ALIGMENT & COMPLIANCE
Enclave Development Alignment Plan Conservation and Development (POCD) and Midpoint Development District (MDD)
Narrative-Alignment with the Farmington POCD
The POCD emphasizes upscale residential development, open space preservation, and riverfront connectivity. The Enclave plan addresses these priorities:
Land Use & Density
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Original concept (550 units) was reduced to 237 units, aligning with POCD’s call for lower density and upscale housing.
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Mix includes single-family homes, owner-occupied or rental townhomes and townhomes targeted to seniors, meeting POCD goals for housing diversity.
Open Space & Conservation
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Developer proposes conveying significant acreage to the town for permanent open space, consistent with POCD’s riverfront acquisition policy.
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Includes wetland restoration and compliance with US Army Corps of Engineers requirements.
Connectivity & Recreation
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Provides trail linkages to the Farmington Canal Heritage Trail and river access.
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Adds amenities like walking paths, picnic areas, kayak storage, and gazebos, supporting POCD’s vision for recreational integration.
Open Space & Conservation
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Developer proposes conveying significant acreage to the town for permanent open space, consistent with POCD’s riverfront acquisition policy.
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Includes wetland restoration and compliance with US Army Corps of Engineers requirements.
Building Height & Design
Adheres to POCD limits: maximum 42 ft (or 45 ft with enclosed rooftop units)
Impact
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Positive net fiscal impact estimated at $1.6 million annually, addressing POCD concerns about declining tax base.
How The Enclave Development Responds to the Mixed‑Use Requirement
The Enclave development supports the Mixed-Use requirement—“creative and proactive planning shall integrate complementary mixed uses and create a ‘sense of place’ where people can live, work, shop, and play, thereby reducing dependency on the automobile”—through several design and programmatic strategies:
1. A Walkable Multi-generational Community with Housing Diversity
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Townhomes-owner-occupied senior oriented with first floor master bedroom suites
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Townhomes-single-family features including double garages and rear fenced yards
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Custom designed single-family owner-occupied homes
The Enclave establishes a compact, pedestrian‑oriented layout that places residential units within comfortable walking distance of nearby commercial, recreational, and services. Many common area amenities are located within the development including substantial open spaces, walking paths, sitting areas, ponds.
This amenities and open spaces reduce the need for daily vehicle trips and encourages residents to enjoy nature and river amenities.
2. Integration with Surrounding Mixed‑Use Destinations
Although the Enclave is proposed as a multi-generations residential development, it has been planned as a complementary component of the broader mixed‑use district. By positioning residents adjacent to retail, medical offices, dining, and employment opportunities, the development becomes an integral part of the immediate surrounding area rather than isolated housing.
Residents gain direct access to places to shop, dine, work, and gather—fulfilling the district’s goal of providing immediate and convenient access to daily needs. Commercial and business facilities adjacent to or within walking distance include.
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Riverbend of Farmington Assisted Living
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Advanced Physical Therapy of Farmington
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Goddard School of Farmington
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FedEx
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Café Pesto’s
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Bamboo Asian Cuisine
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Farmington Pediatrics
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Farmington Family Dentistry
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Homewatch Caregivers
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Bridge Family Center – Counseling and Medication Management
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Bobrow & Co PC Accountants
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Valley Ankle and Footcare
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Falcon Engineering
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Merrill Lynch
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CT Thermography
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Speech Path, LLC
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Focused Therapy Solutions LLC-Counseling & Mental Health
3. Supportive On‑Site Amenities that Enhance “Sense of Place”
The Enclave incorporates on‑site features—such as community green space, walking paths, seating areas, and shared amenity facilities—that promote casual interaction, recreation, and community life. These amenities contribute to the creation of a cohesive place, reinforcing the district’s intent of providing social, recreational, and lifestyle functions in one connected environment.
4. Connectivity to Pedestrian, Trail, and Transit Networks
The development is designed to complement the surrounding pedestrian network and, where applicable, trail connections and future transit routes.
This increases mobility choices, enabling residents to travel to nearby commercial, civic, and recreational destinations less frequently.
5. Complementarity Rather Than Conflict
The development has been structured so that its residential character harmonizes with adjacent commercial uses rather than competing with them. This supports the district’s goal of integrated land uses that reinforce each other, thereby strengthening the economic and social vitality of the mixed‑use area.
Alignment with Midpoint Development District (MDD)
The MDD framework requires consistency with POCD, mixed-use flexibility, and quality design standards. Enclave aligns by:
Master Plan Approach
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Preparing a Master Plan for zone change and special permit approvals, as required for MDD projects.
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Includes architectural schematics, traffic studies, and environmental reports for TPZ and ADRC review.
Mixed Housing Types
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Offers townhomes, villas, and multifamily units with upscale finishes and optional elevators, meeting MDD’s emphasis on diverse housing options.
Infrastructure & Connectivity
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Extends Bridgewater Road to Melrose Drive, improving circulation within the district.
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Integrates internal roads and trail systems for connectivity.
Community Integration
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Design promotes multi-generational living and amenities that appeal to seniors and empty nesters, consistent with MDD’s livability goals.
Key Differentiators
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Environmental Remediation: Removes gravel pit and resolves past wetland violations.
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School Impact Mitigation: Redistricting ensures minimal enrollment impact.
Plan of Conservation and Development (Summary Excerpt-POCD)
“The Town has acquired over 2,200 linear feet of river frontage through the purchase of open space land. The acquisition of additional riverfront land continues to be one of the highest priorities of the Town’s Land Acquisition Committee”.
Development Summary
Development Sites
The Waterside site was comprised of 28-acres of undeveloped land. Previously, a 120-unit assisted living facility was completed resulting in approximately 12-acres available for additional development.
The parcel, Plant 17, situated on the Farmington River is approximately 60-acres and is currently classified as Earth Excavation Zone. Current uses are storage and processing construction materials. Previously, it operated as an excavation site and gravel pit. There is no public access to this site. There have been various environmental and watershed intrusion issues over the years. Development will address the environmental and watershed issues. Substantial open space is proposed for residents and the public.
Public Access to the Farmington River
There is no public access to this site. Site development will provide both open spaces and public access.
Fiscal Impact-Excerpt from POCD
Farmington’s dependence on the local property tax will become a much more significant issue. Due to the lack of vacant commercial and industrial land and declining housing starts, annual growth will continue to decline, property values may decline and fixed cost of government will continue to increase. All this will occur as the state continues to cut aid to municipalities
Population Growth-Excerpt from POCD
Farmington has seen its growth period and in reaction has spent millions of dollars preserving open space.
Farmington’s population growth has now leveled off and is projected to remain fairly constant with little, if any growth in the future.
There will be fewer and fewer single-family homes constructed as the amount of developable land declines. The household size will continue to decline and Farmington’s population will be much older starting in 2025 with a 30% increase in the over 60 age groups.
Net Positive Fiscal Impact and Large Land Dedication
Goman and York estimated $1.6M annual positive net fiscal impact/estimated $1.1M in one-time fees
