East Granby eyes apartment development
Greg Bordonaro zone change is largely a mundane task that represents the basic blocking and tackling of most planning and zoning commissions.
But sometimes it can symbolize something of greater importance, including a vision for the future.
That’s the case in East Granby, where the planning and zoning commission recently approved changes to the town’s Commerce Park Transitional Zone, opening up 264 acres of vacant land to new mixed-use development opportunities, including apartments and retail.
Already at least two landowners in the zone are considering apartment projects, trying to take advantage of the multifamily development boom that has taken hold in Greater Hartford — and nationwide — in recent years.
The zoning change is part of a longer-term vision for the bucolic town of around 5,200 people to become more than just a bedroom community that hosts thousands of workers during the day who leave at night for homes in nearby suburbs, said Gary Haynes, East Granby’s director of community development.
“We want to hold onto that small town character, but at the same time no one wants to be that bedroom community either,” Haynes said. “The town wants to have an identifiable center and in order to do that you need people in that center.”
The transitional zone sits adjacent to a commerce park zone, which includes manufacturing, warehouse and other commercial spaces, and the town’s village center near Route 187 and Route 20.
East Granby’s small population makes it difficult to attract amenities like a grocery store or even a pharmacy so it’s looking to build population density in and around its town center, currently home to small shops, eateries and professional service firms, Haynes said.
The town’s housing stock is dominated by single-family homes so it’s eyeing new apartments with modern amenities to attract Millennials who are not ready to own a home, or empty nesters looking to downsize and simplify their lifestyle.
“Both demographics desire a lively village center area with shops and restaurants within walking distance,” Haynes said.
The town doesn’t have to look far away to see that modern multifamily developments can work even in rural communities.
Neighboring Granby, which has around 11,000 residents, has become an apartment-development hot spot in recent years with nearly 400 rental units that have either come online, or are in the planning pipeline. In May, the 130 units at Granby’s The Grand at Ridgewood apartments sold for $33.3 million, or $256,000 per unit.
“The housing market has changed,” Haynes said. “We already have a lot of single-family residential stock. We are looking to encourage a diversity of development to help suit the needs of the community and help make the economic viability of a village center zone come to fruition.”
Two properties within the transitional zone — 73 Rainbow Road and 13 Nicholson Road — are being considered for apartment development, Haynes said.
The 7.82 acre Rainbow Road property, owned by Ted Brown, is currently listed for sale at $925,000.
Brown, who runs the Peter L. Brown Co., a home-improvement construction business founded by his father, said he started having conversations with a developer about building apartments on his land before the pandemic hit.
One of the attractions is renting units to nearby companies so they can house business travelers who fly in and out of nearby Bradley International Airport.
COVID-19 has slowed the momentum a bit, but Brown has hired an engineer to do a site plan, which estimates the land could accommodate about 110 apartment units. Since his property sits on Route 20 — a busy thoroughfare — the town also wants him to add a retail component to the project, which Brown said he is less bullish about given the struggles small merchants and restaurants have faced since March.
“I don’t think retail is a bad thing in general, but with COVID-19, who really knows what the future is going to bring,” he said. “I think having retail today is less desirable than it was before because of COVID.”
He said he’s also curious to see how the pandemic will impact the apartment market. Despite those concerns he’d like to present a formal site plan to the town this winter and potentially break ground on a mixed-use residential development next summer or fall.
Selling points
The transitional zone, which has about a half-dozen privately owned sites suitable for apartment development, allows numerous other uses including medical, manufacturing, warehouse/distribution and even office space.
However, the new regulations also added some restrictions on certain developments. For example, distribution facilities in the zone are now limited to 300,000 square feet or less, while manufacturing buildings can’t exceed 150,000 square feet. The aim is to limit the size of those types of properties located close to the town village center zone, which was created more than a decade ago.
Apartments are attractive near the town center, Haynes said, because they will put feet on the street, hopefully creating demand for more restaurants, shops or even a grocery store — amenities that are key to developing a definable town center.
In terms of selling East Granby, Haynes said the town is: close to Bradley International Airport and major highways; home to a strong advanced manufacturing base and highly educated population; and has many outdoor amenities like hiking trails, whitewater rafting and mountain biking.
The town recently approved its first brewery — Almost Famous Brewery, which is set to debut at 17 Kripes Road this winter — and has a popular winery, Brignole Vineyards on Hartford Avenue.
Developer looks to build high-end apartment complex in West Hartford
Don Stacom WEST HARTFORD — A developer is proposing a 26-unit luxury apartment complex at New Britain Avenue and Berkshire Road, the second time such a plan has been put forward.
This version includes two apartments set aside for workforce housing, and should be more acceptable to neighbors — and more attractive to the town — than the one that failed two years ago, developer Joe Calafiore said Friday
.“We spent quite a bit of the last year trying to answer some of the concerns. We worked with the design team, and I feel we’ve made changes that are beneficial,” Calafiore said.
Calafiore’s development firm, 47 Pratt Street LLC, will present plans for The Residences at Berkshire Road to the town council on Nov. 10.
The plan is for 23 two-bedroom apartments renting for $2,000 to $2,200 monthly, and a one-bedroom unit at $1,800 to $1,900 a month. Two additional one-bedroom units will be reserved for people making no more than 80% of the local median income; the monthly rent currently is projected at $1,061.
The project would be marketed to “empty-nesters looking to downsize but still maintain a residence in West Hartford, and young professionals,” according to Calafiore’s plan.
Calafiore said he spent more than a year trying to market the property for seven single-family homes, but got no serious offers or deposits in that time. He reworked the apartment complex plan to add the workforce housing component, which could provide local housing to teachers, firefighters and local workers who might not otherwise be able to afford living in town, he said.
The driveway was shifted away from a nearby property owner. Part of the building closest to one existing home was reduced from two stories to one, and the new plan substitutes hip roofs for gable roofs to further reduce the visual impact, according to the plan.
“We made changes so it’s more in character with the neighborhood. I hope the neighbors consider these changes to be pluses,” Calafiore said.
He is seeking a zone change to allow multifamily housing on the site. If it’s approved, construction could start mid-year in 2021 and end around the summer of 2022, he said.
Chuck Coursey, the project’s outreach coordinator, already held two Zoom presentations for neighbors. He is inviting anyone interested in learning more to contact him at chuck@courseyco.com.
Construction begins on controversial $10.7M Hartford affordable housing project
Greg Bordonaro A $10.7 million affordable housing development in Hartford’s Asylum Hill neighborhood, which drew the ire of local residents two years ago when it first aired, recently began construction after the developer was able to piece together financing for the project.
When completed, Clover Gardens will add 32 new units of mixed-income housing to four separate historic properties -- at 852, 846 and 834 Asylum Ave. and 1 Huntington St. -- that have stood vacant for years, said Sharon L. Castelli, CEO of the Chrysalis Center Inc., whose nonprofit real estate arm is developing the project.
Construction began early this month after Chrysalis raised funding from myriad sources, including the Department of Housing, Connecticut Housing Finance Authority, U.S. Department of Housing and Urban Development, State Historic Preservation Alliance, among others, Castelli said.
Clover Gardens will offer studio and one-to-three bedroom rental units at different price points, ranging from about $999 to $1,900, for people earning different incomes. Eight units will house clients from Hartford nonprofit HARC, which provides services for individuals with intellectual disabilities.
Those residents will have jobs and can earn up to $30,000 a year. Fourteen units have been set aside for those earning incomes up to $61,500; 10 units are for those earning between $65,000 and $85,000.
Chrysalis’ real estate arm -- the Chrysalis Center Real Estate Corp. -- is constructing the project. Chrysalis bought the Asylum Avenue properties in 2017 for $850,000 from the Jumoke Academy.
When Chrysalis first aired its plans for the development, the response was negative from nearby residents who argued the area already had an abundance of low-income housing. The city of Hartford does have one of the highest rates of affordable housing in the state, which has touched off a debate lately about the fairness of Connecticut’s housing policies.
Despite the opposition, Castelli said her organization was able to get financing in place. She said she understood the concerns of neighbors, which is why the projected incorporated housing units for households earning higher salaries up to $85,000.
Overall, she said the project is a positive for the community because it’s going to take vacant and dilapidated historic buildings -- at least one of which was used as a crack house and for prostitution -- and make them functional again.
“I'm just really pleased that we were able to piece the funding together to improve the neighborhood,” Castelli said in an interview. Because the properties are historic, construction must preserve the original character of the buildings.
The trim, doors, staircases, casings and other items will be removed from each building, preserved and then reinstalled once the interior renovations are complete, she said.
“This property will be an anchor for the Asylum Hill neighborhood,” she said. “It’s going to be a showpiece to the community.”
The properties will also stay on the city’s tax rolls, an important point, Castelli noted, since more than 50% of property in the city remains tax exempt.
Konover has been hired as the property manager.