ࡱ> mol` $bjbj .BZp p p p p p p  8<<4 :m||lllllll$nhJq|lp N'N'N'lp p l)))N'p p l)N'l))NYp p _p UB(pq[DmlL m0:m[\q(q`_qp _\ *)!|"ll)d:mN'N'N'N' D  p p p p p p   MEMBERS PRESENT: Chairman Patrick Kennedy, Gary Bazzano, Bart Pacekonis, Louise Evans, Michael Sullivan, Suzanne Choate, and Clifford Slicer ALTERNATES PRESENT: Dan Jeski Chris Lariviere STAFF PRESENT: Marcia A. Banach, Director of Planning SPECIAL MEETING MADDEN ROOM CALL TO ORDER: Chairman Kennedy called the meeting to order at 7:30 p.m. NEW BUSINESS: Discussion/Decision/Action regarding the following: 1. Review of By-Laws Kennedy noted there was a minor revision neededregarding the absence of Section 2-196 in the By-laws. Evans made a motion to amend the bylaws by inserting Section 2.196. Bazzano seconded the motion. The motion carried and the vote was unanimous. 2. Preliminary discussion regarding potential development at Evergreen Walk Alan Lamson Lamson had the following comments in his presentation: Presented the history of Evergreen Walk. Submitted a portfolio of designs from Bozzuto Brothers, titled Creating Communities. Proposal in the near future for office/residential component for the area southwest of the Shops at Evergreen Walk, which will be connected to the Shops. There is a demand for residential in this type of environment. There is the possibility, with this type of proposal, that it will stimulate future development. A one-acre town square with buildings around it will connect to Evergreen Walk buildings will feature retail on the first level and residential on the second and third level (transitional area). West of the transitional area will be live-work units (people live above their shops), completed by an area that is strictly residential at the far west side of the site. A community building will be part of the transition area where the town square is placed. The apartments will be clustered around mini-parks; the intent is to provide character. Evergreen Lake, a retention basin, will be created at the rear of the proposal. Significant wetlands are located between the proposal and Clark Street. A trail system will be placed through the area behind the apartments along Plum Gulley Brook up to Deming Street. While the trail system will be privately-owned, the intention is to allow public use. A change in the Regulation is required for this proposal to become a reality because of the residential area being presented, probably in the form of an overlay district. The overlay zone would contain criteria for the number of residential units that could be built in the Gateway Development Zone; percentage of land that could be developed for this type of use; and provide a cap. Intent is to have a General Plan update for all of Evergreen Walk when an application is submitted. Tom Baum, President of Bozzuto Brothers, the selected residential builder, had the following comments in his presentation: Bozzuto is a full service real estate company based in Maryland: they build and manage their own projects. The proposal will feature a new trend of residential rental/ownership which has become prevalent in the U.S. Main Street is created by providing retail on the ground floor and residential over the retail. They are also involved in renovations to existing buildings, i.e. 1930s theater in Maryland. Bozzuto Brothers built Hawthorne Village multifamily development on the Cigna campus in Bloomfield; a development in South Windsor would be even more upscale than Hawthorne Village. Hawthorne Village serves customers that are young, empty nesters, etc. Work units would contain small businesses such as ice cream shops, real estate office, dentists, florists, and chiropractors. An invitation was extended to the Commission to visit the Hawthorne Village in Bloomfield to evaluate the development there. Developments of this type do not generate many children 1 bedroom units cater to the younger individual Bloomfield has 20 children out of 250 units resulting in low municipal impact. John Finguerra, original owner/developer of much of Buckland Hills, had the following comments in his presentation: Noted the success of the areas in Manchester and South Windsor that he has developed. Presented the history of coming to South Windsor with this proposal and history of Evergreen Walk. Focused on the importance of the town square and the apartments and the benefit to South Windsor. Discussion ensued among the Commission members with the following comments and concerns: Replies will be in Italics. Residential is a viable attribute with commercial. Interconnection from the residents of the apartments to South Windsor, not just to Evergreen Walk. A separate village is not desired. Connection to Smith Street. Clarification of town square. Town Square is a major design feature, with a one-acre park-like gathering area for people and events. The housing and shops are arranged around the Town Square, with all of the parking on the outside. It is desired not to have an island of bituminous around town square. The design challenge is to not give that experience of having to see all the parking before they see the destination; the design is oriented to traditional neighborhood development. Number of units envisioned. 376 units. Impact on infrastructure. Proposal will bring more tax dollars to South Windsor than it will cost in services. Clarification of phasing. The entire project will be built at the same time, but the various phases will open over a period of time. Clarification of apartments in rear of the site and parking. Garages will be connected to the units. It is desired that the semi-private path be available to residents of South Windsor. Success of the entire Evergreen Walk development requires people. Clarification of control of apartments in order to keep as high end rentals. Controlled through management. Condos vs. rentals. Rentals can be controlled by management company; condos are controlled by an association that is outside of Bozzutto Brothers control.. Traffic. That is being reviewed. Distance to Shops at Evergreen Walk. Approximately 1200. Concern of demographics changing in 20 years. It is not desired to see a lot of impervious coverage. It is not desired to see repetitious architecture. Upscale apartments and people graduating from college do not mix they do not have the money at that period in their lives. It is preferred to see multi-level parking garages, thus preserving more green space. When Regulations are changed they are changed for the whole Town and many things have to be reviewed, e.g. impact on schools, traffic, seniors, and future hardships presented. Rooftop screening for Evergreen Walk has been slow to develop. It desired not to end up with substandard housing. It might be wise to investigate mixed-use for this area. Prefer to see ownership type of housing holds a stronger value for a longer time. Clarification of future rents. $1100 to $2000 per month depending upon the number of bedrooms; units placed around the town square are the most popular. ADJOURNMENT: Pacekonis made a motion to adjourn the meeting at 9:40 p.m. Bazzano seconded the motion. The motion carried and the vote was unanimous. ________________________________ respectfully submitted Date Approved Phyllis M. Mann Recording Secretary.     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