Branchville Transit Oriented Development Plan February 2017 Project Team Fitzgerald & Halliday Inc. Harriman Tighe & Bond Greg Wies & Gardner Architects AMS Consulting Acknowledgements This plan was made possible through the commitment of many dedicated individuals including Jon Chew and Dave Hannon of WestCOG, First Selectman Rudy Marconi of Ridgefield, and other members of the TOD Task Force including: Charles Fisher, Betty Brosius, Adam Schnell, and Joanne Meder from the Town of Ridgefield; Anna Bergeron, Molly Parsons, and Roxanne Fromson from CTDOT; First Selectwoman Julia Pemberton from the Town of Redding; Dave Goldenberg, Dennis Grimaldi, Devon Pettitt, Gene Nazarro, Joe Ancona, Joe Chelednik, Magda Fincham, Nathan Zezula, and Alex Karsanidi. Branchville Transit Oriented Development Plan Contents Executive Summary...........................................................1 Introduction......................................................................9 Existing Conditions Analysis.........................................13 Charrette ..........................................................................47 Planning Strategies..........................................................57 Build Out Analysis..........................................................65 Recommended Development Plan...............................79 Mobility Plan...................................................................89 Stormwater & Floodplain Management Plan..............95 Zoning Recommendations...........................................101 Design Guidelines.........................................................109 Implementation Strategies...........................................119 Branchville Transit Oriented Development Plan This page left intentionally blank Branchville Transit Oriented Development Plan Executive Summary Branchville Transit Oriented Development Plan 1 Introduction to the TOD Plan Existing Conditions This plan was commissioned by the Western The project team conducted an extensive analysis Connecticut Council of Governments (WestCOG) of existing conditions within the study area. This on behalf of the Town of Ridgefield. The goal of this included a review of historic resources, land use, plan is to identify infrastructure improvements and environmental resources, zoning, infrastructure, regulatory changes necessary to support development transportation and a analysis of market conditions. in the Branchville Station Area. This plan also seeks Historic Resources to identify measures that the Town and Region can take to encourage pedestrian and transit friendly As a historic village, Branchville is rich in historic development in the Branchville Station area. The resources. Of the approximately 50 buildings that lie Town seeks to ensure that future development within the project’s focus area, 80 percent are greater will provide an environment that is supportive of than 50 years old. The earliest buildings within the local residents, property owners, businesses, and focus area lie along West Branchville Road and commuters. Portland Avenue on the hill east of the train tracks. These buildings date from the 18th, 19th and 20th Eighty percent of the project is funded by the Federal centuries and display Second Empire, Federal, Shingle, Surface Transportation Program with the balance Greek Revival, Colonial Revival, and Italianate provided by the Region (WestCOG) and the Town of architectural forms. Ridgefield. This project is aligned with the State’s goal of encouraging development in station areas so as to There are no local historic districts within the project maximize value of transit improvements and support focus area and thus alterations to buildings within local economic development. this area are not restricted, however there are specific procedures which guide demolition. In the event This plan was guided by a Task Force comprised that federal funds are used for the implementation of representatives from the Town of Ridgefield, of the Branchville TOD Study, consultation would Town of Redding, Western Connecticut Council be required with the Connecticut State Historic of Governments, and the Connecticut Department Preservation Office to determine if there are adverse of Transportation as well as Branchville residents, effects to historic properties. property owners, and business owners. Land Use and Ownership The Branchville Study Area The Branchville study area is largely comprised of low Branchville is located in the southeast corner of density residential development and undeveloped land Ridgefield adjacent to the Towns of Redding and 1/2 mile in Ridgefield, Redding and Wilton. Commercial, retail radius of and restaurant uses are primarily located along Route Wilton. The study area for this plan is within a half- station mile radius of Branchville Station, with most of the Ridgefield 7 and Branchville Road and at the northern end of efforts being focused within Ridgefield and areas in West Branchville Road. close proximity of the station. The half-mile station Redding A small number of owners with more than twenty radius represents a typical study area for Transit Branchville property owners holding more than one property in Oriented Development (TOD) plans, as this represents Station the station area. These ownership patterns suggest the the area that is typically accessible within walking potential for property assemblage that could facilitate distance of a station. Due to the local topography and development in the study area. limited roadway network, the potential development Wilton area for Branchville is closer in proximity to the station than the half-mile extent. 2 Branchville Transit Oriented Development Plan Environmental Resources An environmental review of the study area revealed which does not allow for concurrent operation of Branchville Station and the surrounding commercial twenty nine hazardous material sites. These sites are traffic in both directions. The Connecticut DOT area occupy a narrow valley along the Norwalk River. scattered throughout the study area, however, the is currently evaluating design options for replacing The topography to the east and west of the station majority are located in the vicinity of Ethan Allen bridges on both roadways and reconfiguring station is relatively steep and has consequently limited the Highway. Of these sites, only four were identified as access. high-risk that require further investigation. density of development in those areas. As a whole, the most significant transportation The project area also includes two Natural Diversity infrastructure deficiency in the study area is the lack of Much of the Route 7 and Branchville Road corridor Database (NDDB) areas. Properties located within in Branchville rests in the floodplain and/or floodway. pedestrian facilities. With a few exceptions, there are the mapped NDDB areas have the potential to impact almost no sidewalks in the study area. Additionally, The floodway is comprised of the channel of the the state’s rare plants, animals or significant natural Norwalk River and Cooper Pond Brook and the parts marked crosswalks across Route 7 and Route 102 are communities. Before starting construction on or limited and lack basic infrastructure such as curb of the floodplain adjoining those channels that are acquiring properties within mapped NDDB areas, a reasonably required to efficiently carry and discharge ramps, pedestrian phases, and pedestrian signal head. Request for NDDB State Listed Species Review must The map below highlights areas where transportation the flood water or flood flow of a river or stream. be completed. There are a number of buildings and businesses infrastructure is deficient. in Branchville that are located within, or in close Zoning proximity to the floodway. Future development within Overall, the existing zoning in the study area provides this area will be highly restricted. The map below only limited support for transit oriented development. shows the extent of floodway and floodplain in the The zoning districts, which vary between towns, are study area. largely low density residential with limited commercial districts in each town. Additionally, there are very limited specific site design requirements that could regulate the overall form of development; drive the how the character of individual sites form. As such, the existing zoning districts within Branchville are not configured to promote strengthening of the sense of place that is desired for a transit oriented village. Infrastructure Norwalk River As a small village in a narrow river valley, Branchville’s transportation infrastructure is relatively limited. The Ethan Allen Highway (Route 7) provides a north/ south connection to Danbury to the north and Wilton and Norwalk to the south. Branchville Road (Route 102) provides an east/west connection between Branchville and Ridgefield Center. The rail corridor N also provides a regional connection from north to Water Service in the TOD area is provided by Flood Zones N south and parallels Route 7 along much of its route between Danbury and Norwalk. Aquarion Water Company. Aquarion reports that a 16” water main is located in Danbury Road (Route 7) Rail crossings and station access are provided by which extends up to Branchville Road (Route 102). Portland Avenue and Depot Road, both are local The 16” main then continues westerly up Branchville roadways with ageing and/or deficient bridges. The Road to provide water service to Ridgefield Center. Depot Road Bridge is