Special Planning and Zoning Commission meeting

September 26, 2017

Branford Station Transit Oriented Development (TOD) Plan

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Steering Committee

Phil Carloni

Joe Chadwick

Terry Elton

Bill Horne

John F. Leonard

Cathy Lezon

John Lust

Marcia Palluzzi

Preston Ranton

Richard Sgueglia

Steering Committee

Town Staff

Harry Smith, Town Planner

Terry Elton, Economic Development Coordinator

First Selectman

Jamie Cosgrove

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BFJ Planning Consultant Team

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

Frank Fish, FAICPPrincipal-in-Charge

Georges Jacquemart, PE, AICPLauren Rennée, AICP

Transportation and Traffic

Jonathan Martin, Ph. D. AICPProject Manager

Russell DesignWayfinding & Signage

Noah Levine, AICPProject Planner

StantecInfrastructure

Landscape and Streetscape

Regina ArmstrongEconomic Analysis

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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

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

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Task 2: (Months 3-5)

Task 3: (Month 6)

Timeline

Task Description APR MAY JUN JUL AUG SEP OCT NOV

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/Other Presentations

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Study Area

Hammond Field

Branford Landing

Stony CreekBrewery

Branford Station

Town Center

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Public Workshop #1 (May 22, 2017)

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Public Workshop #2 (June 22, 2017)

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Public Survey

282 responses

What are your top 3 priorities for the Branford train station area?(choose 3 boxes)

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Encourage contextual development of key opportunity sites.

Incorporate land uses that are complimentary and do not compete with Branford’s Town Center.

Improve connections to Town Center, the waterfront and surrounding neighborhoods.

Encourage sustainable and resilient development.

Key Principles

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Development Possibilities

Branford Station (ConnDOT Owned)

West End Ave Property

(Privately Owned)

Anchor Reef PDD(Privately Owned)

Hotel Proposal(Privately Owned)

Meadow Street(Multiple Owners)

Atlantic Wharf(Privately Owned)

Indian Neck Ave Property

(Privately Owned)

Transformer(CL&P)

Branford Landing(Privately Owned)

Waterfront boardwalk(easement secured)

CommunityCenter

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Strong demand for owner and renter multi-family development particularly for empty nester and senior housing.

Key test of market will be proposed Atlantic Wharf development.

Smaller demand for retail and office market. Branford’s Town Center appears to be servicing retail and commercial needs for area.

Town can benefit from further specialization in cultural, recreation and accommodation activities (i.e. hotel).

Expanding opportunities that serve outdoor activities, waterfront, or recreational interests should attract more development.

Market Overview

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Zoning MapZoning

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Zoning District R-1 R-3 MU BR IG-1 PDD

Minimum Lot Area (sq ft) 6,000 15,000 15,000 6,000 20,000 60,000

Lot Area Per Unit 4,000 15,000 5,000 4,000 N/ A N/ A

Frontage 50 90 100 50 50 N/ A

Front Setback (feet) 15 30 15 15 30 N/ A

Side Setback (feet) 10 15 10 10 No Min. N/ A

Rear Setback (feet) 20 30 20 20 30 N/ A

Height (feet) 35 35 40 40 40 40

Floor Area 0.50 0.50 1.5 0.3 0.40 N/ A

Lot Coverage 0.25 0.25 0.8 0.25 0.30 N/ A

Impervious Surface Area Ratio N/ A N/ A 0.8 0.6 0.60 N/ A

Zoning Regulations

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Overlay Zone Concept

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Underlying zoning remains

Free to opt-in or not

If you opt in, you have additional uses (residential) and + FAR

Small scale retail by special permit

Bulk/height regulations

Form-based guidelines

Requirements in Overlay Zone:

o Green buildings and siteo Viewshedso Flood resilienceo Sidewalkso Public access to waterfront where applicable (Sub-area 1)o Continuous Waterfront walkway, waterfront feature? (i.e. park, dock)

Overlay Zone Concept

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Area 1: Waterfront

PedestrianConnections

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Additional uses:

o Residential o Retail as accessory use o Restaurant/office with special permit

FAR:

o Increase from 0.4 to 0.6-0.8.o Possible 1.0 for larger public amenity

Height: 46 feet

Amenities:

o Waterfront walkway with access to public piero Viewshed preservationo Public walkway/sidewalks back to public roads

Area 1: Waterfront

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Case StudiesWestport

Saugatuck Center

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Waterfront Access/Connectivity

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Across from park, new community center

Industrial uses currently allowed

100 feet wide

Floodplain

Streetscape Improvements?

Area 2: Meadow Street

Atlantic Wharf

Hotel

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Additional use: Residential

FAR: increase from 0.4 to 0.6

Height: 46 feet

Residences must be raised above parking (due to 100-year flood plain), access to parking from rear

Setback: 15 feet from curb, 20 feet from rear yard

Sidewalks required

3,500 sq.ft. lot minimum

Area 2: Meadow Street

Delamar townhomes, Southport

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Area 2: Meadow Street

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Area 3: West End Area

R-1 density (10 units/acre)

Height: 35 feet and 3 stories

Small blocks

Street connectivityWarwick Grove, NY

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Branford Station

Observations/Survey

v

~50% Occupancy(90 cars)~10-20%

Occupancy(25 Cars)

Barely used

~25% Occupancy(115 cars)

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Planned Development District (PDD)

Waterfront access and Greenway

Branford Station Area ( Long Term Possibility)

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Connectivity

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Fill gaps in sidewalk network around station

Connectivity - Sidewalks

Meadow Street

Indian Neck Ave & RR underpass

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Kirkham Street

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Kirkham Street

Bike Lanes(if feasible)

Sharrows

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Cross Sections

Meadow Street @ Hammer Field

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Meadow Street @ Hammer Field

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Meadow Street @ Hammer Field

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Meadow Street @ ConnDOT Property

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Meadow Street @ ConnDOT Property

Option 1: Parallel Parking

Option 2: Angled Parking

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Streetscsape and Traffic Calming

Examples:• Crosswalks• Lighting• Trees• Signage• Speed bumps• Textured pavement• Parallel parking• Curb extensions

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Greenway Trail and Pedestrian Loop

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Potential Shuttle Loop

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Flood Control Recommendations

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Constraints (Wetlands and Floodplains)

2080s DHTgate closed

2080s DHT

gate open

Existing Conditions

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Wayfinding

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Committee Meeting: October 10

Public Presentation: October 17

Revisions / Final Report / Zoning: Mid-November

Plan of Conservation and Development (PoCD)

Next Steps

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Questions

Hammond Field

Branford Landing

Stony CreekBrewery

Branford Station

Town Center