Ok, I am continuing with the “DRAFT” of “FINDINGS-W/S DEVELOPMENT ZONE MAP CHANGE.

g) Any internal circulation system encourages pedestrian use and provides linkage throughout a development to the maximum extent possible.

The proposed development plan shows a walkway system beginning at two locations on Dickerman Road proceeding through the open, common areas within the proposed residential portion of the site and also along the buffer area adjacent to the Ten Mile River. The walkways cross the rier at two locations: one across restored Great Fill and culvert leading through the area of the heritage monument into the restaurant court portion of the site. This area also contains some outdoor eating areas and terraced overlooks of the river. Pedestrians also have the option of crossing the river on the proposed timber bridge that is proposed with a dedicated walkway. The primary retail portion of the site has clearly defined walkways that are shown with distinctive crossing across the interior roadways.

The Commission believes that the provision of public acces along and to the Ten Mile River corridor is an important design feature well attended to within this proposal. It is also our opinion that the location of the walkways will maximize pedestrian safety.

h) Separation of vehicular and pedestrian traffic is maintained to the greatest extent possible.

As noted above, pedesetrian and vehicular traffic is well-separated in the proposed development. The proposed trestle bridge has pedestrian traffic isolated by a divider from the vehicular traffic.

It is the opinion of the Commission that this proposal meets the requirements of this standard.

i) Adequate on-site parking for the proposed development is provided, consistent with items f) through h), above.

The Commission is concerned that the proposed standard (1.5 spaces per unit) for the residential area is inadequate. EDITORS NOTE: WHAT ABOUT THE RETAIL PART? IS THAT WHY A PARKING GARAGE WAS DISCUSSED. WESTFARMS MALL, MERDEN SQUARE AND TRUMBULL MALL HAD TO BUILD PARKING GARAGES AND THEY ARE USUALLY FILLED.

The regulations will be modified to change this to 2 spaces per unit. (See below.) The appliant has provided reasonable demonstrations, via aerial photography at peak periods, that the proposed retail parking will be adequate even in the holiday season. Theatre parking is to be in an underground garage, reducing the impermeable surface required.

EDITORS NOTE: PARKING FOR THE THEATER IN AN UNDERGROUND GARAGE? WHEN WAS THIS DISCUSSED AND WHEN DID THE PUBLIC HAVE A CHANCE TO COMMENT ON IT?

It is the opinion of the Commission that this proposal meets the requirements of this standard.

j) Storm water run-off will be controled wherever retention or detention is possible and that all proper and necessary easements will have been obtained by the applicant.

The stormwater management system was designed with extensive infiltration and pretreatment. There are no direct discharges into the Ten Mile River. The IWWC has noted that the applicant has stated that the proposed stormwater management designs will have the least impact on the wetlands and watercourses on or off the site compared to alternative storm water management designs presented during the public hearings. The applicant reports that no easements are needed from any entity for the installation of the stormwater management system.

The site plan does create a spillway over a portion of the Great Fill for flood control purposes. Though historically significant, the Great Fill became a dam for floodwaters upon its construction in 1820. The proposed spillway will provide a by-pass for 100 year and greater storm events, reducing the upstream of the Great Fill.

It is the opinion of the Commission that this proposal meets the requirements of this standard.

k) The design and construction of buildings, other structures and facilities by virtue of their location, orientation, texture, materials, landscaping, general bulk and height and other features would be consistent with the Town and would show design merit.

This center is proposed in an area whose landscape is dominated by an Interstate Highway with an interchange, an area within the community that is best suited for projects of scale. The retail portion of this project is broken up into plaza blocs that are separated by pedestrian walkways. Based on the typical renderings provided by the applicant, the Commission feels this will be aesthetic and not overpowering development.

The largest commercial building currently proposed is the theatre, which has 75,000 sq ft. of space. The anchor store at the other end is currently shown as -50,000 sw. ft, or smaller than the existing Super Stop & Shop in town. This is consistent with the general limitations on commercial buildings.

It is the opinion of the Commission that this proposal meets the requirements of this standard.

l) The perimeter edge of the proposed development relates to existing development with respect to scale and setback.

As noted above, the organization of buildings upon this property avoids unfoavorable scale at the perimeter edge of this property. Changes in the landscaping requirements (below) will improve the appearance of the perimeter. A reasonable setback has been provided between this project and the residential development on the northern edge of the property and that a more substantial landscaping buffer has been provided along this edge.

EDITORS NOTE: JUST LIKE THE LANDSCAPING BUFFER ON ST. JOSEPH STREET!!

It is the opinion of the Commission that, with changes to the proposed regulations, this proposal meets the requirements of this standard.

m) Landscaping, lighting, graphics, street furniture have beenn coordinated to create a pleasing public environment.

All of the above are shown in the Conceptual Architectural and Signage information supplied by the applicant. The Commission believes that the presentation of these in the report is generally favorable and establishes a good point of beginning for refinement during the site plan phase.

It is the opinion of the Commission that, with changes to the proposed regulations, this proposal meets the requirements of this standard.

n) The open space system including pedestrian walks is usable, beneficial and can logically be expected to connect to existing and/or future walks on abutting properties.

Access and use of the open space areas has been provided on the proposed plan including a pedestrian nature walk within the river corridor and a public gathering lawn overlooking the river on the residential side of the property.

The plan includes an organized open space area around the restaurant court in the central portion of the site. This open space has public access from all sides and will create beneficial activity in tis center portion of the site.

All of these elements combined with the pedestrian walkways will firmly establish the importance of pedestrian activity within this project.

The proposed plans also indicate a future connection the the Farmington Canal Heritage Trail and it is assumed that the applicant will make a sincere effort to accomplish this linkage.

It is the opinion of the Commission that this proposal meets the requirements of this standard.

o) Open space set aside or established pursuant to the proposed application site plan shall be made available for public use. The open space land shall be held in ownership by the applicant landwoner and shall be subject to an agreement with the Town to be filed on the Land Records at the time of approval regarding the applicant landowner’s responsibility for maintenance of said open space.

This site contains large ares of property that will remain undeveloped within the Ten ile river corridor. As noted earlier, this open space will be available for public use with the creation of the pedestrian nature walk.

The specific legal documentation regarding continued ownership, stewardship, and public use must be submitted during the site plan phase of approvals. It is anticipated that the public will also have access to and use of the public gathering area and overlook field on the residential side of the property. All of these concerns should be addressed in the legal documents. This requirement is being added to the revised regulations (below).

It is the opinion of the Commission that, with changes to the proposed regulations, this proposal meets the requirements of this standard.

p) Recreational or park-like areas related to residential units shall be shown.

The residential portion of this site contains common areas between neighborhood blocks with a pedestrian walkway, access to the nature walk, active recreation with tennis courts, an overlook field and a public gathering lawn on this side of the Ten Mile River.

It is the opinion of the Commission that this proposal meets the requirements of this standard.

q) Any residential units proposed will be beneficial to the Town of Cheshire, satisfy a demonstrated need within the local housing market, and be integrated with and demonstrably enhance the overall development. The total floor area devoted to residential uses shall be less than 40% of the floor area of buildings devoted to other uses.

The burden of demonstrating need was upon the applicants and they have provided their opinion with statistical support in the “Market Study, Residential Component, The Shoppes of Cheshire” submitted with the application. The 40% floor area requirement is a hard and fast rule and there has not been any attempt to exceed this requirement. The residential layout and building types may evolve somewhat based upon market conditions,but must always be less than 40% of the non-residential total and never exceed two bedrooms per unit.

The plan to provide condominium townhouses addresses a type of residential property that is not in Cheshire. It should be appealing to both young professionals working in Hartford, Waterbury, Meriden or New Haven, as well as “empty-nesters.”

It is the opinion of the Commission that this proposal meets the requirements of this standard.

EDITORS NOTE: As far as that Beta Group goes, why did the town pay them $35,000 to do a traffic study when we are reading this now? Why did they bother.

And as far as lighting is concerned, anyone associated with the Town Government knows where I live. Go down my street at night in the winter and clearly see the lights from Mt. Southington SEVERAL MILES AWAY!!!