Smart Growth: A Suburban Perspective Michael P. Hogan, A.D. Makepeace Company

Redbrook, Plymouth: The Plan 2,000 acres total Development concentrated on 400 1,275 homes Mix of apartments, condos, single-family homes Neighborhood elementary school nearby 90K SF of commercial space Full-service YMCA Amenities: Walking trails, land preservation, natural setting Active farming operations 75K sf of public space

Redbrook, Plymouth: unique Zoning Transfer of Development Rights Bylaw (TDR) Gives local officials and developers tools to direct growth into appropriate areas with sufficient infrastructure Results in significant open space preservation at no cost Greater density reduces development costs Traditional Rural Village Development Mixed use development creates a sense of place Reduces traffic impacts by allowing convenience retail

Redbrook: Fiscal Impact Analysis 2008 Fiscal Impact Report Assumed architectural/marketing targeting 35% empty nesters 35% “traditional and non-traditional” families 30% singles and couples Study predicted addition of 452 students at buildout By-right construction (585 single-family homes) would yield 702 public school students 1.2 children per household in the family category only At buildout, Redbrook population represents 4% of the town’s projected 68,000 population

Redbrook: Fiscal Impact Analysis Net fiscal benefit to the Town of $7.1 million annually By-right construction (585 single-family homes): net cost of $11.5 million to the Town of Plymouth over buildout period Swing is $18 million annually

Redbrook, Phase 1: The Reality 22% of prospects are traditional and non-traditional families Balance are empty-nesters and retirees Buyers to date 57% empty nesters 30% singles and couples 13% families

REDBROOK, Phase 1: THE REALITY Homes are small. Average base size of homes is 1,784 SF Bonus space options bring average to 1,938 Average base price is $417,263 Options bring average price to $453,137

Next for Redbrook: Commercial Beth Israel Deaconess-Plymouth Other medical uses Retail Second-floor apartments

Redbrook: Lessons Learned Replicable Plymouth zoning can reduce development costs and encourage smart growth TDR Bylaw TRVD Bylaw Use education aid formulas to incent housing development Multi-family and cluster by right CPA amendment to allow for master plan and zoning updates that support smart growth