Roll Call
Members Present: Mayor William Aman
Deputy Mayor Matthew Streeter
Councillor Paul Burnham
Councillor Edward Havens
Councillor Marianne Lassman Fisher
Councillor John Pelkey
Members Absent: Councillor Barbara Barbour
Councillor Thomas Delnicki
Councillor Deborah Fine
Also Present: Town Manager Matthew B. Galligan
Town Attorney Barry D. Guliano
3. Public Participation - None
4. Communications - None
5. Town Manager
6. Items for Discussion
Items were taken out of order and Item 6.B. was addressed first.
B. Town Plan of Conservation and Development
Kevin McCann, Chairman of the Planning & Zoning Commission, explained that the Commission has been working with a design consultant for several months on the Plan of Conservation and Development. The Planis required by statute; it must be produced at least every ten years and must be presented to the legislative body
The Plan is, at this point, being presented unanimously by the Planning & Zoning Commission, and they are soliciting any suggestions for improvements. Mr. McCann asked that the Council not get into partisan divisions, but rather come to a consensus with regard to the direction in which the Town should be headed and how the development of the Town can properly be guided by the blueprint as provided by this Plan.
The Plan of Development is organized with the implementation actions coming first, followed by the perspective that the Commission has brought to the planning process. Then the base line was established for what there is in Town with respect to the areas that are already developed and those which are undeveloped and are available for development or conservation.
Mayor Aman complimented the Planning & Zoning Commission on the Plan and provided a few comments.
He asked that the Planning & Zoning Commission look very carefully at where the property lines are drawn and where the transition zones are with regard to the Route 5 Corridor. He said people will look carefully at the property lines and either walk away completely from a piece of property or expect to be able to do anything allowed in that zone on that piece of property.
Noting the small amount of rental housing in South Windsor, Mayor Aman said that more is needed. He added that he has reservations about mixing apartments and commercial zones.
Deputy Mayor Streeter asked whether the 60/40 split with conservation and development is a realistic figure, and Mr. McCann said that the split itself is a goal or an ideal which is designed to convey the idea that there needs to be a balance struck between residential development and non-residential development.
Councillor Lassman Fisher asked how this Plan would be used at the Commission
Mr. McCann said that the Plan is a more generalized document than the regulations themselves and is often referenced within the regulations to give guidance as to what was meant when the zone was established and how the regulations should be interpreted. The Plan itself does not have the type of detail which would determine for the Planning & Zoning Commission whether a particular development is acceptable or not acceptable.
When asked about addressing the needs of the senior population, Mr. McCann indicated that a working group is being established, consisting of two members of the Planning & Zoning Commission, the Chairman of the Housing Authority (or a delegate), a representative of a developer of senior housing, a resident of an elderly housing unit in Town, a resident of a senior residence development in Town, and an attorney who represents developers of this type of housing. Their charge is to come back to the Planning & Zoning Commission with recommendations of the types of housing which need to be addressed to serve the needs of the elderly.
Of the 9,000 housing units in Town, only 508 are dedicated to elderly or senior housing. This includes nursing homes and the assisted care facility. The fastest segment of the population is individuals over age 65.
Councillor Pelkey referred to the number of acres of undeveloped land still available
Councillor Pelkey commented about the preferred vegetation species list to be used by developers. He said he would like to see the use of non-invasive plantings. He also asked that the Planning & Zoning Commission keep traffic calming techniques in mind.
A. Presentation of Fiscal Impact Analysis of Evergreen Walk
(See Attached Exhibit A)
Marge Anthony, Chairperson of the Economic Development Commission, explained that the Commission had divided into three subcommittees: Marketing, Business Retention, and Analysis and Impact Research. The Marketing Committee is discussing putting a public access program on television, and the Business Retention Committee has mailed out a business survey, and the Analysis and Impact Research material was being addressed this evening.
Mrs. Anthony explained that dollar figures being discussed this evening came from various Town departments.
Mrs. Anthony then introduced individuals from the private, non-profit economic development organization known as Connecticut Economic Resource Center (CERC)--Vice President of Research Jeff Blodgett, Research Analyst Alissa DeJonge, and Manager of Economic Development Craig Stevenson.
Mr. Blodgett began by stating that this evening's presentation related to fiscal impacts, specifics concerning Evergreen Walk and the costs associated with the project. The costs being addressed are in two categories
A slide presentation was then shared with the Council and viewing public. The following information was supplied as part of the presentation by Mr. Blodgett:
Fiscal impact analyses are designed to help public officials understand the costs and revenues from projects. The data collected includes the best estimates of costs and revenues from the developer. The developer's information was taken with regard to project specifics
For the purposes of this analysis, the assumption is that the growth in public services will remain at the current resident/non-residential split, and that costs and revenues will remain relatively fixed over the life of the analysis. Also assumed is that the indoor recreation center would be a private entity, subject to local taxes. An inflation rate of 2.8 percent was used. This analysis is not looking at job creation, population increases, or impacts on local and existing stores. It is focused on dollars and cents. It is assumed that if this project is approved, it will have no impact on the population growth trends in South Windsor.
The proposal is that Evergreen Walk will be 229.9 acres, including:
16 percent retail
3 percent indoor recreation
31 percent will remain as wetlands
23 percent future development being held for
subsequent phases
Commercial space currently makes up about 20 percent of the Town total, and Evergreen Walk would increase this by 12 percent. Commercial activity would consume about 5 percent of total police services in Town, of which 12.3 percent would be attributable to Evergreen Walk. If the project is approved, it is estimated that two new police officers would need to be hired; and the costs would be charged fully to revenues arising from Evergreen Walk.
According to the materials provided to CERC by the developer and the Town, the private road is part of the development. The installation, replacement and maintenance would be fully borne by the developer. There would be slight improvements to the public road, and the initial cost will be borne by the developer. Ongoing costs for the increased amount of
traffic or road space there would be the responsibility of the Town. Sidewalks at the site would be the responsibility of the developer. The Town would have some responsibility for maintaining the street lights, although the developer would have the initial costs for the new street lights required as a result of the development. Hookup of the sewers would be the developer
The Town currently realizes approximately $2,200 a year in tax revenues, so to maintain a balance, this amount would be viewed as a cost.
The average assessment per square foot is $68, with 375,000 square feet of retail proposed at the site
The total life cycle cost to the Town for this development (fire, police, police training, property tax loss, etc.) over a 20-year basis was calculated at $4.4 million. New tax revenues for the Town were calculated at $42 million in taxes.
The results are somewhat conservative because they have not looked at the taxes which would be levied on any business equipment. Therefore, the tax revenue has probably been underestimated. There may be $300,000 to $500,000 in construction fees levied by the Town to get the necessary permits to get the project going.
Questions from the Council were then addressed.
Mr. Blodgett was asked about an estimate of the personal property taxes, and he said if they were able to come up with fairly specific ideas with regard to the types of tenants and furnishings required, they might be able to provide an estimate.
Regarding a timeframe for a development this size, Mr. Galligan estimated that it could be five to seven years.
The Work Session was recessed at 8:05 p.m. in order to call the Regular Meeting to order. That meeting was recessed and the Work Session was immediately reconvened.
When asked about the impact of the recreation center, Mr. Blodgett estimated the revenue for the hotel and recreation center (205,000 square feet) at $500,000 a year, and it would be necessary to look at the ratio of the recreation center to the hotel. He felt the impact of the recreation center might be $200,000 per year if it was a public tax-exempt entity.
7. Executive Session - None
8. Adjournment
A motion to adjourn was made at 8:12 p.m. by Councillor Pelkey. The motion was seconded by Deputy Mayor Streeter and was unanimously approved.
Respectfully submitted,
Merlyn P. Guild
Assistant to the Clerk of the Council
Attachment
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