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05/24/2017 02:40 PMAt the first public workshop discussing plans for a Transit Oriented District (TOD) fanning out from Branford's rail station, residents urged the project team not to miss the boat on adding enhanced access along the Branford River.
That idea, and others generated by a full house of interested residents and stakeholders on May 22, are being sought by BFJ Planning Group (NY), the team hired by Branford with a state grant. A second public workshop is set for Thurs. June 22, 7 p.m. at Branford Fire Headquarters. BFJ reports to the town's TOD steering committee, which includes Town Planner Harry Smith Smith and First Selectman James B. Cosgrove among its 12 members.
The TOD area covers a 1.5 mile radius with the newly-expanded rail station at its center. Smith discussed the history of the once mainly-industrial and older neighborhood area as always having transit-oriented roots; but, "...the form that I think this will take as we move into the 21st century will be something different."
He said new TOD aspects are already emerging thanks to the development of Stony Creek Brewery (SCB), Atlantic Reef and the future Atlantic Wharf development. Smith also noted demolition of the former Atlantic Wire building, to begin construction of Atlantic Wharf, will start this season.
As BFJ principal Frank Fish explained on May 22, the team is working with the town as advisors and plans to have a completed TOD report ready by September, 2017.
"Although we have quite bit of experience with this type of development, every place we work, it needs to be unique to that place. The reason we have these workshops are to listen to you and learn what the issues are," said Fish.
BFJ did share findings from its preliminary research and area inventory, and also some preliminary recommendations for what type of TOD development is best for the area, and where the best opportunities lie.
The team also identified problem issues. One major hurdle is flooding. A significant section of the TOD lies in a 100-year flood zone—including the railway station main parking lot off Maple Street. Other sections of the TOD are in a 500-year flood zone.
One preliminary solution suggested by BFJ is to engineer a flood gate at the Amtrak overpass at Indian Neck Avenue. The gate would close off the underpass from the Indian Neck Avenue side in flood events, stopping Branford River flooding impacts to Meadow Street, Hammer Field and the grounds of the future Community/Senior Center on Church Street.
In answer to concerns that the proposed tide gate would cause a dam-like effect and deeper flooding on Indian Neck Avenue; Fish said engineers determined area flood levels on Indian Neck Avenue will remain constant, due to the vastness of Long Island Sound; meaning the water level wouldn't increase due to the gate coming down.
As for developable space in the TOD, BFJ identified indentified a handful of spots and suggested Planned Development Districts (PDD) as best use, such as Atlantic Wharf's mix of residential/commerce space. However, most of those areas are currently zoned industrial sites. That will likely mean zoning changes are going to be required.
BFJ feels adding PDD's to the area will help make the TOD appealing to millennials and others who commute to New Haven, Stamford and New York. BFJ also suggested PDDs would appeal to retirees seeking to downsize into a transit-access area with the benefits of safe and connective transit as well as pedestrian and cycling paths.
While BFJ did not recommend the TOD include redevelopment of the Richlin shopping plaza at the edge of the 1.5 mile radius, the team does want the TOD to serve as a gateway to Main Street and the town center. Suggestions from the audience on that note included bringing through elements of the town center streetscape, such as its vintage-style lighting and red brick walk ways.
From the town's perspective, the timing for the TOD couldn't be better, as Branford is working on updating its Plan of Conservation and Development (POCD). The comprehensive plan recommends guidelines for future development and best uses for all areas of town. The POCD is updated every 10 years. At the May 22 workshop, Economic Development Commission (EDC) chairman Perry Maresca said the POCD could look at incorporating a direct path to the TOD area from I-95 Exit 54. Maresca also responded to an audience suggestion to extend such a corridor from Exit 53 instead, providing a closer, easier link to the rail station. He said it's not feasible due to the state's posture against developing a northbound entrance and southbound exit at Exit 53.
Maresco mentioned the POCD could also consider bringing in better modes of area transport such as dedicated shuttle or trolley lines. Some attendees suggested the TOD plan should specify adding trolleys or shuttles; while others said the popularity of app-based transportation services such as Uber are already being used by those visiting the area, such as clients of the brewery.
The success of SCB (5 Indian Neck Ave.), a newly-developed business in the TOD area, was another audience discussion point of the night. Located on a former industrial site, the popular brewery's parking lot is filled with an average of 30 percent of out-of-state vehicles on weekends, said SCB owner and Branford resident Ed Crowley Sr., who attended the May 22 workshop. Still other customers arrive by rail and walk the short distance to the site.
"We firmly believe, as part of the [transit oriented district], we are helping the community," said Crowley, adding, "...we're trying to get more people on that train."
Crowley said he will share his company's current destination marketing research with the TOD team. Crowley also noted that, in his opinion and experience in dealing with Amtrak, the rail service won't likely be amenable to one of BFJ's preliminary suggestions: building over or otherwise developing the rail station's under-utilized expanded lot (stretching toward Bridge Street, west of the main lot on Maple Street).
Another part of the allure of the brewery which several people noted on May 22 is the way the business has embraced its location along the Branford River. The brewery includes river access, with temporary docking space welcoming water transit vehicles (kayaks, canoes, power boats and visiting water taxis/tour boats). The area also has seasonal neighbor businesses within a short walking distance in The Lobster Shack at Birbarie Marine, 7 Indian Neck Ave.) and Branford River Paddlesports (50 Maple St). In fact, a sort of micro-TOD already exists; stretching from SCB to include Nellie Green's Restaurant (also located on the river at 50 Maple St.), Branford Landing Marina (50 Maple St.), The Mill, an upscale multi-unit residence in a renovated section of the former Malleable Iron Foundry (MIF) Indian Neck Avenue, and Atlantic Reef, an upscale multi-unit residence on Maple Street. As the TOD team noted, Atlantic Reef has zoning approval for up to two more multi-unit residential buildings to be constructed on its property.
The BFJ team also heard audience concerns about the uncertainties of a proposed "quad-track" railway through Branford-Guilford. Fish said BFJ has access to a group working on the preliminary study. While the TOD is separate from any potential plans for quad expansion, Fish did have his own take on the Federal Railroad Administration (FRA) proposal.
The FRA is exploring adding quad track express rail as part of a high-speed Northeast Corridor between Washington D.C. and Boston MA. Currently in the "preferred alternative" stage of proposal; the quad track is still one step away from entering the final proposal phase.
While Fish said BFJ will "verify" that no plans are eminent to change the newly expanded Branford rail station, he also predicted that, due to needs such as detailed environmental studies and lack of funding, it will be at least 10 years before the FRA can "...get to Branford and Guilford with detailed studies."
"They're going to be ten years on their detailed studies for one reason. There is no money. Amtrak is nearly functionally bankrupt, right now," said Fish.
Residents from the TOD area also suggested creating a better buffer for pedestrians, with plantings and other elements to provide more protection from vehicles. Resident Jacey Wyatt had numerous suggestions, including incorporating historic area touches to new developments and considering adding inns or a hotel to the area. Shoreline Greenway Trail member and Branford hiking icon Chet Blomquist was among those who emphatically felt a river walk, boardwalk or other foot-traffic transit path along the Branford River would greatly enhance the TOD and create a draw for the destination, and beyond.
Smith confirmed that the idea of incorporating the Branford River in the TOD plan is certainly being considered in BFG's review.
"One reason we chose this firm was that they saw the potential in the river," said Smith.
Ideas generated on May 22 were written on up large sheets. The workshop ended with participants placing green stickers next to ideas they liked, and red stickers next to those they didn't. Comment cards were also collected.
Fish said the June 22 workshop will ask the audience to get further involved, using maps and other materials provided. Other next steps call for a public survey. The town is also sharing details at the town website here
Comments, concerns and ideas are also welcome by email sent to todstudy@branford-ct.com
The second Branord TOD Public Workshop will be Thursday, June 22, 7 - 9 p.m.at Branford Fire Headquarters, 45 North Main St.