waterbury downtown october 29 2009
DESCRIPTION
Waterbury VT Downtown Planning Study Presentation 2009-10-29. Please note: This is a work in progress, posted for discussion purposes only. There is discussion in this presentation of how VT's tax increment finance and local option tax work that was included at the request of the committee, and no proposal or recommendation has been made - just a starting point for an important discussion of how these tools could work.TRANSCRIPT
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WATERBURY DOWNTOWN STUDY
Waterbury Downtown:
Present Future
Public Workshop
Thursday, October 29,
2009
7:00 PM
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WATERBURY DOWNTOWN STUDY
Waterbury Downtown:
Present FutureRevitalizing Waterbury
Waterbury Planning Commission
Waterbury Village/Town Staff
GMCR and Central Vermont Regional
Planning Commission
VHB Pioneer
Timothy Duff, Architect
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WATERBURY DOWNTOWN STUDY
Present Future
Completing the
Waterbury Downtown Study• Connector roadway and rail crossing, from
Demeritt Place to Pilgrim Park
• Options for infill development
• Evaluation of the Stone Shed
• Financial Analysis
• Downtown Master Plan
Tonight: • Financing Options & Ideas
• Downtown Master Plan “Action List”
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WATERBURY DOWNTOWN STUDY
Tonight’s Agenda:
1. The 3-D View: GMCR & CVRPC
Sketch-Up Team
2. Downtown Master Plan
3. The Stone Shed: Options & Ideas
4. Financing Options & Approaches
5. Group Discussion: Action List
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WATERBURY DOWNTOWN STUDY
SKETCH-UP MODEL
GMCR and Central VT Regional Planning Commission
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WATERBURY DOWNTOWN STUDY
Downtown Master Plan
Overview
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
Maintaining the residential, “leafy” character
of Main Street near Demeritt Place
Drainage issues if infill development occurs
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
•Connect Pilgrim Park to Demeritt Place with a new connector roadway
•Upgrade the railroad crossing and Demeritt Place to handle tractor-trailers
•Relieve Park Row/Main Street intersection
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
Consider infill
development on
Demeritt Place
site, behind
Batchelder Street
– Potential options for housing
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
Ways to make the
State offices more
of a community
amenity• River access
• Community garden on the horseshoe
• Art walk/solar installations along river path
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
Consider introducing some retail and service
uses into Pilgrim Park – potentially in Station
Lumber building (or on the site)
Enhance visibility, friendliness of parking
DRAW and LINK visitors to retail core
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WATERBURY DOWNTOWN STUDY
Master Plan: Key Elements
Focus on Waterbury‟s
retail core!
There is huge interest
in having more places
to shop locally
Restaurants are a
great anchor
Pursue
redevelopment
opportunities
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WATERBURY DOWNTOWN STUDY
Retail Core: CONTINUITY!
Ground-floor rrontage in this
section of Main from Park
Row to Stowe St. potentially
should be mandatory retail
or restaurant
Draw foot traffic through
Enhance sidewalks
Clean up & sign the parking!
No!
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WATERBURY DOWNTOWN STUDY
Retail Core: CONTINUITY!
Idea to “link and
draw” pedestrians
from Park Row
and train station
up in and through
the retail core
Untapped idea:
Sculpture contest
and art walk
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WATERBURY DOWNTOWN STUDY
Retail Core: Redevelopment
More of
this…
…less of
this.
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WATERBURY DOWNTOWN STUDY
Key Redevelopment Site:
Stone Shed & Bidwell Lane
Public meeting:
THEATER/ gathering
space
Support for Bidwell Ln.
Extension
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The Stone Shed was most
likely constructed in the 19th
century supporting several
uses and many alterations over
the years.
Former uses include
processing quarried stone and
as an iron foundry.
Currently used as a
warehouse.
The building is centrally
located within the village core
and adjacent to municipal
parking.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The existing wood framed post and beam structure has numerous
alterations. Most likely much of the roof framing has been replaced
during the life of the structure.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The existing wood framed post and beam structure has numerous
alterations. Most likely much of the roof framing has been replaced
during the life of the structure.
There are original portions of the building throughout including:
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The existing wood framed post and beam structure has numerous
alterations. Most likely much of the roof framing has been replaced
during the life of the structure.
There are original portions of the building throughout including:
Clearstory wall framing
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The existing wood framed post and beam structure has numerous
alterations. Most likely much of the roof framing has been replaced
during the life of the structure.
There are original portions of the building throughout including:• Clearstory wall framing
• Original wall framing and siding
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
The existing wood framed post and beam structure has numerous
alterations. Most likely much of the roof framing has been replaced
during the life of the structure.
There are original portions of the building throughout including:• Clearstory wall framing
• Original wall framing and siding
• Framed window openings in exterior walls
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WATERBURY DOWNTOWN STUDY
STONE SHED – Existing Conditions
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
The building will require substantial amounts of work in
order to adapt it for reuse.
Building Utilities:• Existing 6” water service should be adequate for any use, but the
fire protection system is antiquated and will have to be replaced.
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
The building will require substantial amounts of work in
order to adapt it for reuse.
Building Utilities:• Existing 6” water service should be adequate for any use, but the
fire protection system is antiquated and will have to be replaced.
• 4” sewer service should support a variety of potential uses.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
The building will require substantial amounts of work in
order to adapt it for reuse.
Building Utilities:• Existing 6” water service should be adequate for any use, but the
fire protection system is antiquated and will have to be replaced.
• 4” sewer service should support a variety of potential uses.
• The existing electrical service is too small and will not support any adapted reuse.
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
The building will require substantial amounts of work in
order to adapt it for reuse.
Building Utilities:• Existing 6” water service should be adequate for any use, but the
fire protection system is antiquated and will have to be replaced.
• 4” sewer service should support a variety of potential uses.
• The existing electrical service is too small and will not support any adapted reuse.
Assembly uses will require a substantial upgrade to the
building structure.
New exterior finish, thermal envelope, HVAC, plumbing and
electrical systems will be required.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
Lack of day lighting and egress access limits effective reuse
for residential uses.
It is recommended that additions be removed back to the
original building form to create more functional, usable space
and reduce the amount of building square footage required to
be upgraded.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED –Potential for Reuse
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
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WATERBURY DOWNTOWN STUDY
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WATERBURY DOWNTOWN STUDY
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WATERBURY DOWNTOWN STUDY
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
Lack of day lighting and egress access limits effective reuse
for residential uses.
It is recommended that additions be removed back to the
original building form to create more functional, usable space
and reduce the amount of building square footage required to
be upgraded.
Current building footprint of over 12,000 square feet would
reduce to 8,200 square feet.
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WATERBURY DOWNTOWN STUDY
STONE SHED – Potential for Reuse
Previous group discussions have centered on community uses
such as theater/performing arts.
A potential for a 150 seat theater and adjacent multi-purpose
space.
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WATERBURY DOWNTOWN STUDY
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WATERBURY DOWNTOWN STUDY
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WATERBURY DOWNTOWN STUDY
COST ITEMS in the MASTER PLAN
Connector Road (@$1.3 million)
Drainage improvements behind Main St.
near Demeritt Place
Redevelopment sites esp. Stone Shed
Community garden initiation
Parking area spruce up and signage
Sidewalk improvements
“Art walk”/competition/installations
River access
$
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WATERBURY DOWNTOWN STUDY
Dear Santa Claus,
We have been a very good town and village this year.
Cost Items
INFRASTRUCTURE
PUBLIC FACILITY
ECONOMIC
ENHANCEMENTS
RECREATION
COMMUNITY
GARDEN
Avenues
CDBG, TIF, bonding
USDA-RD
BID, Local option
FISH „N CRITTER,
RECREATION
SOURCES
**ENERGY
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WATERBURY DOWNTOWN STUDY
Tax Increment Finance:
The Basics
Allows the municipality to capture some
or all of the incremental increase in
taxable value in a specific geographic
area, and pledge that future revenue
towards the payments on a municipal
bond for infrastructure improvements
that are DIRECTLY RELATED to
enabling the increase in taxable value.
(got that?)
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WATERBURY DOWNTOWN STUDY
Town Tax Rate2008 Grand List: $7,097,523
Taxes Necessary for General Fund & Highway: $1,853,455 Total Town & School Tax RateHomestead: 1.3674
Non-Residential: 1.5007
Village Tax Rate2008 Grand List: $1,976,734
Taxes Necessary for General Fund: $323,260
Total School, Town Village Tax RateHomestead: $1.5498
Non-Residential: $1.6831
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WATERBURY DOWNTOWN STUDY
Tax Increment Finance: Issues
Must apply to Vermont Economic Progress Council (VEPC) for TIF
approval
Requires formal authorization by the voters; not clear if Town or Village
or both would be bond issuing authority
Must demonstrate that the new increment of growth would not happen
BUT FOR the infrastructure investment
Must send 25% of the incremental tax revenue to Montpelier
**Must reserve as much or more of the MUNICIPAL increment towards
the TIF as you do the Statewide
Non-taxable properties don‟t pay their way (i.e. municipal buildings,
stone shed) unless space is leased from a taxable entity
Annual audit and compliance costs
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WATERBURY DOWNTOWN STUDY
WHAT’S THE POSSIBLE ‘I’?
Tax Increment Finance:
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WATERBURY DOWNTOWN STUDY
Pilgrim Park
Potentially 3 new
buildings
Not clear what
timing will be
Would be a
MAJOR
component of a
TIF.
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WATERBURY DOWNTOWN STUDY
Demeritt Place
Site plan done for @
20,000 SF office and
parking
Could also support office
with @ 14 units of housing
Neighborhood concerns
Drainage issues need to
be dealt with
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WATERBURY DOWNTOWN STUDY
Bidwell Lane/Stone Shed/Station
Lumber
Strong interest in redevelopment
that connects Waterbury Square to
the Stone Shed
All groups tended to have some
element of a gathering or
performance space/theater in this
area
Parking needs to be evaluated
carefully
Needs intensive economic
development plan/effort…but could
be worth it!
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WATERBURY DOWNTOWN STUDY
Mid-Downtown Site
Identified in public
workshop as good site
for offices, similar to
medical center
No discussion with
landowners
Access would need to be
worked out
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WATERBURY DOWNTOWN STUDY
Fire Station
ALL of the public meeting work
groups discussed redevelopment of
the Fire Station site; some included
land up to the Town Office.
Clearly, not consensus on this with
Village leadership.
Represents the “missing front tooth”
in the retail district from Park Row to
Stowe Street.
Stong case that this site needs to be
re-imagined as a key development
node.
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WATERBURY DOWNTOWN STUDY
Thoughts for Waterbury
Downtown:
Redevelopment initiatives will require multiple and developer-
driven funding sources.
Other projects are smaller, innovative…and more challenging to
fund through “regular” sources
**Ideal scenario is an annual “force account” for small projects
like the parking, art walk, river access, etc.
TIF is a possibility…but must be VERY SPECIFIC about what it‟s
for and the reasonable likelihood that the development will occur
Also must balance against the cost and complexity of approval
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WATERBURY DOWNTOWN STUDY
Other Financing Thoughts:
Where money is today
USDA Rural Development:• Can a local business or consortium be
created that can take on the Stone Shed and work with USDA through its implementation grants?
E N E R G Y:• The big money today is in ENERGY!
• What are the opportunities for Waterbury to make renewable energy part of the strategy for funding the art walk?
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WATERBURY DOWNTOWN STUDY
Other Financing Thoughts:
Where money is today
USDA Rural Development:• Can a local business or consortium be
created that can take on the Stone Shed and work with USDA through its implementation grants?
E N E R G Y:• The big money today is in ENERGY!
• What are the opportunities for Waterbury to make renewable energy part of the strategy for funding the art walk?
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WATERBURY DOWNTOWN STUDY
Other Financing Thoughts:
A local option (please put away the firearms)
would not be a bad way to develop a “force
account” for investments in the downtown,
which could be supplemented with grants.
Some of the key competitive retail markets to
Waterbury already have a local option tax:• Williston/Taft Corners but not Berlin
Question…how do you work with Waterbury
Center, Ben & Jerry‟s, and the Shaw‟s, where
a lot of the retail sales are generated
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WATERBURY DOWNTOWN STUDY
Current taxable retail receipts in
Waterbury:
2008 taxable
retail
receipts:
$30,488,168
2007 taxable
retail
receipts:
$30,506,338
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WATERBURY DOWNTOWN STUDY
What are the “launch pads”
and who can take them on?
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WATERBURY DOWNTOWN STUDY
For Discussion:
CONNECTOR ROADWAY
STONE SHED
BIDWELL LANE
PARKING IMPROVEMENTS
ART WALK
RIVER ACCESS/WALK
COMMUNITY GARDEN
FUTURE SITES
FINANCING STRATEGIES
RETAIL CONTINUITY/
RESIDENTIAL CHARACTER
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WATERBURY DOWNTOWN STUDY
Next Steps in the Study:
Finalizing report
Looking in detail and financing options
and how they would play out
Incorporating your comments and
feedback from tonight
Action items list for key initiatives