In 2014, the Town Council approved a new method for development review for 180 acres in the Eastgate, Rams Plaza and Village Plaza shopping areas of town. The new zoning code called Form Based Code removed the requirement to hold public hearings for new projects and set minimal standards for developers. The Manager is required to check boxes and give approval within a few month of the application — this explains why all this new development has happened so fast. This fact that this 2014 Council voted for a code that met the objectives of the developer, and pointedly ignored the community objectives explains why voters responded to a call to vote out the mayor and elect a new Mayor and council members in 2015.
East West Partners built the first project, a massive 90-ft. tall building and parking deck on South Elliott Road and Town Manager Roger Stancil approved it on December 31st, 2015. The project was sold for 72 M dollars just before completion. The project includes 266 apartments, 15,600 sq. ft. of retail and an attached parking deck. The town contributed 24,000 toward a local marketing effort to rename the district “Blue Hill”.
This project (first called the Alexan and now the Berkshire) was the first of a number of projects that are fast tracked and approved by the Town Manager without a public hearing. Subsequently the Town Manager has approved a number more. Read about why the Town developed this district and if the town’s goals have been achieved – see this page.
Benefits for a few, costs for the rest of us
What did the community say it wanted in the Ephesus-Fordham “Blue Hill” District?
- Improved traffic flow and traffic improvements
- A participatory process with some public review of projects
- New affordable units and workforce housing
- A walkable area that creates inviting spaces
- Transit friendly
- Energy efficient buildings
- Expanded shopping opportunities
- Flooding mitigation measures
- More public green space and recreation areas
- Attractive, human scale urban design (i.e., 2-4 story buildings)
- New tax revenues that exceed new costs, i.e. office, retail,and light industrial
What are we getting?
- Thousands of new vehicles with inadequate public transit and parking = more congestion; taxpayer pays for road improvements through TIF loans
- No public review for all projects going forward in this zone; Town Manager approves all
- Fast track process for developer but nothing of value received by Town in return
- Net loss of affordable and workforce housing (possible net loss of 118 units)
- The Code does not mandate shared parking nor promote a good pedestrian experience; planning for safe biking and walking is coming along too late, after plans are submitted
- Old basic conventional energy standards that cost more to build and operate
- Loss of locally owned small businesses, e.g. Plaza Dry Cleaners, Yarns Etc., BP station, Eastgate Barber shop, Evo, Best Buy Mobile, Eco-Design Architect, Grimballs Jewelry, VIP Copying, Twig, to name a few.
- Increased flooding cause by putting buildings in flood storage areas
- No public green space, recreation areas or public amenities (Council added a modest 5% public space)
- Seven story buildings permitted in most of the district
- Non-existent urban design yields unattractive new buildings
- Increased taxes, because the costs of the redevelopment will exceed the new revenues. (Upscale residential apartments are not what we need.)
What are the landowners and real estate developers getting?
- Millions of dollars worth of new land entitlements. In 2014 the Town Council that approved the Code governing the 180 acre Ephesus Fordham District.
Who voted for the Ephesus Fordham Form Based Code (FBC)?
- Strong proponents of the district were former Mayor Mark Kleinschmidt, and council members Lee Storrow (former council member), Donna Bell, Sally Greene, George Cianciolo and Maria Palmer. Three council members opposed the FBC: Ed Harrison, Jim Ward and Matt Czajkowski.
- Sally Greene and George Cianciolo did not file for reelection. Maria Palmer and Ed Harrison are the only two incumbents who are running for another term. Palmer voted for the code and remains a strong proponent of the code.