TRANSIT ORIENTED DEVELOPMENT MASTER PLAN FOR SOUTH NORWALK RAILROAD STATION NEIGHBORHOOD EXISTING CONDITIONS REPORT Prepared for: The City of Norwalk Prepared by: The Cecil Group, Inc. TR Advisors Milone & MacBroom December 22, 2010 TABLE OF CONTENTS The Cecil Group – TR Advisors – Milone & MacBroom – Language Link Consortium Existing Conditions Evaluation Report i The Cecil Group – TR Advisors – Milone & MacBroom – Language Link Consortium Existing Conditions Evaluation Report ii SECTION 1: EXECUTIVE SUMMARY Overview The Existing Conditions Evaluation Report is a multidisciplinary review of the current elements that comprise the area surrounding the South Norwalk Railroad Station. This document has been assembled as part of the Transit Oriented Development Master Plan for South Norwalk Railroad Station Neighborhood Study Area for the purpose of accurately informing subsequent analyses and decisions related to constructing a Transit Oriented Master Plan for the South Norwalk Railroad Station Neighborhood. The purpose of the Transit Oriented Development Master Plan for South Norwalk Railroad Station Neighborhood Study Area is to provide The City of Norwalk with planning recommendations that can guide and manage future change in the area of the South Norwalk Railroad Station. The aim of the planning recommendations will be to capitalize on this area’s development potential, while providing benefits that will appropriately enhance the area neighborhoods and their component places. Project Goals and Objectives have been collaboratively prepared with members of the public, community stakeholders and City staff, to guide the planning recommendations associated with this project. The project Goals and Objectives are included as Appendix A of this Existing Conditions Evaluation Report. Transit Oriented Development (TOD) generally refers to land use and activities that are advantaged by proximity to and pedestrian access to public transit. Common Transit Oriented Development characteristics include a transit station as a community and development center point and anchor, a safe, accessible and engaging pedestrian environment, a mixed use neighborhood that is primarily residential, and high density levels located at the transit facility that progressively decrease further from the transit station. The underlining principle of these characteristics is that aim to maximize access to public transportation through the implementation of urban planning and real estate development decisions and approaches. The report was produced by multidisciplinary consultant team comprised of land planners, real estate development consultants, transportation engineers, and urban designers. The consultant team members that contributed to this report include: TR Advisors, a specialty real estate consulting and asset management firm focusing on transportation related and entity owned property; Milone & MacBroom, a civil engineering firm with expertise in transportation and circulation planning; and The Cecil Group, a planning and urban design firm with extensive expertise in Transit Oriented Development and urban revitalization in New England and throughout the northeast. The consultant team members conducted research through a combination of onsite observations, stakeholder interviews, and reviews of previous reports and plans, as well as online and City resources. In addition, consultant team members have met regularly with committees established to advise and guide the Transit Oriented Development Master Plan for South Norwalk Railroad Station Neighborhood Study Area project. The advisory committees include The Planning Coordination Committee, comprised of City staff from various departments and the Stakeholder Committee, comprised of South Norwalk neighborhood community and business leaders. The Study Area used for this report is the project’s Pedestrian Access Planning Area, as illustrated in Figure 1: Study Area. The Transit Oriented Neighborhood Planning Area and the Focus Area are also illustrated in Figure 1: Study Area. These planning areas were defined by the consultant team through The Cecil Group – TR Advisors – Milone & MacBroom – Language Link Consortium Existing Conditions Evaluation Report 1 collaborative discussions with the Steering and Coordination Committees as well as consultation with the Norwalk Redevelopment Agency. The process for establishing the Study Area boundaries for neighborhood access and redevelopment considered the standard distances pedestrians will typically walk (one-quarter to one-half mile)to reach transit service along the South Norwalk neighborhood street network as well as activity centers, residential areas, and various community assets. The Study Area is approximately 0.75 square miles. These planning areas acknowledge different types of existing environments, which will require different Transit Oriented Development approaches that are appropriate for each specific area. The information gathered and assembled in this document will guide the decision as to which approaches to Transit Oriented Development should be used in each of these areas. The purpose of this report is to gather information that will enable informed decisions in subsequent phases of this study and the intent of the research is to be able to make assessments regarding trends and analysis. This report includes evaluations of land use, plans and initiatives, property ownership, crime and code violations, an economic and market profile, traffic circulation, transit service, neighborhood issues and demographics. Through the assessment of these elements, the challenges and opportunities of South Norwalk will be defined for the South Norwalk Transit Oriented Development Master Plan to address. Summary of Conditions and Assessments The assessment of the South Norwalk Study Area has been coordinated and organized into categories to facilitate understanding and communication. This summary provides an overview of key components of the Existing Conditions Evaluation Report, which are then further discussed in the subsequent sections. The numbering has been used to simplify referencing concepts. Land Use 1. Land Use Diversity – The South Norwalk Study Area contains a highly diverse mix of land uses. The City of Norwalk Tax Assessor’s Office has categorized 82 different land uses within the South Norwalk Study Area. Residential uses occupy approximately 80% of total parcels in the Study Area and 60% of the total parcel area. The mix and locations of land uses reflect South Norwalk’s historical and current resources such as rail service, and an active commercial waterfront. 2. Zoning Regulations – The Study Area features fourteen different zoning districts, a large number for such a concentrated area. Similar to the Study Area’s land use patterns the range of zoning districts reflects the area’s existing and traditional assets and resources. In spite of the diversity of zoning districts, the dimensional standards are consistent across all zones south of Washington Street with height restrictions ranging between 2.5 stories or 40 feet and 4.5 stories and 55 feet. The consistent dimensional standards contribute to unifying the neighborhood environment where the allowed uses vary considerably. While the zoning districts south of Washington Street enforce a neighborhood scaled environment, the zoning districts in the Study Area north of Washington Street allow for significantly higher density in the Webster Street Block and Reed Putnam areas. The Cecil Group – TR Advisors – Milone & MacBroom – Language Link Consortium Existing Conditions Evaluation Report 2 FIGURE 1: STUDY AREA The Cecil Group – TR Advisors – Milone & MacBroom – Language Link Consortium Existing Conditions Evaluation Report 3 3. Comparison to Transit Oriented Development Districts – The South Norwalk Study Area’s existing land use and zoning regulations contribute to a neighborhood that contains many of the characteristics of typical Transit Oriented Development districts. The Study Area’s existing mix of uses, which is primarily residential, and the planned high-density developments in the Reed Putnam area are elements consistent with Transit Oriented Development districts. The South Norwalk Study Area differs from typical Transit Oriented Development districts by maintaining a greater industrial and manufacturing land use segment than is usual and the area’s planned high density development projects are located further away (approximately a ½ mile) from the transit center. As currently constituted, the South Norwalk Study Area is functioning as a neighborhood connected to, but not fully capitalizing on, its asset of transit service. The planned developments north of Washington Street will contribute to the Transit Oriented Development district characteristics and, although atypical, if active and well connected the industrial and manufacturing uses could become an employment generator within the Transit Oriented Development district. Plans and Initiatives 1. Previous Plans – A series of previous planning and development studies and initiates related to the South Norwalk neighborhood were reviewed. The relatively high number of recent studies conducted for the South Norwalk neighborhood underscores the City’s focus on South Norwalk and the importance of the neighborhood’s assets. Although the purpose and approach of each study and initiative varied considerably, they were unified in the theme of improving the connection and integration of the South Norwalk Railroad Station with the surrounding