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

2. 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

3. 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

4. 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

5. 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

6. 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

7. 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

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

9. 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