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POCD Chapter 7 DRAFT (Housing) August 17, 2016
Avon’s population has grown steadily over the past several decades. In 1960 Avon had a total of 1,576 housing units. As of 2014, Avon had a total of 7,650 housing units. There were 278 that were unoccupied; of the remaining 7,372 units, 6,304 (85.5%) were owner occupied while 1,068 (14.5%) were renter occupied. Table 7-1 shows this growth.
|1960 |1970 |1980 |
| Built 2010 or later |49 |0.6% |
| Built 2000 to 2009 |802 |10.5% |
| Built 1990 to 1999 |926 |12.1% |
| Built 1980 to 1989 |1,594 |20.8% |
| Built 1970 to 1979 |1,938 |25.3% |
| Built 1960 to 1969 |1,037 |13.6% |
| Built 1950 to 1959 |638 |8.3% |
| Built 1940 to 1949 |208 |2.7% |
| Built 1939 or earlier |458 |6.0% |
Table 7-2 When Housing was Built in Avon
The construction of new housing units over the past 10 years has been relatively modest. Table 7-3 summarizes how many single-family, multi-family, (includes both rental apartments and condominiums) and units in assisted living facilities were built over the past 10 years. This information is based on the Town’s fiscal year which is July 1 – June 30 and reflects permitting through February 29, 2016. In total, 419 housing units were built during this period. These include 241 single-family homes; 104 multi-family homes; and 74 assisted living units.
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Table 7-3 Housing Construction in Avon by Type 2006-2015
Over the past 5 decades of planning, the Commission has promoted a variety of different housing types and size through its land use policies and regulations. While the majority of existing housing stock consists of single-family homes on individual lots, there are also condominiums, rental apartments, active adult communities (55+), elderly housing developments, and assisted living facilities. The current ratio of single-family homes to multi-family homes is approximately 70% single family to 30% multi family.
This ratio has remained fairly consistent over the past 25 years. Tables 7-4 and 7-5 present a summary of existing housing in Avon by type (excluding single-family homes).
|Project Name |Housing Type |Number of Units |
|Farmington Woods |Condominium |976 |
|Towpath |Condominium |57 |
|Rivermead |Condominium |80 |
|Hunter’s Run |Condominium |264 |
|Buckingham of Avon |Condominium |57 |
|Pond Place |Condominium |210 |
|Spring Meadow |Condominium |52 |
|Avon Place |Condominium |186 |
|Sconsett Point |Condominium |14 |
| | | |
|SUBTOTAL | |1,896 |
|Whispering Pines I |Elderly Housing |40 |
|Whispering Pines II |Elderly Housing |53 |
|Peachtree Village |Elderly Housing |104 |
| | | |
|SUBTOTAL | |197 |
|Forest Mews |Active Adult 55+ |40 |
| | | |
|SUBTOTAL | |40 |
|Avon Mill |Rental Apartments |186 |
|Colonial Manor |Rental Apartments |60 |
|Old Farms Crossing |Rental Apartments |45 |
|Huckleberry Hill |Rental Apartments |6 |
| | | |
|SUBTOTAL | |297 |
|Residence at Brookside |Assisted Living |74 |
|River Ridge |Assisted Living |108 |
| | | |
|SUBTOTAL | |182 |
|TOTAL NUMBER OF UNITS |2,612 |
Table 7-4 Existing Housing Units in Avon by Type (excluding single-family homes)
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Table 7-5 Total Number of Housing Units in Avon by Housing Type (excluding single-family homes).
Real Estate values for both single-family homes and condominiums peaked in 2006. Prices are currently down approximately 15%. The average size of a home sold in Avon in 2015 was 3,315 square feet and sold for an average value of $506,116. The average size of a condominium sold in 2015 was 1,764 square feet and, on average, sold for substantially less, at $236,308. Table 7-6 presents this sales data. As of July 2016, there were 166 homes for sale in Avon.
| |Year |06 |07 |
|CP-A |121 Simsbury Road |Herz |Remnant piece from recently constructed assisted living facility, Residence at |
| | | |Brookside. Close to recently approved mix-used master plan for Avon Park North. |
| | | |Across street from Riverdale Farms and easy access to Farmington River Greenway. |
| | | |Must adequately buffer homes on Rosewood Road |
|CS |5 West Main |Crusheen LLC |Located to rear of O’Neills Chevrolet-Buick. Some steep slopes but good soils. |
| | | |Also adjacent to 38 Security Drive. Easy access to Farmington River Greenway, |
| | | |Avon Center, and Avon Village |
|CS |12 East Main Street |Zumbroski Trust |Small property, originally small barber shop. Could accommodate small office |
| | | |building with residential units on second floor |
|R15 |17 and 20 Towpath |King, Neriani |Located to the rear of Avon Village; easy walk to new Avon Center project. |
| |Lane | |Adjacent to Farmington River and proposed River trail to Fisher Meadows. Heavily |
| | | |encumbered by floodplain and wetlands. Will need to be evaluated. |
|R15 |15 Columbus Circle |Town of Avon |Small parcel at end of Columbus Circle originally used as community septic system.|
| | | |Modest in size, must be evaluated. |
|R15 |24 Mountain View Avenue |Brighenti |Potential for small project if combined with 2 and 6 Mountain View Avenue |
|CS |2 and 6 Mountain View |Candels |Potential for small project if combined with 24 Mountain View Avenue |
| |Avenue | | |
|A |100 Nod Road |Connemara Court (Foley) |This “island” was created with the straightening of Nod Road. Old Nod Road is now|
| | | |called Nod Way. Cluster units with views of the golf course. Located adjacent to|
| | | |Hunter’s Run Condominiums |
|NB and |9 and 25 Avonwood |Jackson Inc. (Brighenti) |Two parcels located to the rear of neighborhood business shops |
|RU2A |Road | | |
| |46 and 64 |Avon Place and Towpath |May be opportunities to make modest increases in density without adversely |
|RU2A |Avonwood |Condominiums, Avon Mill |impacting adjoining properties due to the additional sewer and water utilities and|
| |Road and Towpath |Apartments, and Towpath |surrounding uses |
| |Lane |Condominiums | |
| |275/279 West Main Street|Rotondo/Wiener |Larger parcel but heavily encumbered by wetlands. Access to shopping and services|
|CR | | |on Route 44 which will eventually be served with a sidewalk possible rental |
| | | |apartments |
|CR |268 West Main Street |Sunset of Avon |Heavily encumbered by wetlands. Access to shopping and services on Route 44. |
| | |(Rosenfield) |Possible rental apartments, small boutique, hotel |
| |23 and 24 Bailey Road |Ferrigno/ |Consisting of 1 vacant lot and 3 single-family homes. Zoned CR since 1957. |
|CR | |Cavallari |Offers walking access to retail shops and services on Route 44. New uses should |
| | | |buffer existing residential from existing commercial |
|IP |50 Tower Lane |Premier Bank |Former manufacturing, building now vacant. Possible candidate for reuse as |
| | | |residential. Located on periphery of Avon Park South, close to Town Center |
Table 7-8 Listing of Properties to Consider for Multifamily and/or Cluster Style Development
|Street Address |Owner |Comments |
|10 Harris Road |Thompson |Sunrise Farm |
|120 Thompson Road |Parker |Sunrise Farm |
|133 Thompson Road |Parker |Sunrise Farm |
|136 Thompson Road |Thompson |Sunrise Farm |
|170 Thompson Road |Thompson |Sunrise Farm |
|712 West Avon Road |Thompson |Sunrise Farm, one of the largest assemblages of remaining undeveloped land. |
| | |Significant opportunities for cluster development away from roads to help |
| | |preserve rural character |
|841 West Avon Road |Smith Farm (Witowski) |Opportunities for cluster housing, positioned to preserve streetscape |
|828 West Avon Road |Severni |Opportunities for cluster housing, positioned to preserve streetscape |
|355, 500, 555, 575, and 230 Old |Avon Old Farms School |The largest remaining privately owned parcel. Should a portion of this property |
|Farms Road | |be sold for private development significant benefits may be realized by a cluster|
| | |development. (Please see detailed discussion in Chapter 11) |
Table 7-9 Properties Where Cluster or Multifamily Redevelopment may be Appropriate
If Land Cannot be Acquired as Open Space.
The Commission also finds that it is prudent to consider the following possible regulatory changes.
Cluster Development
Cluster development presents an opportunity to preserve significant areas of unfragmented open space. Current Regulations permit a maximum lot density not to exceed what is permitted with a conventional subdivision. Consider an amendment to the Zoning Regulations to permit an increase in density to encourage cluster development making certain that the financial impact to both the seller and buyer are more favorable as compared to a conventional subdivision. Consider adoption of an overlay zone which would permit cluster development as of right on key parcels. Consider permitting a conventional subdivision on these properties by special permit.
Multifamily Housing and TDR
The Commission adopted rules relating to the Transfer of Development Rights in 2007. These Regulations are aimed at preserving valuable undeveloped parcels by transferring residential density to selected parcels. The Zoning map reflects these areas by designating “transfer out” and “transfer in” areas. The maximum density permitted for a typical multifamily development is 4 units per acre. Under current TDR rules, added density may be transferred to realize a maximum density of 8 units per acre. Density is acquired from the transfer out parcels equivalent to the underlying zone. This process requires that a prospective developer acquire rights to two parcels of land (transfer in and transfer out). Although the economics of such a transfer was considered at the time of adoption, no applications have been received by the Commission to date. There may need to be a general incentive to make this option more attractive.
The Commission believes that this concept still has merit and may consider regulatory changes that would award a greater credit (or added density) from transfer out parcels.
Consideration may also be given to including additional transfer in areas to reflect properties listed in Table 7-5. Also, the zoning map should be amended regarding transfer out parcels to reflect priority open space parcels shown in Table 5-5.
Accessory Apartments
Current Regulations require that a property owner seek a special permit from the Commission in order to establish an accessory apartment. The commission may wish to consider regulatory changes that would permit the establishment of an accessory apartment as of right. The Commission may also consider a change which would provide an opportunity for an older resident to remain in their home and occupy the smaller accessory unit while renting the larger portion of their home. Although challenging, it is important to clarify the characteristics and lifestyle required to differentiate between a “single housekeeping unit” and separate accessory apartment.
The Commission might also consider broadening opportunities for live/work units in commercial zones to permit the owner of a business to establish his/her residence on the same property.
Residential Dwellings in Commercial Zones
Consider broadening opportunities for residential units in commercial zones. These opportunities are currently limited to the NB zone. Consider adding other commercial zones, particularly the CS, CPA, and CPB zones. Rules could allow, by special exception, both second floor residential units, as well as freestanding units.
Goal and Policies
Goal:
Provide residential environments which are safe, attractive, healthy, and varied to meet current and projected needs.
Policies:
1. It is desirable to maintain the current ratio of single-family housing to multifamily housing by permitting traditional single-family housing as well as cluster and multifamily housing.
2. Promote the development of multifamily projects (both condominiums and rental apartments) across a broad range of price points to meet present and projected needs. Where possible, permit units in a walkable environment to provide easy access to shopping and services.
3. Consider amending Zoning Regulations providing incentives for the inclusion of housing units meeting the State definition of affordable. Promote existing Planned Residential Development Regulations (PRD).
4. Consider amending Zoning Regulations pertaining to Transfer of Development Rights to provide further incentives in the area of assignable density to make it more likely that it will be utilized.
5. Promote the use of cluster development on remaining larger parcels with access to public water and sewer as a means to preserve rural vistas along existing roadways and the preservation of open space. Consider zoning amendments which would increase permitted density to incentivize an applicant to choose this form of development.
6. Consider properties listed in Tables 7-6 and 7-7 and others, as may be deemed appropriate by the Commission, for the development of compact, single-family detached cluster development or multifamily housing.
7. Consider changes to Zoning Regulations which would permit accessory apartment as of right.
8. Consider broadening opportunities for residential dwelling units in commercial zoning districts.
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