branford tod plan - public workshop 1 - meeting...

Branford Transit Oriented Development (TOD) Plan

1st Public Workshop: Meeting Summary

Meeting Date: May 22, 2017

Prepared on behalf of:

The Town of Branford

1019 Main Street

Branford, CT 06405

Prepared by:

BFJ Planning

115 5th Avenue

New York, NY 10003

www.bfjplanning.com

Town of Branford Transit Oriented Development (TOD) Plan Public Workshop #1 Summary

May 22, 2017 2

Introduction The Branford Transit Oriented Development (TOD) Plan is a Town‐led effort to develop a plan for the

area around the Branford Shoreline East Train Station. The Branford Station TOD Plan is an integral part

of a Town and regional initiative to promote growth and redevelopment that is more transit oriented,

will increase the tax base, and will provide uses better suited to the current local and regional economy.

Community outreach is a critical component of the Plan to ensure the vision for future development

meets local needs.

The Plan provides a host of opportunities for community input to define a set of realistic and publicly

supported development goals and objectives for the area. This memo summarizes the first of two public

workshops, which was held on Monday, May 22nd from 7‐9 PM at the Canoe Brook Senior Center. There

were approximately 60 participants in attendance. A second public meeting will be held on Thursday,

June 22nd from 7‐9 PM at the Branford Fire Headquarters. Other public outreach efforts will include an

online survey, stakeholder interviews and focus groups. The Plan is also proceeding concurrently with an

update to the Town’s Plan of Conservation and Development (POCD).

Workshop Agenda

1. Welcome

2. Presentation

Overview of Branford Transit Oriented Development (TOD) Plan Process

Prior Studies and Demographic Trends

TOD Area Existing Conditions

Preliminary Ideas for Opportunity Areas

3. Town Hall Meeting (Question and Answers)

4. Dot‐Point Exercise


May 22, 2017 3

Presentation The workshop began with an introduction from Harry Smith, Town Planner. Representatives from BFJ

Planning then discussed the purpose of the project along with a preliminary analysis of planning issues

along in the TOD area (approximately 0.5 miles from the station), as identified by the Town, the Steering

Committee and prior studies. The PowerPoint presentation that was given is attached to this summary

report.

1. Overview of the Transit Oriented Development (TOD) Plan Process and Project Approach

Frank Fish, Principal at BFJ Planning, introduced the project with an overview of the Branford TOD Plan

process, including the scope and objectives for the Plan, the project timeline, and public outreach efforts.

The process includes a second public workshop, meetings with stakeholders, a public survey (to be done

in conjunction with the Town’s Plan of Conservation of Development) and four Steering Committee

Meetings to discuss project progress and updates. Mr. Fish then provided an overview of the 2015 Transit

Oriented Development Opportunities for the South Central Region Plan developed by SCROG as well as

current trends that relate to population, housing and employment, transportation.

2. Existing Conditions

Noah Levine, Associate Planner at BFJ Planning, provided preliminary data on the existing conditions of

the Study Area including the land use, zoning, sidewalk connectivity and conditions, environmental

constraints and an overview of the operation of the Branford Station, including train service and ridership

patterns.

3. Preliminary Ideas and Observations

Jonathan Martin, Senior Associate at BFJ Planning, presented an overview of issues and opportunities in

the Study Area including potential sites for redevelopment (i.e. transit‐oriented development [TOD]). He

also provided an inventory of sites that are not viable to TOD, residential areas to be protected, potential

greenway and pedestrian trails all within one‐half mile of the Branford Station. Mr. Martin provided an

overview based on preliminary observations of occupancy and ridership patterns at the train station.


May 22, 2017 4

Town Hall Following the presentation, the public was invited to participate in a town

hall meeting where the floor was opened to the public to voice their

concerns, recommendations, and feedback about the approach to the TOD

Plan. The key themes were documented on note pad. Comments made

during the town hall are listed below:

What impact will this plan have on the Town Center? Will any retail

be competitive with the Town Center? Answer: It is understood that

any proposed uses would be complimentary to Town Center rather

than competitive.

Development should focus on residential uses, which will help to

support commercial areas in Town Center.

Recent trends have shown that the office, retail, and industrial

markets are weak, housing is most likely the best market for this

area.

Priority should be placed on historical value of existing historic

buildings. Rebuild and restore.

Why is the Branford Station not being used? Is the station helping

the community?

A big improvement to commuting and connectivity to other parts of CT and NYC would be a train

straight from Branford to Stamford

Within the bigger picture, the Town should look at historical value, numbers and restoration of

existing buildings

Stony Creek Brewery brings in tourists. It could be helpful to have a shuttle with stops at the

brewery, the Town Green and the station.

o Economic Development (Town of Branford) has already discussed pricing on a

shuttle/other types of public transportation around the town to the marinas, wharf, etc.

o There aren’t shuttles in Branford because all the young kids use Uber anyway

The Study Area should extend to the Town Green.

Capitalize on the riverfront: add tour boats from the Brewery‐Biotech industry that is replacing

manufacturing and industrial uses; tourism could help bring money back into the economy.

o However, it is a long journey to get out of the river and out of the harbor onto the Long

Island Sound.

Parking lot on east side of bridge across from Branford Station is underutilized

Concern that if a floodgate was installed under the bridge on Indian Harbor Avenue, it would

separate residents on both sides of the tracks. There were also concerns about increased flooding

risk to residents on southern side of tracks if floodgate was installed.

Consider multi‐use pathway from train station to open space north of I‐95

Direct access should be provided from the highway to the train station. Wayfinding and other

signage is needed.

o Have to think about wayfinding and signage for those driving south on I‐95 since there is

only exit 54 on the southern side of the highway


May 22, 2017 5

The neighborhood doesn’t have a pedestrian friendly ambience because people drive too fast and

there is no pedestrian protection or green buffer of any kind.

Years ago, a streetscape plan was done at the Town Center ‐ this should be implemented on other

streets around the town like Montowese, Meadow, Kirkham and Maple to create connections

throughout the Town.

What impact will this TOD Plan have on zoning? Would there be rezoning? Would the Town be

supportive of rezoning?

o Town would consider rezoning based on recommendations made in plan. There may be

potential for overlay zones. Certain developments already have approved plans with

existing regulations (i.e. approved PDD areas).

Anchor Reef: what will the impact be on transit and long‐term parking? Will there be garages or

impermeable surface‐could help the parking issue

o TOD Plans all revolve around parking

Concern about Amtrak proposal for quad tracking between Branford and Guilford.

o Amtrak needs to determine what type of class the tracks will be and Amtrak needs to find

out where the tracks would lie before taking any further action

o Amtrack plan is a long term vision, this plan will be complete before any plan is released

however information will be incorporated into planning to the best extent possible.

o Branford Station was just built, which is a constraint on expansion to 4 tracks.

o It was explained that this study is not related to the Amtrak proposals.

Keep in mind creativity and flexibility when developing the plan and when thinking of zoning (i.e.

parking ratios, range of allowed uses).

Don’t eliminate industrial uses since manufacturing uses are going to be a major use in the future

A berm along the riverfront would help protect riverfront land uses from flooding (i.e. Anchor

Reef).

Protect the town by protecting its natural asset: the river

A roundabout in the Town Center is a large concern for residents. Concern that design would not

be the best way to welcome people into the town.

o This area is not within the study area.

Economic development through tourism is a priority

o Installing docks could help to increase tourism in the town

o developing an inn would bring in tourists

Greenway trail

o A greenway trail could help bring people through the town and increase the number of

bike riders to the train station

o A trail that is upland could be beneficial in order to avoid flooding

The riverfront is more of a town asset than the train station: the river could be incorporated into

the TOD plan as well.

Sidewalks will help to integrate TOD Area with the rest of town. More sidewalks are needed. The

streetscape will be crucial in connectivity and inviting people to walk along the streets

The plan should be manageable and enhance the livability for those who live in the town and for

those who will live in Branford.

Around the Study Area, there is not much developable land.


May 22, 2017 6

Dot Point Exercise Following the presentation, the participants were encouraged to

participate in a “Dot Point Exercise.” Each participant was given

stickers to place next to the topics raised that they agree with or

disagree with the most. Participants were given 4 green dots, 2

yellow and two red dots and were given the option to place as many

as they wanted on any particular comment. Therefore, the total

number of dots for each comment doesn’t necessarily reflect the

number of people that expressed agreement/disagreement. While

this was not a scientific survey, it was helpful to understand the

general level of interest in certain ideas/themes. Results of the Dot Point Exercise are found in the

Appendix of this report.

Comment Cards Participants at the public hearing were encouraged to give any

further comments on the plan via a comment card handed out at

the beginning of the meeting. No comments were given via

comment card.


May 22, 2017 7

Conclusion The public workshop drew a large crowd that was engaged in the

current issues facing the Branford community, and provided

thorough feedback on previous planning efforts, and the future

they envision for Branford’s future around Branford Station.

Preliminary findings for the Plan will be presented to the public at

the public meeting on June 22nd.

The major feedback drawn from the public workshop include but

are not limited to the topics below:

Branford Train Station: Residents expressed that the train station area is relatively underutilized

and is not well connected to the rest of the Town including Town Center. There was some concern

about future plans by Amtrack to expand the tracks (from two tracks to four) in their effort to

improve service along the northeast corridor. It was explained that planning for this long term

expansion is in its early phases and there is no money appropriated for the project. The Branford

TOD Plan would get any available information but would proceed under the assumption that the

likelihood of any significant changes to the corridor is low in the near term. Residents also

expressed desire to have direct train service from Branford to Stamford.

Pedestrian/Bicycle Connectivity: Most residents would like to see more connectivity for

pedestrians and bicycle riders between the station, the waterfront, Town Center and

neighborhoods adjacent to the TOD area. The streetscape project completed some years ago in

the Town Center is a good example for well‐designed space inviting to pedestrians. Streetscape

improvements along Montrowese Street, Meadow Street and Maple Street appeared to have

support for priority treatment to connect the TOD area to the rest of Town. There are some

segments in these areas that either have sidewalks in poor condition or gaps in the network. There

appeared to be support for landscaping improvements and guard rails to slow cars and make the

area feel more walkable. Some residents expressed support for the completion of the Shoreline

Greenway Trail through the TOD area to increase bicycle ridership to the station and tourism

throughout the town. One suggestion was to locate the trail upland to avoid the risk of flood

inundation.

Vehicular Connectivity: There was discussion about the need to create a direct connection (for

both vehicular and foot traffic) from I‐95 Exit 54 (as there is no southern off ramp at exit 53) to

the train station with clear signage. A multi‐use path should be considered to connect pedestrians

and bicycles to open space north of I‐95. There was some discussion about Connecticut

Department of Transportation’s plans for a roundabout in the Town Center and whether this was

an appropriate redesign of the intersection. It was explained that this intersection was not part of

the scope of the Branford TOD Plan.

Economic Development: A large topic of discussion was what the economic impacts the TOD Plan

will have on the Town Center and the town as a whole. Residents expressed the need to ensure

that proposed uses in the TOD area are complimentary with the Town Center and do not compete

with retail. It was explained that the likely market for new development would be residential, as


May 22, 2017 8

the demand for office, retail and industrial space is currently low. Residential uses would also help

support retail in the downtown area. The discussion expanded into the idea of promoting tourism

in Branford to help with the local economy. The tourism could look to capitalize on the area’s

location along the waterfront. Residents feel that the river is more of an asset than the train

station and that protecting the river will then protect the town. Maximizing the riverfront could

help bring people into the town. There was some discussion of promoting a shuttle bus to connect

the Stony Creek Brewery to Town Center and the station area. There was some disagreement on

this topic as one participant mentioned that many people are using Uber and a shuttle would not

be regularly utilized.

Potential Zoning Changes: A participant mentioned the importance of keeping zoning regulations

flexible to allow multiple uses which might be appropriate for the area. One participant expressed

that manufacturing uses may still be a desirable use to consider as an allowed, as technology is

changing. One resident observed that there is not a lot of developable land within the Study Area

so there may not be a dramatic change with new development. The focus of the plan should be

to enhance the livability for those who currently live and visit Branford. One property owner

expressed concern about potential zoning changes and how they would affect existing properties

and development plans in place. Due to the fact that the study is in an early stage, a zoning

strategy has not been proposed, however it will be developed in conjunction with the Town and

community and there will be many opportunities for public input.

Environmental Issues: A significant portion of the riverfront area is prone to flooding, as shown

in the 100‐year floodplain map. The Town is in the early stages of looking at the potential for a

flood gate at the underpass of Indian Neck Avenue to Meadow Street to protect the areas

adjacent to Hammer Field from flooding. Some residents expressed concern about this project for

various reasons. More information is needed with regard to how the flood gate will impact

transportation connections and flood risks in the area. Another flood protection option discussed

was increasing the height of the bulkhead/seawall at the riverfront as a flood protection measure.

Historic Preservation: A large portion of the surrounding areas are in historic districts. Some

residents expressed the need to maintain and promote historical preservation in order to

preserve the historical value of Branford.


May 22, 2017 9

Appendix: Dot Point Exercise Results

Comment Dots

Total Dots (Like) (Iffy)

(Don’t Like)

Concern about roundabout in Village 2 12 14

Improve area at Exit 53 & Exit 54, connect it to station 8 1 9

Extend streetscape improvements down Montrowese to Meadow

8 8

Extend Study Area to Town Center, promote transportation 5 5

Tour boat launch from back of marina to promote economic development

5 5

Ambiance of walk is missing near Anchor Reef, no buffer for pedestrians. Need more plantings and guard rails

5 5

Bring historic buildings back to life, build on historic value 5 5

Shuttle between train, brewery, town and marinas. 5 5

Connect greenway trail along river to train station. Would attract people from surrounding neighborhoods to center of Town.

5 5

Be Creative and Flexible with zoning changes, i.e. parking ratios and different kinds of uses

4 4

Flood gate may hurt part of community 3 1 4

Need to use station as an asset, make it more utilized 4 4

Riverfront is major attraction (compared to station). Need to maximize utility of waterfront

4 4

Concern about impact of parking on transit and/or mixed‐use development. Consider parking garages. Consider impermeable pavement

2 2 4

Underutilized lot across from brewery doesn’t have good ped connection

3 3

How does plan relate to Town Center? Concern about competition with retail. TOD should be supportive of Town Center

3 3

Concern about rezoning of PDD areas with approved plans 1 1 1 3

It is important to consider potential alternative for rail expansion (Quad Track)

2 2

Look at transportation connections during flood conditions 2 2

Integrate bike lanes and sidewalks into roadway network 2 2

Potential for bulkhead/seawall at river to protect from flooding (at Anchor Reef)

1 1

Focus on tourism in new development/economic development

1 1

People use Uber to get around, shuttle not necessary 1 1

Anchor Reef is already approved 0


May 22, 2017 10

Appendix: Public Workshop Presentation

Public Meeting 1

May 22, 2017

Branford Station Transit Oriented Development (TOD) Plan

1

2

  Phil Carloni

  Jamie Cosgrove

  Joe Chadwick

  Terry Elton

  William Horne, Ph.D.

  John F. Leonard

Steering Committee

  Cathy Lezon

  John Lust

  Marcia Palluzzi

  Preston Ranton

  Richard Sgueglia

  Harry Smith (Town Planner)

3

BFJ Planning Consultant Team

Project Management, Land Use, Zoning, Transportation, Public Outreach

Frank Fish, FAICP Principal-in-Charge

Georges Jacquemart, PE, AICP Lauren Rennée, AICP

Transportation and Traffic

Jonathan Martin, Ph. D. AICP Project Manager

Russell Design Wayfinding & Signage

Noah Levine, AICP Project Planner

Stantec Infrastructure

Landscape and Streetscape

Regina Armstrong Economic Analysis

4

Today’s Schedule

5

  Inventory and research

  Stakeholder and Community Outreach

  Zoning Analysis and Recommendations for Changes

  Concept Plan for Infrastructure, Pedestrian & Streetscape improvements

  Integrate With Other Efforts to Propose Solutions to Flooding Concerns

TOD Study Scope/Objectives

6

Timeline

Task Description APR MAY JUN JUL AUG SEP

1 Preliminary Research and Public Input

2 Technical Analysis and TOD Master Plan Preparation

3 Finalize TOD Master Plan and Zoning

Public Workshops

MEC Advisory Committee Meetings

7

Regional Context

This study is not related to the Amtrak proposals for quad tracking between Branford and Guilford.

8

Study Area

ROADS AND TRANSPORTATION (1 MILE CONTEXT MAP)

9

Study Area

0.5 MILE RADIUS FROM STATION

Main Street

Hammer Field

Branford Landing

Stony Creek Brewery

Branford Station

Ho

pso

n A

venu

e

Route 1

Anchor Reef

Atlantic Wharf (Wire)

10

  Population within region is concentrated on rail and highway corridors and is expected to grow by 20,000 residents by 2025.

  Migration from New Haven County has exceeded migration into New Haven County

  CT’s economy has slowed. Number of jobs is static.

Key Regional Trends

Source: Transit Oriented Development Opportunities for the South Central Region (SCRCOG, 2015)

11

  2015 Population: 28,071

Population

Branford

Population

2010 28,026 Change 2000-2010 -2.3%Households

2010 12,739 Change (2000-2010) 1.6%

Household Size

2010 2.18Change (2000-2010) -3.5%

12

  Demand for apartments have increased since 2004

  Baby Boomers and Millennials

  Shift in employment from manufacturing jobs to health care, education, and accommodation, retail and food services

Key Trends: Housing and Employment

Source: Transit Oriented Development Opportunities for the South Central Region (SCRCOG, 2015) Sououthh CCenttr lal RReggiion (S(S( CRCRCOCOGG,, 2201015)5))

13

  Commuting to work via rail transit is relatively low

  Station area households in region have a higher rate of auto ownership than the average ownership rate for transit areas across the country

Transportation

Branford


Key Trends:

14

•  There are approximately 60 aces of land within the TOD area potentially available for development or redevelopment.

•  The entire area is served by municipal water and sewer

SCRCOG Report Analysis

Source: Transit Oriented Development Opportunities for the South Central Region (SCRCOG, 2015) South Central Region (SCRCOG 2015)

15

  Encourage TOD by: leveraging state and regional resources

  Adopt TOD supporting zoning and design standards;

  Enhance station area connectivity

  Provide needed infrastructure in station area

SCRCOG Report Recommendations

16

  Departing trains:

o  20/day during the week

o  13 on weekends

  465 parking spaces

o  185 in original lot

o  280 in expansion   Train Station Expansion (2016)

o  Platform on north side of tracks

o  “Kiss and ride”

Branford Station


Existing Conditions

17

Existing Conditions Land Use

18

Existing Conditions Zoning

19

  Zoning Table to Come for IG-1, R-1, and R-3

Zoning

Existing Conditions

IG-1 R-1 R-3

Lot Area (sq ft) 20,000 6,000 15,000

Lot Area Per Unit N/A 4,000 15,000

Frontage 50 50 90

Square 100 50 100

Front Setback 30 15 30

Side Setback No Minimum 10 15

Rear Setback 30 20 30

Height 40 35 35

Floor Area 0.40 0.50 0.50

Lot Coverage 0.30 0.25 0.25

Impervious Surface Area Ratio

0.60 N/A N/A

20

Existing Conditions Constraints (Wetlands and Floodplains)

21

Constraints (Wetlands and Floodplains)

Existing Conditions

Meadow Street Hammer Field

22


Existing Conditions

23


Existing Conditions

24

Existing Conditions Pedestrian Connectivity (Sidewalks)

Gaps in Sidewalk Network

25

Existing Conditions Sidewalk Conditions

26


Good Condition Fair Condition Poor Condition

27


Other Issues

Obstructions Cars parked on sidewalk Gaps

28


Intersections

Good condition Gaps Disrepair

29

Opportunity Areas Study Area Analysis

30

Issues and Opportunities Potential TOD Sites

31

Issues and Opportunities Potential TOD Sites

32

  Low utilization of parking, especially in west lot (expansion)

  Low utilization of Northern “Kiss & Ride”

  Access mode:

o  90% of riders drive (park or kiss & ride)

o  5-6% of riders walk

o  3-6% or riders bike

Preliminary Observations

Branford Station

33

  Stony Creek Brewery

  Atlantic Wharf (former Atlantic Wire site)

  Senior Center and multi-purpose path at Hammer Field

Recent Developments

Stony Creek Brewery Atlantic Wharf

34

  Branford Plan of Conservation and Development (POCD). This work may be incorporated into POCD.

  I-95 Exit 53 Redevelopment Plan

  Main Street/Route 146 Scenic Highway Gateway Study

Other Planning Efforts

35

 Questions and Answers (Town Hall Meeting)

 Dot Point Exercise

o  Place 1 dot on ideas you feel strongly about

 Comment Card

What Happens Next

Ideas you support or agree with

Ideas you do not support or agree with

= =

36

 Public survey

 Check Town website: http://branfordtod.weebly.com/ or http://www.branford-ct.gov/PnZ

 Send Comments to P&Z staff: [email protected]

 Next public meeting will be on June 22nd, 7 PM

Branford Fire Headquarters

 Spread the word!

Next Steps

37

Questions

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