TOWN OF SOUTH WINDSOR
TOWN COUNCIL WORK SESSION
COUNCIL CHAMBERS NOVEMBER 15, 2004
SOUTH WINDSOR TOWN HALL TIME: 7:00 P.M.
1. Call Meeting to Order
Mayor Havens called the meeting to order at 7:05 p.m.
2. Roll Call
Members Present: Mayor Edward Havens
Deputy Mayor John Pelkey
Councillor William Aman
Councillor Thomas Delnicki
Councillor Deborah Fine
Councillor Judith Paquin
Councillor Elizabeth Pendleton
Councillor Roseann Williams
Also Present: Asst. to the Town Manager Judith Hall
Town Attorney Barry Guliano
Absent: Councillor Matthew Streeter
3. Public Participation - None
4. Communications - None
5. Town Manager’s Report - None
6. Items for Discussion
A. Review of Conceptual Plans for Evergreen Walk - (Marcia Banach,
Director of Planning, to Review)
Ms. Banach said she was present to provide an update on The Evergreen Walk Development Project; and to give the listening audience and the Council an idea of what to expect, at that site, in the future.
ITEM:
6. A. (Continued)
Referring to two display boards she had brought with her, Ms. Banach stressed that the “detail” on these boards (which were difficult to discern) were not important—that she was merely using the boards to show “relative positioning,” only.
Ms. Banach began her review by reminding Council that the entire 230 acre property that comprises Evergreen Walk stretches from Deming Street to the north, down to Smith Street to the south, Buckland Road on the east, all the way to Plum Gulley Brook on the west—230 acres, all of which was purchased by Richard Ripps and John Finguerra (doing business as Evergreen Walk LLC).
The Director stressed the fine point that the Shops at Evergreen Walk, are merely one component of the entire development known as Evergreen Walk. Using the display boards, she then pointed out the remaining “buildable areas;” and the regulated “wetlands” which, she added, are generally not available for development.
Referring, once again, to the display boards, and stating that the plan depicted there was the “concept plan” approved by the Planning and Zoning Commission in 2001, Ms. Banach informed those listening that the approved plan included about 1.2 million square feet of buildings. And, she added, that 1.2 million feet consists of--(1) 375,000 sq. ft. of retail space; (2) 75,000 sq. ft. of an indoor recreation area; (3) a 130,000 sq. ft. hotel; and (4) 650 sq. ft. of office area located, entirely in the northern half of the site.
Ms. Banach then pointed out the major boulevard and roadways that link the entire site from Deming Street all the way to the main entrance across from Lowes. What is unusual about this site, she felt, was the “almost a mile” of frontage along Buckland Road which, she added, has been limited to only three access points along that mile of road. She credited the success of this implementation to the Town’s Access Management Plan.program.
Ms. Banach then detailed how the site currently compares with the original Master Plan—i.e., originally planned and approved was the “Expo Design Center”--a 90,000 sq. ft. upscale sister store to Home Depot] and the only “big box” type store originally planned to be located on the entire 230 acre site. The Expo Center was to be located at the most southerly portion of Evergreen Walk, directly across from Loews
ITEM:
6. A. (Continued)
The second approval included in the original Master Plan was for Eastern Connecticut Health Network (ECHN) for a 40,000 sq. ft. office building on the corner of Deming Street and Buckland Road. Construction on this building has not yet begun, she added, but ECHN has recently indicated that they are ready to begin construction.
The third approval, according to the Director, was for The Shops at Evergreen Walk—the shops themselves. That “Shops” property, about 40 acres, is now owned by Poag and McEwen, the Lifestyle development company, she reported. The Old Navy Store, to the north, according to Ms. Banach, is the “furthest north reach” of the actual Shops at Evergreen Walk.
Currently, Ms. Banach reported, there are still three (3) “outbuildings” that are not constructed at Evergreen Walk. The Director then pointed out the location of these proposed buildings—one being a stand-alone “restaurant” to be located near the “round-about;” a second restaurant to be constructed at the corner of Hemlock and Buckland Road—an Asian restaurant; and a third building, directly across from the Old Navy building which is to be another retail building, about 26,000 sq. ft. in size, and for which ground has not been broken as yet. She added that, attached to the Old Navy store, was another 7,000 sq. ft. of retain which is currently in the early stages of construction.
Another aspect of this Evergreen Walk touched upon by Ms. Banach was the “walkability” factors considered in its development. She pointed out by use of the display boards those areas where the Planning and Zoning Commission has already manifested its very strong interest in “pedestrian orientation.” The Commission, she added, worked very hard with the developer to insure “good walkability” within Evergreen Walk—and intends to continue that trend throughout the entire remainder of the property.
The Director said that the most recent approval was for L.A. Fitness which is a 45,000 sq. ft. indoor recreation center. The construction of this facility, she reported, has just begun and can be located just north of Hemlock Avenue.
ITEM:
6. A. (Continued)
Returning to the subject of the “Expo Design Center,” this company has released its site and it has been acquired by Poag & McEwen, the Owners of The Shops at Evergreen Walk. The site, she said, is about a 10-acres in size; however, to date, Poag & McEwen have not presented their plan to Planning and Zoning indicating what they would like to do with their additional 10 acres.
Ms. Banach’s next topic was “roadway improvements” included in this project. She said that many of these improvements were coupled with the construction of The Shops at Evergreen Walk, because this phase of the project was one of the biggest traffic generators.
The next step in the planning process, according to the Director, is a major Buckland Hills Area Transportation Study--a joint study with the Town of Manchester which is about to begin. This study, she said, is going to look for major solutions to ever-increasing traffic—including taking a look at the “interstates” as well as looking at local and State roads. According to Ms. Banach, because of the scope and importance of this Study, the Connecticut Department of Transportation has chosen to conduct it.
However, Ms. Banach added that much input for this Study will be received from the Towns of South Windsor and Manchester, and from the Capitol Region Council of Governments (CRCOG). Also, she added that she and Jeff Doolittle (Town Engineer), are “heavily involved in that process,” and would continue to be involved.
Ms. Banach credited State Senator Gary LeBeau for having secured $500,000 funding from the State for this project. Prior to that, the Town had received a $370,000 Grant from CRCOG—a good start; but not enough to do the entire study and not available right away. The $500,000 received through Sen. LeBeau is available immediately, she said, and will enable the Town to get a “real jump” on getting this Traffic Study started immediately. The Study, she added, has an 18-month timeline.
Returning to the diagrams on the display board, and referring to the future of Evergreen Walk, Ms. Banach pointed out the “huge” amount of land that has received no designation; the 600,000 sq. ft. of office space still to be constructed; the fact that the hotel planned for the site is yet unnamed; and no indication from Poag & McEwen as to the fate of the 10 acres south of the Shops.
ITEM:
6. A. (Continued)
To the west of the project, she added, there are four (4) sizeable building areas—whose uses have not yet been identified; however, the Developers have been indicating over the years their desire to have a “housing component” as part of this project. She did add, however, that the present Gateway Zone Regulations of the Planning and Zoning Commission does not permit “housing” at this site; and the developer would have to work with P&Z to determine if housing will be able to be a part of this development.
The Director felt strongly that The Shops at Evergreen Walk have set the tone for the quality of development the Town expect to see in the entire Gateway Zone. She also asked that the listening audience understand that “the whole of Evergreen Walk will not be done “in just a couple of years.” She cited the fact that neighboring Buckland Mall has continued to develop over the last 15 years; and is still developing. She expected the same timeline for Evergreen Walk—a 15-year, plus, project. Ms. Banach said she would be returning to Council periodically to update the Members on any new developments on this project.
Ms. Banach then asked the Town Council Members if they had any questions.
Councillor Fine, after commenting on how beautiful the development is to date, asked about the difference in “coloring” of the bricks along the roadway by The Shops, and their purpose. Ms. Banach responded that in the initial rush to be ready for the “Grand Opening,” the wrong color brick was started; stopped part way through; and the correct color then installed. She went on to explain the intent of the two-color brick installation in the parking areas near The Shops.
Councillor Delnicki, referring to the prospect of eventually including a residential development as a part of this project pointed out that, unless what was being planned was a 55-and-over residential development, children could not be prohibited, pointed out the dangers associated with school buses entering and exiting from Buckland Road; parents coming home from work; etc. He concluded his remarks by stating that he did not ”have a good feel for the concept of residential development” at this location; and went further by predicting that most people in South Windsor would not support this concept. Ms. Banach said that Planning and Zoning has expressed some concerns about it, also.
ITEM:
6. A. (Continued)
In defense of the concept, however, Ms. Banach pointed out that, she felt, these types of issues arose “from a suburban perspective.” From a “down-Town New England perspective,” however, she said there was absolutely nothing foreign about a Main Street with apartments over retail stores, etc. and no one had trouble functioning. She also said that there are some benefits to a mixed use community—a kind of synergy that, if the project is done right, starts making it all work together.
Councillor Delnicki also remarked about the good news that the South Windsor WPCA had approved extending the sanitary sewer stub across Buckland Road to the opposite side from Evergreen Walk, prior to the repaving of Buckland Road, that will facilitate future sewer expansion on that other side.
No one present could answer Councillor Delnicki’s question regarding the possible creation of “special taxing districts” mentioned in the Town Manager’s letter to Council. Saying that such a proposal needed to be explained, the Councillor said he would save his question for the return of the Town Manager.
In answer to Councillor Delnicki’s question regarding special taxing districts, Town Attorney Guliano said that, before addressing the question, he wanted to make certain that everyone understood that “we are not talking here about tax incentives, or tax forgiveness, or anything like that with respect to this project.” He said that the “tax districts” that were referred to would be a way where the developer, or whoever owned the property, would actually pay more taxes which would then be returned to them; and, in certain instances, he said, there would actually be tax and other advantages to the developer to do it in that way.
Atty. Guliano, as a point of clarification, explained that the developer would pay (#1)100% of their regular normal taxes; however, if the concept is approved, could (#2) pay an additional “special tax,”--the revenue from which could then be used to reimburse certain improvements within that development or district.
Councillor Pendleton asked if the Town was permitted to make suggestions regarding (i.e.,) the 10-acre building lot that remained. Ms. Banach said that the Council could always make suggestions—what did she wish to see located there. Councillor Pendleton said that she had received requests “from many citizens” that some type of “specialty food store” be located somewhere within Evergreen Walk. Another suggestion was an “outdoor skating arena” for quality family time.
ITEM:
6. A. (Continued)
Councillor Pendleton also asked if there was a possibility to take the sidewalks located here at Evergreen Walk and extend them down to “Town Center.” Ms. Banach said she could give assurances that the present sidewalks will be extended from their present location “all the way up to Deming Street; however, she added, from Deming Street to Town Center, as the individual properties in the Town Center come in for something that requires “site plan approval,” the Town will do its best, at that point, to start putting in pedestrian “linkups.”
In addition, if this conceptual special tax revenue is adopted, ; however, there may be a tax above and beyond the regular taxes that could be used for certain things that may go on within that particular district (or development). Those special tax revenues, only, could then go back to reimburse certain improvements within that development, or district.
In closing, Councillor Pendleton expressed her opinion that this was “a community within a community” where she could envision the construction of apartments as a part of it.
Councillor Aman wanted the record to show that he was “very much against” apartments being built within Evergreen Walk. He felt that locating apartments next to a commercial zone of this nature leads to problem. He cited examples of the Manchester Parkade, and Front Street, in Hartford where, he felt sure the original thought by the developers, and the Town, was that “this was a great idea and something we should have.”
The Councillor made special mention of those areas around the Civic Center in Hartford; and around Manchester’s and East Hartford’s Main Streets—all of which, for the first 20 or 30 years, he felt the apartments were incredibly successful; and then the Towns ended up “having to spend a tremendous amount of money in the area. For these reasons, he added, he was personally very much opposed to placing a residential component in that area. As previously mentioned, “luxury apartments” mean large apartments; and large apartments (during less “vibrant” times) mean children, and school buses, etc. He felt that a Town Council 20 or 30 years from now would be bemoaning the original decision to allow these apartments.
ITEM:
6. A. (Continued)
In closing, Councillor Aman again asked that the record reflect his comments; one reason being that he did not want the Developer to have heard this evening’s presentation (particularly the proposal for apartments) and concluded that “there was no real opposition” to the proposal.
Councillor Williams, referring to the “traffic study” mentioned several times during the presentation—and its expected cost of $370,000, or $500,000, asked if this was “bonding money.” Ms. Banach explained that the $500,000 is State Bond Commission money; and $370,000 is Federal Highway money.
The Councillor then asked if both South Windsor and Manchester would be sharing the cost. Ms. Banach said that the State Department of Transportation (DOT) was selected to be the “lead agency.” This means, she added, that the money will go directly to DOT; and, to date, DOT has not asked the Towns to share in the cost. Councillor Williams then asked if it is known yet what this will mean to the taxpayers. Ms. Banach said she agreed that this was, perhaps, a premature question until such time as some of the results of the study are received.
Deputy Mayor Pelkey publicly thanked Connecticut State Senator Gary LeBeau, together with State Senator Hanley from Manchester, and State Representative Nancy Kerensky for the work they did to acquire these monies. He then went on to ask the Director of Planning to update Council on any “traffic calming” measures planned; and the progress on a special drainage system for the water flow.
Ms. Banach said that Evergreen Walk was “rife” with traffic calming measures—i.e., brick intersections; all crosswalks are stamped concrete/stamped brick and are textured; a “round-about;” etc. She then went on to explain the “rain gardens” installed and being tested as drainage control measures.
Other questions followed regarding snow removal; what traffic considerations will be incorporated into the Traffic Study.
Councillor Fine suggested a “cultural arts/library center,” be considered for future location on a portion of those 10 empty acres originally planned for the Expo Center.
ITEM:
6. A. (Continued)
Mayor Havens then thank Ms. Banach for her presentation; and for the work she and other staff had dedicated to the success of Evergreen Walk. He added, for the audience’s information, that the tax revenues realized from Evergreen Walk for the present year (as he understood it) may be close to $1 million. He felt the entire project was a boon to the Town and the area.
B. American Camp Association Accreditation (Ray Favreau, Director of
Recreation, to Report)
Mr. Favreau said he proud to tell the Council that, in keeping with its continual quest for quality, all three of the Town’s Summer Day Camp Programs are accredited with the American Camp Association (ACA).
Continuing, Mr. Favreau said that Camp Discovery has been accredited since 1998; and, now the Pre-School Camp and Teen Camp Adventure Unit is now joining Camp Discovery in that accreditation.
By way of providing some explanation of the parameters needed to received this accreditation, Mr. Favreau briefly explained the program developed by the ACA. This program, developed exclusively for the Camp industry, he noted, is “nationally” recognized and focuses on program quality, health, and safety issues; and requires the Recreation Department to review every facet of the Town’s Camp operation—over 350 different standards have to be met.
Giving examples of those standards, Mr. Favreau mentioned items such as “vehicular traffic for ‘drop-off’ and ‘pick-up’ zones for campers; staff training requirements (CPR and First Aid, Child Development, Child Abuse; etc.); field trip precautions; camper/staff ratios; and others. Documentation is maintained by Town staff of all our compliances to these standards in separate binders for each Camp.
Mr. Favreau elaborated on the type of standards the Town must comply with; and the manner and conduct of the inspections conducted by the ACA before the coveted accreditation is forthcoming.
ITEM:
6. B. (Continued)
Mr. Favreau also pointed, with pride, to the fact that South Windsor is the only municipal day camp, in New England, to have achieved this distinction—and the first, ever, in Connecticut.”
What accreditation by the ACA means to South Windsor, according to the Director, is:accountability; national recognition; increased and consistent quality and safety for the children and staff; curriculum enhancements and ideas; and training for parents and staff—to name a few of the benefits.
Mr. Favreau then gave a brief background on the circumstances leading up to South Windsor’s accreditation status. He also spoke of the future advantages for South Windsor should the State of Connecticut ever mandate the same standards for day care facilities run by municipalities as it now does for privately run day care centers. He felt that South Windsor has positioned itself so advantageously for that transition that it will be “more than prepared.”
The Director then asked if Council had questions regarding this presentation.
Mayor Havens thanked Mr. Favreau and his staff for all the work involved in achieving this accreditation.
Councillor Williams also commended Mr. Favreau and his staff for all their work; and asked if renewing the accreditation in three years would again involved an “on site inspection” or was it automatically renewed. Mr. Favreau said that the Recreation Department would go through the entire process again in three years.
Councillor Delnicki felt the fact that our Recreation Department had received 100% scores in the 20 out of 21 categories; and 96% in the one that was not 100% had to be made known to the public. He felt that these scores were “outstanding” and something to be very proud of.
ITEM:
7. Executive Session - None
8. Motion to Adjourn
A Motion to adjourn was made at 7:55 p.m. by Councillor Fine; was seconded by Councillor Delnicki; and approved, unanimously.
Respectfully submitted,
Patricia R. Brown
Clerk of the Council
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