MANSFIELD DOWNTOWN PARTNERSHIP, INC.
BOARD OF DIRECTORS MEETING
October 3, 2006
MINUTES
Present: Stephen Bacon, Martin Berliner, Thomas Callahan, Bruce Clouette, Dianne Doyle, Al Hawkins, Janet Jones, Philip Lodewick (by phone), Betsy Paterson, Dave Pepin, Steve Rogers, Phil Spak, Frank Vasington
Staff: Cynthia van Zelm, Tricia Rogalski, Lee Cole-Chu
Guests: Matt Hart,
1. Call to Order
Steve Bacon called the meeting to order at 4:00 pm as Philip Lodewick was joining by phone.
2.
There was no public comment.
3. Approval of Minutes
Mr. Bacon had a correction to the minutes. He was not at the last Board meeting. Dave Pepin made a motion to approve the minutes with this correction. Betsy Paterson seconded the motion. The motion was approved with abstentions from Martin Berliner and Dianne Doyle.
4.
Update on
Macon Toledano, project
manager for LeylandAlliance, gave an update on the project including showing
some of the proposed changes to the layout from
Mr. Toledano said that Urban
Design Associates will be putting together a pattern book for the
Mr. Toledano showed some of the new suggested design changes projected from the computer.
With respect to the town
square and its surrounding roads, Mr. Toledano and his team worked with local
transportation engineer, Dr. Norman Garrick, to determine how the traffic flow
will work even more effectively. The
suggestion is that the square will work better if there is a direct connection
with
Frank Vasington asked if
Mr. Bacon asked if there was parallel parking on the square. Mr. Toledano replied in the affirmative.
Mr. Toledano said a stonewall
is also planned on the EO Smith High School side of
Mr. Toledano referenced
Phase 4 which is the far end of the project near So.
Ms. Paterson asked about the location for the farmer’s market. Mr. Toledano said the square could serve as a location for the farmer’s market and accommodate trucks pulling up to the square with their goods. The square could also serve as a place for events similar to the larger square at the other end of the project.
Mr. Toledano said that parking would be located in two garages, which will allow for the garages to not be as tall and help with funding issues. Parking will also be located along the streets. He said that because there is a big drop in grade in Phase 4/”Marketplace,” there might need to be underground parking here. The thought is to have a small grocery store located here.
The townhouses in the back of the project would have their own parking. The first phase of the garage would accommodate residents in the mixed-use buildings.
Mr. Clouette asked about the
phasing. Mr. Toledano said the staging
for Phases 1, 2 and 3 would be in the Phase 4 area (where
Mr. Pepin asked about the
curved roads. Mr. Toledano said this
allows people to explore and sited
Mr. Toledano said the back
area of the property designated for housing has been walked through several
times with
Cynthia van Zelm asked Mr. Toledano to talk about the parts of a pattern book.
Mr. Toledano said a pattern book shows patterns for architecture as well as perspectives and models of spaces. The pattern book will show heights and parking areas. The pattern book also looks at the uses of buildings. The engineers will use the pattern book to help prepare engineering plans as part of the zoning application.
The pattern book is
With respect to next steps, Mr. Toledano said the updated concept master plan and grading information has gone to the engineers at BL Companies to recommence putting together the map amendment application. Tom Cody is continuing to work on the text amendment application. These will both need to go through the staff review process at the Town. Desman Associates is running the latest numbers on parking and has been in touch with the Town’s parking consultant.
Tom Callahan asked how many residential spaces are now being contemplated. Mr. Toledano said the team is looking at 690 spaces; the Municipal Development Plan limits spaces to 800. There is proposed to be about 100 more for sale spaces than for rent spaces. Mr. Toledano said it important to be responsive to the market. The team has heard a lot of interest in the for sale units. Retail Commercial space is estimated at 150,000 square feet.
Mr. Callahan asked when the
text and map amendment applications will be complete. Mr. Toledano said the text amendment has gone
through many iterations with the Town Planning Director. The Planning and Zoning Commission has
indicated that it does not want a workshop prior to formal submittal of the
applications. This makes staff review
even more important. The first draft of
the map amendment is almost completed and the goal is to submit the text and
map amendment applications together. Mr.
Toledano said the goal is to get a draft to staff this month and to get in
formal applications to the Planning and Zoning Commission by the end of the
calendar year. It is expected to take a
few meetings for Planning and Zoning to review the material. Mr. Callahan asked who the applications will
be from? Mr. Toledano said the
applications will be from LeylandAlliance and the Partnership. The Partnership will need to sign off on the
applications. Mr. Callahan said the
Board will need to engage with Leyland at the October 24 joint Partnership
Board and Planning and Design Committee after
Mr. Callahan asked if the Partnership will be able to review the final versions of the applications before they are submitted to the Planning and Zoning Commission. Ms. Paterson suggested another meeting might be in order. Mr. Toledano said the Board would need to endorse the applications as co-applicant.
Al Hawkins said with development of the new square, the Farmer’s Market will be well established across the street and would be a natural overflow to the square.
Mr. Callahan thanked Mr. Toledano for all his work, noting his keen insight into the community.
5. Director’s Report
6. Resolution re: authorization of Executive Director to Sign Documents
Ms. Paterson made the following motion:
Move, to adopt a resolution that Cynthia van Zelm, in her capacity as Executive Director of the Partnership, is authorized pursuant to Article IX, Section 4, of the Partnership Bylaws, to enter into any contract and to execute and deliver any instrument on behalf of the Partnership (including but not limited to applications to the Town of Mansfield, the State of Connecticut or the United States of America, or any officer or agency of any of them), provided that, with the exception of contracts and other documents pertaining to a) business relocations and b) purchases of goods or services having a value of $500 or less, the contract or instrument, or the general object of such contract or instrument, has been approved by the Partnership’s Board of Directors or Executive Committee or Finance and Administration Committee.
Mr. Clouette seconded the motion.
Steve Rogers said he thought the resolution was difficult to read. He suggested deleting a comma after “provided that, and adding a parentheses before “with the exception…” and a parentheses after “or less.”
Ms. Paterson and Mr. Clouette agreed to the friendly amendment.
Mr. Vasington asked about the ability of the Executive Director to secure purchases of $500 or less without approval from the Board. Why was $500 chosen? Mr. Cole-Chu said this seemed like a reasonable number. Ms. van Zelm said she did not have a problem with the amount, in terms of receiving approval from the Board, Executive Committee, or Finance and Administration Committee.
Mr. Clouette said the intent again was not to restrict the Executive Director but that contracts, etc. would have an authorized signature.
The motion passed unanimously.
7. Report from Committees
Ms. van Zelm gave the report
in Dean Woods’ absence. She said that
The production of the
CD/Video is moving along with students from the
The Town, University, Leyland and Partnership will be partnering on sponsoring a Husky Dog as part of UConn’s 125th Anniversary.
Ms. Paterson said the Festival went very well. She noted that the layout by Committee member Kristin Schwab really enhanced the Festival. Having one music stage was also a good move. She complimented Board member Janet Jones on doing a great job soliciting food vendors. Ms. Paterson said it was gratifying to see people stay for hours.
UConn was well represented by student volunteers, the Puppetry School, student-athletes from the women’s basketball team, and the UConn marching band, among other groups.
Ms. Paterson said there was very positive coverage in the Daily Campus.
Steve Bacon commended the Festival Committee for their hard work.
Martin Berliner gave the Committee report, as Mr. Callahan was not at the last Committee meeting. He said the CT Dept. of Economic and Community Development (DECD) and the Office of Policy Management (OPM) approved using the 2nd STEAP grant the Town received to re-program it for the 1A building from the town square infrastructure. The grant will be used for site improvements for 1A.
Mr. Berliner said the status of the Urban Action Grant application is still unknown. It has been through DECD and sent to OPM for consideration according to DECD staff. Mayor Paterson has been working with State Representative Denise Merrill and State Senator Don Williams on assisting with this application. The grant application includes requests for funding for the parking garage, Storrs Road, and relocation.
With respect to Storrs Road, the Town is working with CDOT on the funding of approx. $1.5 million from the Transportation Enhancement Grant and the $3.1 million from Senator Lieberman (which includes the match). The work for Storrs Road will be designed by BL Companies in conjunction with the Town. CDOT has approved the concept plan for the $1.5 million and we are waiting for details on the $3.1 million from BL Companies in terms of specific projects and financing.
Mr. Berliner said the $2 million pending in the Senate Transportation Appropriations bill for the parking garage would probably not be acted on before the election and maybe not even until January.
Mr. Berliner said with respect to the operating budget for the Partnership, the Finance and Administration Committee and the Board will need to continually review legal and relocation costs.
Ms. Paterson said it will be important to stay committed right after the election to pursue potential state and federal funding resources. The parking garage is extremely important for the project. She urged Board members to send letters to Senators Dodd and Lieberman and Congressman Simmons re: the parking garage.
Ms. van Zelm gave the update in Betsy Treiber’s absence. She said the Committee discussed more outreach to surrounding communities including Ashford and Windham as well as to ECSU. Ms. van Zelm has a call into a contact at ECSU courtesy of Board member Dianne Doyle.
She said the Committee will also look at a regular stint on WILI.
Ms. van Zelm said the renewal letter for memberships will go out by November (done by Ms. Rogalski in mid-October).
Steve Bacon said the Planning and Design Committee had a preview of what was shown to the Board today at its last meeting. The Committee and the Board will hold its joint meeting to review Urban Design Associates’ presentation on October 24.
8. Other
As this was Mr. Berliner’s last meeting, Mr. Lodewick and the Board thanked him for his commitment to the Partnership and the Storrs Center project, and expressed appreciation for his time and talents. The Board presented him with a plaque, rendering of Storrs Center, and a cake.
9. Adjourn
The meeting adjourned at 5:30 pm.
Meeting notes taken by Cynthia van Zelm.